Why Buyers Love Evergreen, Tracy, CA
Additionally, A suburban neighborhood balancing affordability, family amenities, and convenient access to Tracy's growing job market.
About Evergreen in Tracy
Evergreen in Tracy attracts first-time homebuyers and growing families seeking a balance of affordability, solid schools, and suburban convenience. The neighborhood's median home value of $455,233 sits well below Tracy's city average of $617,300, creating genuine opportunity for buyers priced out of coastal California. With 39.1% owner occupancy and a household median income of $89,264, Evergreen reflects a stable, working-professional demographic that values schools, parks, and straightforward suburban living.
Real Estate Market in Evergreen
| Median home price | $455k |
|---|---|
| Year over year change | Data pending |
| Price per sq ft | $195 to $220 |
| Median rent | $1,858 |
| Typical days on market | 18 to 25 days |
| Buyer competition | Moderate |
| Walk Score | 65 |
| Transit Score | 28 |
| Bike Score | 55 |
Evergreen represents realistic entry-point pricing in the broader Tracy market. Homes move steadily rather than competitively, giving buyers time to inspect and negotiate.
Evergreen attracts multiple offers on well-maintained, school-zoned homes, but properties requiring cosmetic work often linger. Inspect thoroughly and lead with financing certainty and a reasonable closing timeline.
Who Thrives in Evergreen
Evergreen's median price of $455k and entry-level inventory make it a natural choice for first-time buyers looking to build equity without stretching finances.
Additionally, 35.8% of residents have children; the neighborhood's schools (Primary Charter, Discovery Charter, Millennium Charter) and parks create an established family infrastructure.
Additionally, below-city-average pricing and stable rental demand ($1,858 median rent) appeal to buy-and-hold investors, though appreciation upside is moderate.
Additionally, car dependency (77.9% commute by vehicle) suits remote workers who need occasional access to downtown Tracy, but transit options remain limited.
Additionally, quiet, car-friendly streets and proximity to Sutter Tracy Community Hospital and local medical services make Evergreen accessible for empty nesters.
Property Types in Evergreen
Dominant housing type; typically 3 to 4 bedrooms built between 1990 and 2010.
Smaller supply; often appeal to downsizers and first-time buyers seeking lower maintenance.
Limited new development; infill projects occasionally appear on larger lots.
Living in Evergreen, Tracy
Daily life in Evergreen revolves around school runs, weekend parks, and suburban predictability. Additionally, residents walk to World Coffee House or Central Coffee Co. Moreover, for morning coffee, catch a game at Fine Family Park or Ritter Family Ball Park, and shop at Safeway or Grocery Outlet without venturing far. The neighborhood's walk score of 65 means most errands require a short drive, but essential services cluster nearby, reducing friction for families balancing work and parenting.
- Morgan Territory Brewing · 15 min walk
- Dhaba Indian Cuisine · 16 min walk
- McDonald's · 16 min walk
- Taqueria Los Altos · 16 min walk
- Carl's Jr. · 18 min walk
- World Coffee House · 18 min walk
- Barista's · 19 min walk
- Central Coffee Co. · 23 min walk
- Starbucks · 29 min walk
- Lincoln Park · 10 min walk
- Fine Family Park · 13 min walk
- Ritter Family Ball Park · 17 min walk
- El Pescadero Park · 17 min walk
- Dr Powers Park · 21 min walk
- Grocery Outlet · 25 min walk
- La Plaza Market · 29 min walk
- Gold Star Market · 34 min walk
- Safeway · 40 min walk
- Building K · 13 min walk
- InShape · 36 min walk
- Tracy Historical Museum · 15 min walk
- Emma M Baumgardner Theatre · 15 min walk
- Grand Theatre · 22 min walk
- Grand Theatre Center for the Arts · 23 min walk
Annual events: Tracy Arts Festival, Tracy Historical Museum seasonal exhibitions, Emma M Baumgardner Theatre community performances
Schools Near Evergreen, Tracy
Education is a primary draw for Evergreen families. Primary Charter (59.5 rating, KG-4) and Discovery Charter (44.5 rating, 5-8) serve the neighborhood's younger students, while Millennium Charter (54.5 rating, 9-12) provides a strong secondary option.
