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$1,056,000
225129765 MLS
32.00 gross acres of open cropland located just 1.5 miles east of Modesto in a highly desirable rural-residential area. Surrounded by established ranchettes and country estates, this property offers an ideal setting for developing a custom home or small ranch operation. Irrigation water supplied by Modesto Irrigation District (MID) via surface flood delivery, supplemented by a private agricultural well. Utilities (electricity) available through MID. Excellent opportunity to enjoy the benefits of rural living with convenient access to schools, shopping, and city amenities.

Bent Road, Modesto

Listing courtesy of Terra West Group.

$1,850,000
225127109 MLS

101 College Avenue, Modesto

Listing courtesy of Rand Commercial Properties.

$978,059
3 Beds ⋅ 1 Baths ⋅ 1,395 SqFt. ⋅ 225124520 MLS
Beautiful home in a country setting featuring 3 bedrooms, 2 bathrooms, and sq. ft. of living space on a 2.75-acre lot. The property includes a barn and a work shed in the 2,000 back, plus recent updates for comfort and functionality. One bathroom updated. New A/C installed in July of this year Study room can be used as a 4th bedroom, laminated wood flooring. Laminated flooring in the kitchen, primary suite, living room, and one additional room Zoning District: Industrial Business Park. Outbuildings: barn and work shed. A great opportunity for buyers looking for space, versatility, and a rural feel with convenient outbuildings.

306 Fransil Lane, Turlock

Listing courtesy of HomeSmart PV & Associates.

$1,195,000
4 Beds ⋅ 2 Baths ⋅ 2,160 SqFt. ⋅ 225120664 MLS
Very nice, remodeled home, Country living close to Riverbank nice clean home in Oakdale. Great opportunity to own your own home with a pool in a clean 3-acre ranch with solar and lots of upgrades. This home has a shop and a pad for an additional ADU. Lots of room for all your toys.

5931 Claribel Road, Oakdale

Listing courtesy of Infinity Financial & Realty.

$3,650,000
225116177 MLS
100 acres of Almonds with 2 Sources of Water. Trees were planted in 2007 with Nonpareils-25%, Monterey-50%, and 25% Fritz-25%. CCID Water District with pumping water from Booster Propane Pump. Booster Pump is delivering at Approx 750gpm using Double Line Drip that Irrigates in One Set. Also, there's Micro Sprinkler System that irrigates in 2 sets. Also, 400 foot Well hole dug that's ready to set a new Pump which was developed to 1500gpm. Great soils and Historical Production. Call for additional details and/or a private showing of this ranch!!

ac Draper Road, Newman

Listing courtesy of Century 21 Select Real Estate.

$1,299,000
5 Beds ⋅ 4 Baths ⋅ 2,508 SqFt. ⋅ 225117593 MLS
New Ranch home completed 5 years ago on just over 13 acres with 7 of those acres planted in 15 year old walnut trees on drip irrigation system with 4 acres pasture.. OID water with sprinklers in the pasture. The house is a spacious 2508 sq ft 5 bedroom 3 bath home with separate living areas for extra family or company. Upgrade granite counters and laminate flooring, farmers sink, fire sprinklers, an 1100 sq ft family gathering patio, barn and ranch equipment.

6731 River Road, Oakdale

Listing courtesy of Fred Eichel Real Estate.

$1,200,000
225116519 MLS
Prime commercial opportunity on Hosmer Avenue! This property features a 1,600 SF cinder block warehouse situated on a 1.08-acre lot. With two front roll-up doors and two rear roll-up doors (drive-thru capability), metal roof, and fully fenced yard, the site is ideal for auto repair, trucking, car sales, tow yard, or other commercial uses. Located along a high-traffic corridor with easy access to major routes, this versatile property offers exceptional visibility and functionality for a wide range of businesses.

501 Hosmer Avenue, Modesto

Listing courtesy of HomeSmart PV & Associates.

