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Single Family ResidenceResidential
$687,808$400 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 92How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $500,000 on Sep 1, 2021

450 FOREST HILLS DR

TRACY, CA 95376
3
Beds
2
Baths
1,718 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.19 ac
Lot SizeThe size of the land the home sits on, from county records.
1985
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$688K
$634K low$741K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$500,000 · Sep 1, 2021

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$7,976 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$699,800 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$205,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$494,800
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$728,280
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$594,990

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountySAN JOAQUIN
Lot (acres)The size of the land the home sits on, from county records.0.19
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.Pool W/Hot Tub/Spa

Transaction History(13)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Villalovoz Elementary SchoolD
Elementary · Grades KG–5 · 0.4 mi
M
Williams Middle SchoolB
Middle · Grades 6–8 · 0.4 mi
H
West High SchoolC+
High · Grades 9–12 · 1.1 mi

District: Tracy Unified School District

Neighborhood · ZIP 95376These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.78
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.327

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.2%
PopulationHow many people live in this area.56,829
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.7,048 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$95,138
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$122,213
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.11 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

450 Forest Hills Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 85% of homes in Tracy 95376
  • Costs more per square foot than 92% of homes in San Joaquin County
  • Has a bigger lot than 86% of homes in Tracy 95376

What homes are worth in Tracy 95376

Each bar is how many homes fall in that price range. The marker is this home.

This home
$346K$932K

This home is worth more than 85% of homes in Tracy 95376.

How it measures up in Tracy 95376

The dot is this home. The mark in the middle is the typical home in Tracy 95376.

Estimated value$687,808
CheaperTypical $566,480Pricier

Pricier than 85% of homes nearby

Price per ft²$400
CheaperTypical $345Pricier

Pricier than 79% of homes nearby

Living area1,718 ft²
SmallerTypical 1,605 ft²Bigger

Bigger than 57% of homes nearby

Lot size0.19 ac
SmallerTypical 0.14 acBigger

Bigger than 86% of homes nearby

Year built1985
OlderTypical 1989Newer

Newer than 46% of homes nearby

How 450 Forest Hills Dr ranks against every home in each area.
MeasureThis homeTracy 95376San Joaquin County
Estimated valuepricier than$687,80885% of homes79% of homes
Price per ft²pricier than$40079% of homes92% of homes
Living areabigger than1,718 ft²57% of homes47% of homes
Lot sizebigger than0.19 ac86% of homes72% of homes
Year builtnewer than198546% of homes47% of homes

About 450 Forest Hills Dr

How much is 450 Forest Hills Dr, Tracy, CA worth?

The TopHap Estimate for 450 Forest Hills Dr, Tracy, CA is $687,808 as of Sep 24, 2026. The likely range is $634,402 to $741,214. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 450 Forest Hills Dr, Tracy, CA last sell?

450 Forest Hills Dr, Tracy, CA last sold on Sep 1, 2021 for $500,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

How big is 450 Forest Hills Dr, Tracy, CA?

450 Forest Hills Dr, Tracy, CA has 3 bedrooms, 2 bathrooms, 1,718 square feet of living space and a 0.19-acre lot.

When was 450 Forest Hills Dr, Tracy, CA built?

450 Forest Hills Dr, Tracy, CA was built in 1985, making it 41 years old. The building has 1 story.

What schools serve 450 Forest Hills Dr, Tracy, CA?

450 Forest Hills Dr, Tracy, CA is assigned to Villalovoz Elementary School (elementary), rated D; Williams Middle School (middle), rated B; West High School (high), rated C+. All sit in Tracy Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 450 Forest Hills Dr, Tracy, CA compare to other homes in Tracy 95376?

Among the 13,953 homes in Tracy 95376, it is worth more than 85% of them ($687,808 against a typical $566,480), its price per square foot is higher than 79% of them ($400 against a typical $345), it is bigger than 57% of them (1,718 ft² against a typical 1,605 ft²), its lot is bigger than 86% of them (0.19 ac against a typical 0.14 ac) and it is newer than 46% of them (1985 against a typical 1989). Measured against all of San Joaquin County, it is worth more than 79% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 450 Forest Hills Dr, Tracy, CA?

The 2025 property tax bill for 450 Forest Hills Dr, Tracy, CA was $7,976. The county assessed it at $699,800.

More homes on Forest Hills Dr

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Assigned schools

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