Living in Quail Meadows, Tracy: Suburban Comfort & Family Appeal
Additionally, A car-dependent but affluent neighborhood in Tracy's eastern corridor, popular with families and established households.
About Quail Meadows in Tracy
Quail Meadows is a well-established residential neighborhood in Tracy where median home values hover around $656,320 and household incomes average $141,362, significantly above both the city and regional norms. Additionally, the area draws families and professionals seeking newer construction and quality schools, though it demands a car for nearly everything; walkability here is minimal (walk score of 27), and transit options are sparse. What the neighborhood trades in convenience, it gains in stability, good bones, and a community where nearly 78 percent of homes are owner-occupied.
Real Estate Market in Quail Meadows
| Median home price | $656k |
|---|---|
| Year over year change | Stable |
| Price per sq ft | $285 to $310 |
| Median rent | $2,373 |
| Typical days on market | 22 to 28 days |
| Buyer competition | Moderate |
| Walk Score | 27 |
| Transit Score | 18 |
| Bike Score | 47 |
Additionally, quail Meadows commands a premium within Tracy's market, reflecting its family reputation and newer home stock. Homes sell steadily here, with little inventory pressure.
Offers typically need to be clean and swift; inspection contingencies are common but appraisal gaps are modest. Pre-approval and proof of funds matter in this bracket.
Who Thrives in Quail Meadows
Additionally, quail Meadows offers solid entry-point homes in the $600k range with newer finishes and established neighborhoods, though you'll need strong down-payment reserves given the price floor.
Additionally, top-rated schools like Monticello Elementary and John C. Kimball High, plus parks such as Bailor Hennan Park and Harvest Park, make Quail Meadows a natural home for households with school-age children.
Additionally, consistent rental demand (median $2,373/month) and low vacancy in affluent suburbs like this support a steady cash-flow play with 3 to 4 percent annual appreciation.
The neighborhood's car dependency is less of a burden if you work from home, though you'll still need reliable internet and gas money for errands and occasional commutes.
Additionally, quiet streets, good home equity potential, and proximity to healthcare (South Tracy Dental Care, Walgreens) and grocery options (Safeway, Raley's) suit downsizing or relocating retirees.
Property Types in Quail Meadows
The dominant property type; typically built 1990s-2010s with 3 to 4 bedrooms and small yards.
Scattered throughout; appeal to downsizers and first-time buyers seeking lower maintenance.
Infill and newer subdivisions command premiums; appeal strongly to move-up buyers.
Living in Quail Meadows, Tracy
Daily life in Quail Meadows revolves around driving. The neighborhood's walk score of 27 reflects its car-first design: morning runs to Starbucks or Peet's Coffee, grocery trips to FoodMaxx or Safeway, and weekend outings to Bailor Hennan Park or the Tracy Holiday Light Show. Dining options span casual chains like Mountain Mike's and Pho Minh Long, while fitness is served by InShape. The community is quiet and suburban, popular with families who prioritize schools and safety over urban buzz.
- Mountain Mike's · 19 min walk
- Cafe Dazzling · 19 min walk
- Pho Minh Long · 19 min walk
- Menchie's · 19 min walk
- Papa Murphy's · 19 min walk
- Starbucks · 23 min walk
- Peet's Coffee · 36 min walk
- Starbucks · 37 min walk
- Barista's · 38 min walk
- Central Coffee Co. · 39 min walk
- Bailor Hennan Park · 1 min walk
- Harvest Park · 5 min walk
- Marlow Brothers Park · 8 min walk
- J. Kingsley Chadeayne Park · 8 min walk
- FoodMaxx · 19 min walk
- Save Mart · 20 min walk
- Safeway · 24 min walk
- Grocery Outlet · 31 min walk
- Raley's · 36 min walk
- InShape · 22 min walk
- Tracy Holiday Light Show · 34 min walk
- Grand Theatre Center for the Arts · 38 min walk
- Grand Theatre · 39 min walk
Annual events: Tracy Holiday Light Show, Grand Theatre performances, seasonal farmers markets
Schools Near Quail Meadows, Tracy
Additionally, quail Meadows feeds into respected Tracy Unified schools with solid test scores and stable enrollment. The neighborhood's 33.7 percent of households with children underlines its family-oriented character.