Elementary Schools
School Score 59.5 with 62% math and 57% reading proficiency
Proximitii 2026School Score 31 with 28% math and 34% 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 44.5 with 36% math and 53% reading proficiency
Proximitii 2026School Score 25.5 with 20% math and 31% reading proficiency
Proximitii 2026School Score 22.5 with 19% math and 26% reading proficiency
Proximitii 2026High Schools
School Score 54.5 with 37% math and 72% reading proficiency
Proximitii 2026School Score 50 with 50% math and 50% reading proficiency
Proximitii 2026School Score 50 with 50% math and 50% reading proficiency
Proximitii 2026School Score 48 with 32% math and 64% reading proficiency
Proximitii 2026Private Schools Nearby
- Tracy Sda School (KG-8) — 7-minute walk
- St Bernards Catholic School (PK-8) — 12-minute walk
- Bella Vista Christian Academy (PK-8) — 25-minute walk
Feeder pattern: Most residents feed into Discovery Charter for middle school and Millennium Charter for high school, creating continuity for families valuing consistent school philosophy.
Source: Proximitii 2026
Commute from Evergreen
Additionally, evergreen's location near Tracy's central employment hub minimizes commute friction for office workers. The neighborhood sits 5 to 7 minutes from downtown Tracy employers and approximately 12 minutes from major industrial parks to the south.
Additionally, transit score of 28 reflects limited local bus coverage; car ownership remains essential for most residents.
Neighborhoods Near Evergreen
Not sure Evergreen is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Evergreen
What is the average home price in Evergreen, Tracy?
The median home price in Evergreen is $455,233, significantly below Tracy's city median of $617,300. Price per square foot typically ranges from $195 to $220 depending on condition and year built. This pricing advantage makes Evergreen attractive for first-time buyers and families upgrading from rentals, though it reflects lower land values and less recent construction compared to newer Tracy developments.
Is Evergreen a good place to live?
Yes, Evergreen suits families and first-time buyers prioritizing affordability, schools, and suburban stability. The neighborhood's 50.2% marriage rate and 35.8% child population signal family-oriented households. However, car dependency (77.9% commute by vehicle) and walk score of 65 mean you'll rely on a vehicle for most shopping and dining, so it's less ideal for those seeking walkable urban life.
Which schools serve Evergreen neighborhoods?
Primary Charter (rated 59.5) and Discovery Charter (rated 44.5) serve elementary and middle grades, while Millennium Charter (rated 54.5) handles high school. All three are well-regarded within Tracy's school landscape. Families also consider traditional public options like Louis A. Bohn Elementary (31 rating) and Merrill F. West High (48 rating) depending on enrollment and program fit.
Is Evergreen a safe neighborhood?
Evergreen maintains typical suburban Tracy safety profiles with police presence and neighborhood watch participation. Additionally, the median age of 31.3 and stable owner-occupied housing (39.1%) contribute to a secure, family-oriented environment. As with any California neighborhood, review specific crime data with local law enforcement and your realtor.
Who should move to Evergreen?
Evergreen appeals to families with children, first-time homebuyers, and downsizers seeking affordable, school-strong neighborhoods. The 50.2% married population and family-oriented infrastructure make it ideal for couples and multi-child households. Remote workers benefit if they drive occasionally; full-time remote work stacks well with Evergreen's quieter, car-centric environment.
What nearby amenities does Evergreen offer?
Residents enjoy quick access to Lincoln Park, Fine Family Park, and Ritter Family Ball Park for outdoor recreation. Additionally, shopping and dining cluster around nearby Safeway, Grocery Outlet, Morgan Territory Brewing, and Dhaba Indian Cuisine, all within 2 to 5 minutes by car. The Grand Theatre Center for the Arts and Tracy Historical Museum provide cultural options for weekend outings.
Where this Evergreen 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.
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