Photo: Armaced at English Wikipedia · CC BY-SA 3.0765 homes sold in Manteca in the last year, at a typical $594K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Manteca homes are listed.
Every place Manteca homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Manteca.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
1% of Manteca’s sales are condos, at $315K less than a house
741 houses and 10 condos sold in the year to May 2026. Condos sell faster and draw more bidding wars.
typical sale · 741 sold in 12 months
- Per square foot
- $305CA $494
- Days to sell
- 50
- Sold over asking
- 27%
- Listings with a price cut
- 31%
typical sale · 10 sold in 12 months
- Per square foot
- $261CA $561
- Days to sell
- 41
- Sold over asking
- 50%
- Listings with a price cut
- 39%
Multi-family (2–4 units): 13 sold, typical $524K
Townhouses: 1 sold, typical $645K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2022, at 1.7 times the 2016 price
765 sales in the last year, against 1,148 in 2021 and a low of 757 in 2024. The typical sale went from $347K in 2016 to $594K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $600K buys in Manteca
Check a listing against what Manteca homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Manteca are rarer than before the pandemic, and more homes are for sale
We read every month of Manteca’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 765 sales.
If you’re buying in Manteca
- Shop in September. It brings about 95 new listings a month, close to the busiest month, with fewer bidding wars (41% over asking).
- Some room to negotiate. 31% of listings cut their price, about as many as before the pandemic.
- Bid near asking. Buyers paid 98.5% of the list price on average; 27% paid over.
- You’ll usually have time. Only 25% of homes go under contract within two weeks; the typical one takes 50 days.
Summer brings the homes; spring brings the bidding wars
August has the most new listings (about 108 a month), but May is the most competitive: 49% of May sales close over asking. December has the least competition (37%) but only about 50 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than California
| Manteca now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 27% | 38% | 74% | 36% |
| Gone within two weeksShare of homes under contract within 14 days | 25% | 42% | 66% | 31% |
| Listings with a price cutShare of homes for sale that cut their price | 31% | 31% | 19% | 24% |
| Price paid vs. askingAverage sale price ÷ list price | 98.5% | 99.7% | 103.8% | 99.7% |
| Days to sellMedian days from listing to contract | 50 | 22 | 9 | 44 |
234 homes for sale on a typical day
That’s 3.5 times the 2021 low (67) and 89% more than in 2017–19.
1 in 3 listings has cut its price
31% in the last year, against 31% in 2017–19 and 24% across California.
Since 2019, houses are up 42%, condos 18%
A house typically sold for $598K in the last year (741 sales), a condo for $283K (10).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Manteca ranks 417th of 555 busy California markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Manteca is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Manteca home costs about $3,462 a month
Price: Manteca’s typical sale, last 12 months. Property tax at Manteca’s 0.7% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Manteca is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in August
The month with the most choice. December has the fewest, about 50.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $594K home, about $4,350 a year.
Taxes vs. neighborsSchools
The schools grade for Manteca, from test results, graduation and how much students grow.
Schools in MantecaCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
No busy market nearby sells for less a square foot
The busier markets within 25 miles of Manteca, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Manteca | 765 | $594K | $304 | 27% | 50 |
| Lathrop | 402 | $697K | $300 | 20% | 69 |
| Garden Acres | 126 | $480K | $328 | 22% | 66 |
| Ripon | 116 | $694K | $349 | 22% | 35 |
| Salida | 83 | $492K | $313 | 39% | 34 |
| Escalon | 55 | $551K | $327 | 25% | 37 |
| August | 42 | $330K | $338 | 36% | 57 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Manteca, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Manteca. People who follow the town see it, and so do people comparing Manteca with their own town. No commission, no listing fee.
Questions about buying a home in Manteca
What do homes sell for in Manteca, CA?
765 homes sold in the year to May 2026 at a typical $594K, $304 a square foot. Houses sold for about $598K, condos for about $283K.
Is Manteca a buyer’s or seller’s market?
A balanced market: 220 homes were for sale in May 2026 and 55 sold, about 4 months of supply. Buyers paid 98.5% of asking on average, and 31% of listings cut their price.
When is the best time to buy in Manteca?
August brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Manteca?
About 0.7% of a home’s value a year. On a $594K home that’s near $4,350.
Where can I see homes for sale in Manteca?
Zillow, Redfin, Realtor.com and Homes.com all carry Manteca’s MLS listings; the search links above open each one filtered to Manteca.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).