Affordable Starter Homes with 2+ Beds for Sale in Atwater, California Under $400K
There are 12 single family homes for sale in Atwater, CA, with 2 to 3 bedrooms, 2 bathrooms, and 806 to 1,692 square feet of living space. Displayed asking prices range from $325,000 to $395,000, and build years from 1938 to 1990. The largest, at 729 Mulberry Avenue, offers 3 bedrooms and 1,692 square feet for $395,000.
Atwater sits along Highway 99 in central Merced County, with the city of Merced only about ten minutes north. The older neighborhoods near downtown and along Broadway hold many single-story homes from the 1950s and 1960s on quiet grid streets. Castle Airport, the former Air Force base near town, anchors a large share of the local job market.
Atwater High School and the nearby elementary campuses serve these streets, and UC Merced is a short drive north. Highway 99 runs south toward Fresno and north toward Modesto for regional work trips. Yosemite National Park is under two hours by car, which keeps mountain and valley day trips within easy reach.
Homes in this collection
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Buying in Atwater
The questions buyers ask us most about this collection.
Is Atwater a good place for first-time buyers in Merced County?
Atwater is often considered by first-time buyers because it offers lower entry prices than many Central Valley cities while staying close to Merced. Buyers typically look at older single-story homes near downtown and along the Highway 99 corridor. A home inspection that checks the roof, foundation and older plumbing is a sensible step for homes built in the 1950s and 1960s.
How far is Atwater from Merced and UC Merced?
Merced is about ten minutes north of Atwater by car, so residents can reach its shops, offices and medical services easily. UC Merced is also a short drive north, which makes the area convenient for university staff and students. Commutes can slow during peak hours on the main roads, so test the route at rush hour before buying.
What is the commute from Atwater to Fresno or Modesto?
Highway 99 runs south toward Fresno and north toward Modesto, making it the main route for regional work trips. Drive times depend on traffic and the time of day. Buyers who commute should drive the route at the hours they expect to travel.
Are there good schools near Atwater?
Atwater High School and the local elementary campuses serve many of the neighborhoods near town. School boundaries can differ from one street to the next, so check the assignment for any specific address with the district before making an offer. Buyers with children often do this first.
What should buyers check in older homes in Atwater?
Many homes in the older neighborhoods were built in the 1950s and 1960s, so the roof, electrical panel, plumbing and foundation deserve close inspection. Ask for sewer line and water heater history as well. An early inspection helps buyers plan repairs within their budget.
What is there to do outdoors near Atwater?
Yosemite National Park is under two hours by car, which makes it a realistic day trip or weekend destination. Local parks and the Merced River area offer walking and family outings closer to home. Residents often combine these trips with a visit to downtown Merced.