$875,000
225109641 MLS
Almonds, CCID, Well, and Perfect Home Site! Discover The Armstrong Ranch, a perfect 23-acre almond orchard with exceptional homesite potential. This established property features twelve-year-old Nonpareil and Aldrich almond trees planted in 2014, delivering proven production history and immediate agricultural returns. The mature orchard operates with an efficient line drip irrigation system, supported by both CCID Water District access and a private agricultural well for reliable water security. Beyond its agricultural excellence, the ranch offers stunning country views and ideal homesite opportunities, combining productive farmland with rural living potential. There is a family BBQ area set up on site. Strategically located with convenient access to major cities and Interstate 5, this property delivers the perfect balance of agricultural income and country lifestyle. Whether you're an experienced grower, savvy investor, or someone dreaming of rural living with agricultural income, The Armstrong Ranch represents a rare turnkey opportunity. The combination of established trees, dual water sources, development potential, and scenic beauty creates an exceptional offering in California's agricultural market.

24 Armstrong Road, Crows Landing

Listing courtesy of Century 21 Select Real Estate.

$799,000
225107790 MLS
Construction-ready site with full plans for a new two-story, 16-unit multi-family apartment development for sale in the heart of Modesto. Each thoughtfully designed unit offers approximately 1,024 sq. ft. with two bedrooms, two and a half bathrooms, and a versatile exercise room that can serve as an office, additional bedroom, or home gym. The first floor features a dining area, kitchen, living space, one bedroom, a full bathroom, and a half bathroom, while the second floor includes the laundry room, a second bedroom and full bath, plus the exercise room with its own bathroom. The project includes two ADA-compliant units, 39 parking spaces, and a ground-floor office space. Total building area is approximately 16,660 sq. ft., and the property is ideally situated near shopping centers, schools, retail, and essential services in a high-demand location with strong future potentialperfect for moving forward with construction immediately.

1732 Miller Ave, Modesto

Listing courtesy of Mokha Real Estate.

$985,000
4 Beds ⋅ 4 Baths ⋅ 4,596 SqFt. ⋅ 225102187 MLS
Set on an expansive one-third acre in a tranquil cul-de-sac, this distinguished property offers an exceptional 4,596 sq. ft. of living space. Homes in this coveted enclave seldom come to market, making this a truly rare offering. Thoughtfully designed for both comfort and ease of entertaining, the home boasts: Four generously appointed bedrooms, all on the main level for effortless living Three and a half baths, including a primary suite. Expansive living areas with soaring ceilings and room proportions that exude sophistication An impressive upper-level retreat, ideal for a private office, media lounge, or game room Beautifully situated within walking distance to Lakewood School, yet tucked away in serene privacy A residence of this caliber offers the perfect blend of scale, style, and location an extraordinary opportunity for the discerning buyer.

925 Scenic Court, Modesto

Listing courtesy of PMZ Real Estate.

$1,669,000
225100930 MLS
Two acre parcel zoned highway commercial located within the Mitchell Road Corridor Specific Plan (MRCSP). is lot is just down the street from the brand new Walmart Supercenter and Ceres Gateway Center which features In-n-Out, Tractor Supply,and Starbucks. Only minutes from Highway 99 and positioned on a corner lot with a signaled intersection. Potential business for the site include restaurants, business offices, and medical offices.

3010 Roeding Road, Ceres

Listing courtesy of Century 21 Select Real Estate.

$2,500,000
225095270 MLS
Welcome to the future Morgan Ranch development! Infrastructure plans are in play through the city of Turlock! Purchase today and enjoy the property then join in the investment side of things for a great return on your investment in a few years! Morgan Master Plan is attached. Exposure to HWY 99 gives this a rare opportunity for the future zoning. This parcel is the only one zoned with three profit opportunities, HDR,CC,O,PUB See attached Morgan Ranch Master Plan for details Enjoy the spacious land with a charming 1200 SF home including a full size basement. A separate garage for RV's or toys and a two car garage attached to a apartment style unit. A good size shop and acres to lease for agriculture. Your investment could be rewarded immensely as this property is the only parcel in the Morgan Ranch master plan with THREE zones for the maximum return on investment.This property can be approved to split the lot. Buyer responsible to investigate all terms.DONT MISS THE MATTERPORT 3D PHOTOS AND THE VIDEO ATTACHED!