Elementary Schools
School Score 64.5 with 62% math and 67% reading proficiency
Proximitii 2026School Score 47 with 42% math and 52% reading proficiency
Proximitii 2026School Score 44.5 with 45% math and 44% 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 47 with 43% math and 51% reading proficiency
Proximitii 2026School Score 31 with 25% math and 37% 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) — 22-minute walk
- Montessori School Of Tracy (PK-KG) — 24-minute walk
- Bella Vista Christian Academy (PK-8) — 39-minute walk
Feeder pattern: Elementary feeders include Monticello Elementary (score 64.5) and Louis J. Additionally, villalovoz Elementary (44.5); middles flow to Earle E. Moreover, williams Middle (31); high school placement is John C. Kimball High (52) or Merrill F. West High (48).
Source: Proximitii 2026
Commute from Quail Meadows
Additionally, quail Meadows is suburban and car-dependent; 70.2 percent of commuters drive alone. Transit is minimal (transit score 18), so plan around your car or a carpool.
Additionally, local bus service exists but is sparse; Amtrak connections are available at Tracy Station for Bay Area commutes, though most residents rely on private vehicles.
Neighborhoods Near Quail Meadows
Not sure Quail Meadows is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Quail Meadows
What is the average home price in Quail Meadows, Tracy?
The median home value in Quail Meadows is approximately $656,320, reflecting its position as one of Tracy's more affluent neighborhoods. Single-family homes typically range from $580k to $780k, while condos and townhomes are generally $480k to $620k. Prices have remained stable over the past year, with modest annual appreciation expected in this mature suburban market.
Is Quail Meadows a good place to live?
Quail Meadows is excellent for families and established professionals who prioritize quality schools, quiet streets, and home equity. Additionally, the median household income of $141,362 and owner-occupancy rate of 77.8 percent signal stability and investment commitment. The trade-off is car dependency; walkability is minimal, so you'll need reliable transportation for daily errands.
What schools serve Quail Meadows?
Monticello Elementary (score 64.5, KG-4) and Louis J. Additionally, villalovoz Elementary (44.5, KG-5) are primary feeders, along with Earle E. Moreover, williams Middle (31, 6-8). High school students typically attend John C. Kimball High (52, 9-12) or Merrill F. West High (48, 9-12). All schools are within 5 to 10 miles and serve a broad cross-section of Tracy families.
Is Quail Meadows safe?
Crime rates in Quail Meadows are well below the state average. Additionally, the neighborhood's low poverty rate (4.7 percent), high owner-occupancy, and strong community presence contribute to its reputation as a secure, family-friendly area. Like all neighborhoods, property crime occurs, but violent crime is rare.
Who is Quail Meadows best suited for?
Additionally, quail Meadows is ideal for families with school-age children, move-up buyers seeking equity growth, and professionals who can absorb car-dependent living. It appeals less to young singles, transit enthusiasts, or those who prioritize walkability and urban amenities over suburban comfort and schools.
What amenities are near Quail Meadows?
The neighborhood is close to FoodMaxx, Safeway, and Raley's for groceries; Bailor Hennan Park, Harvest Park, and Marlow Brothers Park for recreation; and cafes like Starbucks and Central Coffee Co. Additionally, for daily errands. Healthcare options include South Tracy Dental Care and Walgreens. Most require a short drive rather than a walk.
Where this Quail Meadows 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 Quail Meadows
Whether you're a growing family or an investor seeking stable suburban cash flow, Quail Meadows offers quality homes, strong schools, and an established community ready for your next chapter.
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