Homes for Sale in Hickman, CA

Hickman is a small farming town a 30-minute drive east of Modesto’s city in Stanislaus County, California. The town sits on the southern bank of the Tuolumne River directly across the city of Waterford. The Hickman real estate market is unique in that it serves primarily mid-range real estate buyers or those looking for a custom-built luxury home. The area offers an ideal bedroom community for professionals and business owners working nearby, looking for a quiet community that’s detached from the large urban city centers. Unlike the neighboring city of Waterford, Hickman’s suburbs offer a more upscale living environment with family-friendly features that are perfect for those looking to move here with their children. Although detached from Modesto, residents are still only a short drive away from the city, making the town an excellent option even for those working in Downtown Modesto.

There’s quite a diverse selection of single-family homes available to buyers considering a purchase in Modesto. The standard home model is mid-priced houses in cul de sac subdivisions priced around the mid $200,000 mark. These homes are excellent deals that help make Hickman one of the best residential markets in the region. You’ll also find larger custom houses that occupy larger lots spread throughout the community. These luxury residences add an extra layer of attractiveness to the town, which home buyers will surely appreciate. If you’re interested in visiting Hickman and looking at available homes for sale, our team is ready to help get you a good deal.

Market Overview

Hickman Real Estate Statistics

Median Home Value


Average Price Per Square Feet


Average Days on Market

18 Days



Home Ownership


Household Income


What's To Love

Hickman is a quiet small town offering beautifully built suburban single-family homes with all the bells and whistles of contemporary residential design. The area is conveniently located to everything you need making it an excellent place for buyers looking to move here with their family.

What's Not To Love

Due to the excellent quality of the residential real estate in Hickman, these homes rarely go on the market, making the area quite limited. If you ever get the chance to buy a home here, you should try to make a good offer to ensure you close the deal.

Is it for me?

Who is this city for

Families looking for a home in the region east of Modesto will find the town of Hickman quite attractive. Residents enjoy the various conveniences of the nearby city of Waterford and are a short drive away from Modesto. Homes offer comfortable living arrangements with several properties coming with spacious home lots and impressive curb appeal. The area also benefits from being detached from most major highways with minimal outside traffic going through the community.

Find Your Home

Latest homes for sale in Hickman

Take the next step

Ready to take the next step?

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Meet the locals

Who Lives in Hickman



Median Age


Elderly Percentage


Associates Degree or Higher


Poverty Rate


Cost of Living Index Score



Things to do in Hickman

Adult Softball League Games

The city features an active softball league that encourages local communities to form teams to compete with their neighbors.

Junior Giants

For younger players, there are multiple age divisions available for kids to compete and have fun.

Modesto City-County Airport

A regional airport providing regular flights to a variety of destinations.

Hillier Air Museum

Historic Air Museum showcasing a collection of functional 1930s and 1940s aircraft.


Schools in Hickman

School NameGradesAdmission
Modesto High School9 - 12Public
Roosevelt Junior High School6 - 8Public
Enslen Elementary SchoolK - 5Public
On the map

Hickman Map

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