432 E Glenwood Avenue, Turlock

Listing courtesy of PMZ Real Estate.

$2,500,000
2 Beds ⋅ 1 Baths ⋅ 1,200 SqFt. ⋅ 225095470 MLS
Welcome to the future Morgan Ranch development! Infrastructure plans are in play through the city of Turlock! Purchase today and enjoy the property then join in the investment side of things for a great return on your investment in a few years! Morgan Master Plan is attached. Exposure to HWY 99 gives this a rare opportunity for the future zoning. This parcel is the only one zoned with three profit opportunities, HDR,CC,O,PUB See attached Morgan Ranch Master Plan for details Enjoy the spacious land with a charming 1200 SF home including a full size basement. A separate garage for RV's or toys and a two car garage attached to a sweet apartment style unit. A good size shop and acres to lease for agriculture. Your investment could be rewarded immensely as this property is the only parcel in the Morgan Ranch master plan with THREE zones for the maximum return on investment.This property can be approved to split the lot. Buyer responsible to investigate all terms.DONT MISS THE MATTERPORT 3D PHOTOS AND THE VIDEO ATTACHED!

432 E Glenwood Avenue, Turlock

Listing courtesy of PMZ Real Estate.

$1,500,000
225071138 MLS
Sale is subject to final map approval by Stanislaus County Planning. A new parcel number will be issued at that time. Estimated time frame 10 to 12 months. Seller to complete boundary fence prior to COE. Parcel is 797.42+/- acres a portion of parcels 008-014-003-000 and 011-012-014-000

26363 Cooperstown Road, La Grange

Listing courtesy of Hayden Outdoors Real Estate Corp.

$699,000
225079846 MLS
Auto Repair Shop with Residential Unit! Fully operational 5,098 SF auto repair facility situated on a 7,000 SF lot. This established commercial property includes a well-equipped shop and an additional residential unit located behind the building, offering potential for owner occupancy, employee housing, or supplemental rental income. Excellent opportunity for an owner-user or investor seeking a turnkey automotive business location with added income potential. Property has Phase 1 clearance.

1312 10th Street, Modesto

Listing courtesy of EXIT Realty Consultants.

$4,340,000
2 Beds ⋅ 1 Baths ⋅ 800 SqFt. ⋅ 225068868 MLS
155 acres of farmland located between Patterson and Crows Landing. The highly productive soils are currently planted to row crops, but the property is surrounded by orchards. Included with the property is an 800 sf. foot 2/1 residence built in 1918. Irrigation water is supplied by two large agricultural wells. Downtown Patterson is minutes away to the north.

19054 Ca-33, Crows Landing

Listing courtesy of Greg Nunes Realty.

$4,340,000
225068136 MLS
155 acres of farmland located between Patterson and Crows Landing. The highly productive soils are currently planted to row crops, but the property is surrounded by orchards. Included with the property is an 800 sf. foot 2/1 residence built in 1918. Irrigation water is supplied by two large agricultural wells.

19054 Ca-33, Crows Landing

Listing courtesy of Greg Nunes Realty.

$4,023,000
225067168 MLS
**Price Adjustment** Excellent opportunity to purchase a large parcel of open cropland with valuable riparian water rights in the productive growing region of west Turlock. 268.40 gross acres consisting of 250.0 net acres of open cropland, historically planted in row and forage crops. Riparian rights to San Joaquin River. Irrigation water distributed via flood from two (2) lift pumps directly out of the river. Enrolled in Williamson Act for reduced property taxes. Possible availability of additional adjacent acreage for operational efficiency. An ideal opportunity to purchase a large contiguous tract of land in a desirable growing region for tree nuts, crop farming and dairy operations.

Hogin Drive, Turlock

Listing courtesy of Terra West Group.

