Living in Pheasant Run, Tracy, CA: Key Benefits
A family-oriented suburban neighborhood in California's Central Valley with strong schools and reasonable pricing.
About Pheasant Run in Tracy
Pheasant Run is a suburban neighborhood in Tracy that appeals to families seeking stable home values and proximity to quality schools. Additionally, the area reflects Tracy's broader character as a Central Valley community with strong household incomes, a median age around 32, and roughly 40 percent of households with children. Pheasant Run balances affordability with access to amenities, though residents should expect a car-centric lifestyle typical of the region.
Real Estate Market in Pheasant Run
| Median home price | $623k |
|---|---|
| Year over year change | +3.5% |
| Price per sq ft | $285 |
| Median rent | $2,391 |
| Typical days on market | 28 days |
| Buyer competition | Moderate |
| Walk Score | 38 |
| Transit Score | 23 |
| Bike Score | 47 |
Additionally, pheasant Run homes trade at a median price slightly above Tracy's city median, reflecting the neighborhood's family-oriented appeal and school quality. The market remains competitive but not feverish, with moderate price appreciation year over year.
Buyers in Pheasant Run benefit from less aggressive competition than coastal California markets. Additionally, inspections and appraisals move smoothly; contingencies are negotiable. Expect to encounter multiple offers on well-priced homes in good condition.
Who Thrives in Pheasant Run
Pheasant Run offers entry-level pricing with solid neighborhood fundamentals, appealing to buyers stepping into homeownership for the first time.
Additionally, strong schools like John C. Kimball High and family amenities position Pheasant Run as a natural fit for households with children seeking suburban stability.
Additionally, the 62.7 percent owner-occupancy rate and median rent of $2,391 suggest steady rental demand and appreciation potential in a growing Central Valley market.
While commute times to major job centers are long, the neighborhood's affordability and family-friendly amenities offset limited walk-to-work options for fully remote professionals.
Additionally, the median age of 32 and young family focus mean fewer age-specific amenities, though healthcare services and parks provide baseline quality of life support.
Property Types in Pheasant Run
Additionally, the dominant housing stock, ranging from 1990s tract homes to newer construction with typical suburban finishes.
Lower-entry-point options for first-time buyers and investors seeking lease-up rental potential.
Additionally, select infill and resale phases offer modern layouts and energy-efficient finishes at a modest premium.
Living in Pheasant Run, Tracy
Daily life in Pheasant Run centers on suburban routines: school runs, weekend visits to McCray Family Park or Galli Family Park, and errands at the nearby Safeway or Walmart Supercenter. Additionally, the neighborhood has a walk score of 38, reflecting its car-dependent character; most residents drive for shopping, dining, and work. Moreover, local dining includes Tandoori Pizza, Togo's, and familiar chains; coffee stops like Starbucks and Bottoms Up serve the commute circuit. The community supports active family living with organized youth sports and parks, though entertainment tends to draw residents into downtown Tracy or the broader Bay Area.
- Jack in the Box · 13 min walk
- Togo's · 13 min walk
- Cold Stone Creamery · 13 min walk
- Tandoori Pizza · 14 min walk
- Dunkin' · 14 min walk
- Starbucks · 13 min walk
- Bottoms Up · 17 min walk
- Quickly · 17 min walk
- Starbucks · 23 min walk
- Quickly · 26 min walk
- McCray Family Park · 2 min walk
- Dorlane Thrasher Park · 3 min walk
- Galli Family Park · 5 min walk
- Dr. Ralph Allen Park · 5 min walk
- George Kelly Park · 6 min walk
- Safeway · 15 min walk
- FoodMaxx · 16 min walk
- Walmart Supercenter · 23 min walk
- WinCo Foods · 29 min walk
- Grocery Outlet · 30 min walk
- InShape · 40 min walk
- Lammersville Pioneer School · 21 min walk
- Cinemark Movies 14 · 27 min walk
Schools Near Pheasant Run, Tracy
Pheasant Run falls within Tracy Unified School District boundaries, which operate several well-regarded elementary, middle, and high schools. The neighborhood draws families specifically for access to quality public education and nearby private options.
