Waggner Ranch, Davis
Updated June 22, 2026 · 215 residents
Waggner Ranch is a transitional suburban neighborhood in Davis characterized by a mix of residential housing types and proximity to agricultural fields. While the area offers high walkability and abundant green spaces for pets, it experiences significant noise levels from nearby highway traffic.
Key Highlights
About Waggner Ranch
Located in Davis, Waggner Ranch serves as a functional suburban zone that balances high-density residential living with immediate access to open agricultural land. The architectural landscape is diverse, featuring a blend of townhomes, apartment complexes, and mobile home parks. Residents benefit from a comprehensive network of sidewalks and recreational trails, which provide convenient connectivity between housing clusters and local office parks, according to iHuus data. This infrastructure supports a walkable environment that integrates daily living with local commercial amenities.
Prospective residents should note that the area is notably loud due to consistent road traffic, which impacts acoustic comfort. While the neighborhood offers good air quality and pet-friendly green buffers, it is situated near an EPA Superfund site, necessitating awareness of local environmental conditions. The area is served by the Davis Joint Unified School District, though potential residents should consider the trade-offs regarding noise and environmental proximity when evaluating the neighborhood for long-term living.
Neighborhood Scores Across 15 Qualities
Residential spacing is moderate with some buffer between neighbors, sitting slightly above the Davis average. According to iHuus data, density varies across the area as some housing types are more tightly packed than others.
Residential clusters are connected to commercial and office parks via a sidewalk network and interior paths. While safe crossings are available, the area is less walkable than the Davis city average.
Residential views consist of uniform tract housing and dense apartment complexes with modest yard spaces. This level of visual variety is slightly below the Davis city average according to iHuus data.
Abundant green buffers and recreational trails bordering residential zones provide ample space for pets. While highly accessible for pet owners, this area is slightly below the Davis average for dog friendliness.
Residential areas feature a mix of high-density housing and office parks situated near agricultural fields. This balance of suburban development and open land is consistent with the city average according to iHuus data.
Social hubs and dining options sit alongside quiet, rural landscapes and open spaces. This area offers a blend of suburban activity and serene patches that is slightly lower than the Davis average according to iHuus data.
Frequent acoustic disturbances from nearby railroad lines and major freeway traffic characterize this area. According to iHuus data, these noise levels are notably higher than the Davis city average.
Air quality is consistently good with rare instances of elevated readings. This level of air cleanliness is typical for the Davis area according to iHuus data.
Light industrial and commercial units are present alongside residential areas. While the immediate neighborhood lacks visible heavy industry, nearby EPA Superfund site activity may present potential soil or waste-related considerations according to iHuus data.
Health insurance accessibility is notably lower here than the Davis average, according to iHuus data. Residents may find fewer neighbors with consistent medical coverage compared to the rest of the city.
Political leanings in this area are predominantly liberal, though this reflects a slightly less progressive leaning than the broader Davis community.
A majority of residents are young adults, with fewer families and seniors compared to the Davis average. According to iHuus data, the area has a notably younger age profile than the rest of the city.
Flood risk in this area is significantly higher than the Davis average. Residents should anticipate much greater vulnerability to inundation and potentially higher insurance premiums according to iHuus data.
Block-Level Insights for Waggner Ranch
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| Dimension | Waggner Ranch | Adams Terrace |
|---|---|---|
| 🚶 Walkabilityavg 9.47 | ||
| 🔊 Acoustic Comfortavg 4.41 | ||
| 🤫 Privacy Indexavg 5.8 | ||
| 🎨 Visual Appealavg 7.21 | ||
| 🐕 Dog Friendlinessavg 8.49 | ||
| 🗺️ Urban-Rural Indexavg 6.91 | ||
| ✨ Neighborhood Vibeavg 5.48 | ||
| 🏥 Health Insurance Coverageavg 8.51 | ||
| 🌿 Air Qualityavg 8 | ||
| 🏭 Industrial Proximityavg 7.1 | ||
| 🌊 Flood Safetyavg 5.58 | ||
| 🗳️ Ideological Leanavg 9.76 | ||
| 👥 Population Age Profileavg 4.21 | ||
| 🔥 Fire Safety | ||
| 🏫 School Quality |
Waggner Ranch Rankings
School Districts Serving Waggner Ranch
Davis Joint Unified School District is a premier academic organization characterized by top-tier performance metrics and high community engagement. While the district maintains a robust portfolio of schools—including several 10/10 elementary and high-performing secondary campuses—it is currently navigating a period of fiscal adjustment due to declining enrollment and budget gaps. Despite these challenges and community concerns regarding the 'high pressure' academic culture and special education staffing, the district demonstrates strong operational health through successful facility modernizations and proactive curriculum updates. It remains a 'Solid/Stable' choice for families, offering a high-quality public education that rivals private institutions, supported by a taxpayer base that continues to fund significant capital improvements.
Schools
School Insights for Waggner Ranch
Below average outcomes; significant attendance and academic challenges.
School Insights
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