Hi, I'm Peter Balisha, a REALTOR® with eXp Realty of California. I help people buy and sell homes all across Stanislaus County, from Modesto down Highway 99 to Turlock, out to the West Side towns along I-5, and over the county line into Gustine and Los Banos. Each town has its own pace and price points. Pick your city below for local details, or reach out and we'll talk through your plans.
Where I Work
Stanislaus County covers about 1,500 square miles of the San Joaquin Valley and is home to roughly 558,000 people (U.S. Census Bureau 2025 estimate). Here are the communities I serve, each with its own page:
• Modesto: The largest city in the county, with historic areas near downtown and newer neighborhoods to the north and east.
• Turlock: Home to California State University, Stanislaus, right on Highway 99.
• Ceres: Just south of Modesto, with quick access to 99.
• Oakdale: On the Stanislaus River, east of Modesto along Highway 108/120.
• Riverbank: Between Modesto and Oakdale, also along the Stanislaus River.
• Patterson: On the West Side near Interstate 5, including the Diablo Grande area in the hills.
• Hughson: A smaller city surrounded by orchards, east of Ceres.
• Waterford: On the Tuolumne River along Highway 132.
• Denair: An unincorporated community east of Turlock, where Turlock's Amtrak stop is located.
• Keyes: An unincorporated community between Ceres and Turlock off Highway 99.
• Newman: A West Side city near the Merced County line.
• Gustine (Merced County): Just south of Newman on Highway 33.
• Los Banos (Merced County): At the junction of Highways 152 and 165, a route many people use to reach the Bay Area and the coast.
Selling a Home in Stanislaus County
Selling well here starts with pricing for your specific town and street, not a county-wide average. A home in Oakdale and a home in Newman can be the same size and sell very differently. I base pricing on recent comparable sales from the local MLS, not on automated online estimates, and I walk you through what buyers in your area are actually paying for.
From there, we'll put together a plan for prep, photos, marketing and showings, and I'll give you a net sheet so you know roughly what you'd walk away with before you list. Start here:
• What's my home worth?: Get a free, MLS-based valuation.
• Sell with me: See how I market homes and request a net sheet.
Prefer a Cash Offer?
Some sellers want speed and certainty more than top dollar, maybe because of an inherited house, a property that needs work, or a tight timeline. I can help you request cash offers and compare them side by side with what a traditional listing might net you. Cash offers come from buyers, and I can help with properties anywhere, not just in Stanislaus County. Request a cash offer.
Buying a Home in Stanislaus County
Whether you're relocating from the Bay Area, moving across town or buying your first place, I'll help you compare towns on things that matter to you: commute routes (Highway 99, I-5, Highways 108, 120 and 132), lot sizes, home ages, HOA or no HOA, and how each local market is moving.
If you're a first-time buyer, California has state programs that may help with a down payment, through the California Housing Finance Agency (CalHFA). Eligibility rules and funding change, so I'll connect you with a lender who can confirm what you qualify for. See my first-time buyer guide.
Getting to Know the Area
• Highway 99 corridor: Modesto, Ceres, Keyes and Turlock line up along 99, the county's main north-south route. Modesto and Turlock both have Amtrak and Greyhound stops (Turlock's Amtrak stop is in Denair).
• The West Side: Patterson and Newman sit west of the San Joaquin River near Interstate 5. Over time, they've grown from mostly farming towns into commuter communities.
• The river towns: Riverbank and Oakdale sit along the Stanislaus River, and Waterford sits on the Tuolumne.
• Colleges: Modesto Junior College (Yosemite Community College District) is in Modesto, and CSU Stanislaus is in Turlock.
Recent sales: I've helped buyers and sellers close 33 sales across Turlock, Modesto, Merced, Riverbank, Denair, Hilmar, Newman, Gustine and Patterson. Recent ones include a $1,045,000 purchase in Turlock (2023) and a $430,000 sale in Merced (2026).
What clients say
"We can't speak highly enough of our experience with Peter Balisha. We were first-time home buyers with very little knowledge about how to find the right place. ... Peter walked us through every step of the negotiations ... I would recommend Peter to anyone looking to buy or sell their home in Turlock, CA and the surrounding areas."
— Zillow review, Turlock buyer, 2018
"Peter helped me greatly in purchasing my first home. ... He was flexible on meeting and responded to every question I had promptly. Easy to see he cared and always made sure I was comfortable and happy until the keys were in my hand!"
— Zillow review, Turlock buyer, 2018
Frequently Asked Questions
What cities do you cover?
All of the communities listed above, from Modesto and Turlock to Newman, plus Gustine and Los Banos in Merced County. If you're nearby and don't see your town, just ask.
How do you figure out what my home is worth?
I pull recent comparable sales from the MLS for your area and adjust for your home's condition, size and features. I don't rely on automated online estimates.
Do you only help with cash offers in Stanislaus County?
No. I can help sellers request and compare cash offers on properties anywhere.
Are there programs for first-time buyers here?
CalHFA offers statewide programs that may help with down payment and closing costs. A participating lender can confirm whether you're eligible right now.
Let's Talk
Whether you're curious about your home's value or ready to start touring, I'm happy to help. Book a call with me or call or text (209) 620-6328.
Home value · Sell · Cash offer · First-time buyers
Peter Balisha, REALTOR® | CA DRE #01998600 | eXp Realty of California, Inc., CA DRE #01878277 | (209) 620-6328 | https://peterbalisha.expportal.com
Equal Housing Opportunity.