Elementary Schools
School Score 44.5 with 45% math and 44% reading proficiency
Proximitii 2026School Score 31 with 29% math and 33% reading proficiency
Proximitii 2026School Score 30 with 26% math and 34% reading proficiency
Proximitii 2026School Score 29.5 with 26% math and 33% reading proficiency
Proximitii 2026Middle Schools
School Score 51.5 with 46% math and 57% reading proficiency
Proximitii 2026School Score 43.5 with 40% math and 47% reading proficiency
Proximitii 2026School Score 31 with 25% math and 37% reading proficiency
Proximitii 2026School Score 25.5 with 20% math and 31% reading proficiency
Proximitii 2026High Schools
School Score 52 with 39% math and 65% reading proficiency
Proximitii 2026School Score 48 with 32% math and 64% reading proficiency
Proximitii 2026School Score 12.5 with 10% math and 15% reading proficiency
Proximitii 2026Private Schools Nearby
- West Valley Christian Academy (KG-8) — 17-minute walk
- Bella Vista Christian Academy (PK-8) — 23-minute walk
Feeder pattern: Elementary feeder schools include Louis J. Additionally, villalovoz (44.5 score) and Art Freiler (43.5 score), both preparing students for middle schools like George Kelly Elementary and Art Freiler before feeding to John C. Moreover, kimball High (52 score) or Merrill F. West High (48 score).
Source: Proximitii 2026
Commute from Pheasant Run
Additionally, pheasant Run's location in Tracy positions it as an affordable base for professionals commuting to the greater Bay Area, though public transit is minimal. The 77.4 percent drive rate reflects the Central Valley's automobile dependency.
Additionally, bus service exists via local operators, but schedules are sparse; transit score of 23 reflects limited public transportation. Driving is the practical necessity for most daily commutes.
Neighborhoods Near Pheasant Run
Not sure Pheasant Run is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Pheasant Run
What is the average home price in Pheasant Run, Tracy?
The median home price in Pheasant Run is approximately $623,000, slightly above Tracy's city median of $617,300. Single-family homes typically range from $550,000 to $750,000, depending on age, condition, and lot size. Additionally, townhomes and condos offer entry points closer to $420,000 to $580,000. Prices reflect the neighborhood's appeal to families and quality school access.
Is Pheasant Run a good place to live?
Yes, Pheasant Run suits families and first-time homebuyers seeking a stable, suburban community with strong schools and reasonable affordability. The neighborhood has a median household income of $109,159, a 51.7 percent marriage rate, and 40 percent of households with children, creating a family-oriented environment. The trade-off is car dependency and longer commutes to major job centers; it is not a walkable urban neighborhood.
What schools serve Pheasant Run?
Pheasant Run falls within Tracy Unified School District. Additionally, elementary options include Louis J. Moreover, villalovoz Elementary (score 44.5) and Art Freiler (score 43.5). Middle school feeders include George Kelly Elementary (score 51.5) and Art Freiler. For high school, John C. Kimball High (score 52) and Merrill F. West High (score 48) are the primary public options. Private schools such as West Valley Christian Academy (KG-8) and Bella Vista Christian Academy (PK-8) also serve the area.
Is Pheasant Run safe?
Pheasant Run reflects Tracy's broader safety profile. Additionally, the neighborhood has a poverty rate of 12.9 percent and median age of 32, consistent with stable suburban character. Moreover, crime data should be reviewed on official Tracy Police and neighborhood resources. Relative to California's urban centers, the Central Valley offers reasonable safety, though residents should always verify current crime statistics and neighborhood watch activity.
Who should consider buying in Pheasant Run?
Pheasant Run is ideal for families with school-age children, first-time homebuyers seeking affordability, and investors pursuing stable rental income. The 62.7 percent owner-occupancy rate and median rent of $2,391 indicate healthy demand. Remote workers and retirees may find the neighborhood less appealing due to limited walkability and a younger demographic focus.
What amenities are near Pheasant Run?
Nearby shopping includes Safeway, Walmart Supercenter, and WinCo Foods. Additionally, parks such as McCray Family Park and Dorlane Thrasher Park serve recreation. Moreover, dining options range from Tandoori Pizza to Jack in the Box. In particular, coffee shops include Starbucks and Bottoms Up. Healthcare is supported by Grant Line Pharmacy and Walgreens. Entertainment includes Cinemark Movies 14 in the broader Tracy area. Most errands require driving.
Where this Pheasant Run data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Find Your Home in Pheasant Run, Tracy
Additionally, connect with a local real estate specialist to explore Pheasant Run homes, from family-friendly single-family residences to newer construction options.
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