California Dreaming: A Local Expert's Guide to the Top Affordable Neighborhoods for Renting in Modesto

If you’re looking for that California sweet spot between affordability and livability, then Modesto just might be the match you’ve been looking for. Nestled right in the heart of California’s beautiful Central Valley, Modesto brings a little bit of everything to the table.

You’ve got green suburban streets and a lively downtown, plus plenty of outdoor adventure access. And best of all, you get those things without the hefty rent prices you’ll find throughout the Bay Area. Modesto’s neighborhoods collectively range from historic and charming to modern and accessible, all within easy access to everything you need.

Current Rental Pricing for Apartments for Rent in Modesto, CA

I’m Shannon, your ApartmentHomeLiving.com Local Expert for Modesto, California, and I’m here to help you find the right budget-friendly neighborhood for you. Let’s dish on a few of my personal favorites, each with its own personality and reasons to call it home.

1. Bret Harte

If you’re in the market for comfortable homes and affordable apartments in Modesto that still keep you close to the action, you’ll definitely want to take a look at Bret Harte. It sits just south of downtown, right along Crows Landing Road, so you’re right next door to some of my favorite local taquerias, family-run markets, and other locally-owned businesses.

The homes here are mostly modest single-family homes and duplexes, with many of the residents having lived here for years. Bret Harte is a great place to be if you’re looking for seamless commuting, as well. Downtown Modesto is just 10 to 15 minutes away, so you’re never far from a wealth of great places to run errands or enjoy a nice weekend drive.

2. Downtown Empire

Downtown Empire is another of the more affordable corners of the Modesto area that beautifully blends city-grade convenience with charming small-town atmosphere. This is the type of community where time really does seem to move a little slower. Picture neighbors chatting happily over fences and families out for strolls together.

You’re close to Modesto’s downtown – about 10-15 minutes by car – but also far enough away for home base to be quiet and peaceful. Downtown Empire is also well-served by a network of local parks and schools, including long-time neighborhood anchor, Empire Elementary.

If you’ll be renting, expect a mix of single-family homes, small apartment buildings, and duplexes. The accommodations here are comparatively older, but they’re also well-loved and cared for.

3. West Side Modesto

Sprawling and affordable, with a lot more nearby green space than you might otherwise expect – that’s West Side Modesto in a nutshell. Examples include sports fields, local parks, and community centers, all of which add to the neighborhood’s appealing blend of essential modern convenience and old-school Central Valley personality.

West Side Modesto is highly residential and very diverse, with plenty of apartments, duplexes, and small family homes to choose from. You’re also about 15-20 minutes away from downtown, as well as major roadways like Carpenter Road and Highway 132. However, the cost of living here remains comparatively lower than in newer suburban areas.

4. University

Looking for affordable housing in Modesto that brings a nice helping of college-town energy to the table? Make sure you explore your options in the University neighborhood. It’s near both Modesto Junior College and the Gallo Arts Center area, but it’s also quiet with plenty of features (like green tree-lined streets) to enjoy.

You’ll find a wide range of different homes tucked neatly away between the local parks and schools, as well – everything from intimate apartment complexes to appealing mid-century family homes. Proximity to local cultural and educational spots attracts a variety of different folks, including young professionals and students.

Car commutes are short – within 10 minutes, in most cases. Plus, you’ll find easy bus access along College Avenue and Tully Road, making University an appropriate place to pursue car-free living.

5. Bystrom / Riverside Heights

Looking for a quiet spot to settle that has a touch of rural edge to it? The Bystrom and Riverside Heights region of Modesto is tucked away right near the Tuolumne River. It’s peaceful and quiet there, making it a great place to live if you prefer space and quiet to the hustle and bustle you’ll find elsewhere.

Its location means rents are typically lower than the city average, with a mix of duplexes, apartments, and single-family homes to choose from. Many options come with larger yards and plenty of room to spread out. (I personally love a nice morning or evening walk by the river here.)

Downtown is about 20 minutes away by car, but most residents feel the atmosphere and affordability more than make up for the distance.

6. Shackelford / South Modesto

Open to living someplace that’s packed with color, culture, and truly satisfying community spirit? Don’t sleep on South Modesto (particularly the Shackelford area) if you’re in the market for a new place to hang your hat.

This neighborhood is famous for its Latinx roots, lively festivals, and wonderful local businesses. (I’m a big fan of the restaurants here.) Homes are smaller and include older apartments and even a few mobile home communities.

Out-of-town travel is convenient, as the Modesto City-County Airport is right nearby. Commutes to downtown are just 10-15 minutes, and there are plenty of transit routes connecting most of the area. And if you’re looking for a fantastic place to spend a free afternoon? Be sure to check out the 7th Street Flea Market. It’s one of my favorite things to do when I’m in Modesto.

7. Del Rio

Del Rio is another fantastic place to look for affordable housing in Modesto, as it sits further out along the city’s northern reaches. This is a peaceful neighborhood characterized by large lots, wider streets, and a pleasant atmosphere I’d personally describe as “city-meets-country.”

You won’t find a lot of big shopping centers or similar venues here. You will find plenty of smaller parks, amazing local eateries, and scenic places to enjoy a weekend drive. Commutes to downtown take about 20 minutes on average, but you get a lot more space for your buck here, which more than makes up for it.

8. Southeast Modesto

If affordability is your absolute top priority above all else, you need to know about Southeast Modesto, as it’s the kind of neighborhood that quietly surprises you. You’ll find lots of modest but affordable apartments, as well as single-story ranch homes. This isn’t the sort of neighborhood with a trendy café on every corner, but it is filled with calm streets and friendly people.

Southeast Modesto is generally a good fit for those who don’t mind driving a little further for shopping, work, or errands, as it’s about a 20-minute commute to downtown. Also, public transportation is available, but it can be infrequent compared to some of the central neighborhoods.

9. Riverside Heights

Overlapping slightly with Modesto’s Bystrom area, Riverside Heights is noteworthy for its proximity to the water, as well as its beautiful, quiet streets. You’ll even find relatively affordable housing here that comes complete with a view of the Tuolumne River. Think relaxed, quasi-rural living without actually being outside city limits.

Housing here is a little older – mostly 50s- and 60s-era – but rent prices reflect that. It’s also really nice and quiet here, so it’s no wonder residents consider Riverside Heights something of a hidden gem. The peace is definitely a solid trade-off for the longer commute and sparser access to nearby conveniences.

10. Sunset Boulevard / Outer Southwest Bystrom

Sunset Boulevard and Outer Southwest Bystrom lie on the further southwestern edge of Modesto, so they both strike a nice balance between affordability and irresistible open space. For example, you’ll find small apartment complexes and modest homes spread neatly along generous, calm streets.

Transit coverage is relatively sparse, so you’ll need a car to facilitate your best, most convenient life. But central Modesto is a clean, straight shot away via either Highway 132 or Crows Landing. The rents here are also among the lowest in the entire area, so it’s a solid place to look if commuting isn’t an issue.

Modesto may not be as glamorous as some of California’s better-known coastal cities, but it’s an incredible place to set up shop and build a life. Homes are comfortable, and the city is filled with wonderful people who never fail to make me feel right at home when I’m in town. Plus, you get unlimited access to California’s trademark sunshine, diversity, and charm at a discount.

Definitely take a drive and get to know the locals while you’re evaluating your options, because they’re the best part of living here, in my opinion. In Modesto, there’s plenty of room for everyone!