$849,000
2 Beds ⋅ 2 Baths ⋅ 1,144 SqFt. ⋅ 225064370 MLS
Discover the potential of this 4.3-acre ranchette, ideally located in the city of Turlock and just minutes from the Turlock Golf and Country Club. Zoned Medium Density Residential, there was a mobile home with a seperate address on the parcel. The property features a charming 2-bedroom, 1.5-bath home with added living space. The bright and open floorplan includes large picture windows, a cozy brick fireplace, and an updated kitchen with new countertops, subway tile backsplash, ample storage, and newer appliances. Both bathrooms have been updated, adding comfort to this inviting home. Outside, the property offers three outbuildings including a metal storage building and a former workshop providing plenty of space for hobbies, storage, or future projects. With room for work trucks, equipment, or animals, this property is perfect for those seeking space, flexibility, and a country feel without sacrificing convenience.

1412 E Glenwood Avenue, Turlock

Listing courtesy of Century 21 Select Real Estate.

$995,000
225045939 MLS
Introducing a prime commercial property at 2450 Fulkerth Road, Turlock, CA 95380, now available. This 1.26 acre lot offers exceptional freeway visibility and is strategically located within Turlock's Northwest Triangle Specific Plan Area, making it ideal for various commercial ventures. This offering presents a unique opportunity to establish a commercial presence in a thriving area with significant growth potential. Site has been approved for 14,000 sf office development per Seller.

2450 Fulkerth Road, Turlock

Listing courtesy of HomeSmart PV & Associates.

$2,250,000
4 Beds ⋅ 3 Baths ⋅ 3,470 SqFt. ⋅ 225039871 MLS
Stunning Multi-Family Estate. Country Living Close to Town! This owner-built estate, designed with pride and exceptional quality in mind, offers a rare multi-family living opportunity. Enjoy the best of both worlds with country living and nearby modern conveniences! The main home features 3,470sq.ft., with 4 bedrooms and 3 baths, including two master suites. The primary master suite is a private retreat, set apart from the rest of the home. Built in a Mediterranean style, this home is perfect for entertaining, with elegant architecture and spacious living areas. A second 1200 sq.ft. home, featuring 3 bedrooms and 2 baths, has a separate entrance and ample parking, making it ideal for extended family, guests, rental income, or use as an office. This impressive 33.8-acre property features beautiful landscaping, RV parking and an abundance of space to entertain and enjoy the outdoors. Also included are 27 acres of thriving 10th leaf almonds, irrigated by a double line drip system with water supplied by the Oakdale Irrigation District. Despite its peaceful, rural setting, this property is just minutes from local shopping, dining, as well as the new Crossroads West Shopping Center, offering the perfect mix of privacy and accessibility. Unique opportunity. Exceptional property!

4549 Mcgee Avenue, Modesto

Listing courtesy of Fathom Realty Group, Inc..

$2,379,000
225038154 MLS
REDUCED PRICE. 4,255 sq ft Commercial building located on a 35,309 sq ft lot in the city limits of Turlock, CA. The current tenant is Citibank. Attractive NNN lease with 12+ years remaining on current contract. This Citibank branch has one of the highest Citibank annual deposits history in California. 5% + CAP Rate.

2000 Geer Road, Turlock

Listing courtesy of Century 21 Select Real Estate.

$2,800,000
4 Beds ⋅ 2 Baths ⋅ 1,727 SqFt. ⋅ 225022381 MLS
Almost 20 acres open land with TID Irrigation and a nice country style home with an old barn. Next to established residential homes in Denair and across the street from brand new single family homes currently being built. Also across the street from Denair High School.

3620 E Monte Vista Avenue, Denair

Listing courtesy of PMZ Commercial Real Estate.

$1,199,900
225010902 MLS
The North Hart Ranch has 25 acres of young trees in the well desired Wood Colony area. 10 +/- acres of Independent Almonds in their 11th leaf and 13+/- of 50/50 Fritz/Non-Pareil in their 5th leaf. Great place for building a custom home, this is one of the most beautiful countrysides California has to offer!

Hart Road, Modesto

Listing courtesy of PMZ Real Estate.

$3,450,000
224133814 MLS
MAJOR PRICE DROP! OWNER FINANCING AVAILABLE. This is the excellent investment for future business opportunities. 19.77 acres rectangular lot in close proximity of HWY 99 from Taylor Rd exit and Keyes Rd exit. Property is at the close proximity of new Freightliner, valley Peterbilt, and Freshpoint. New Amazon fulfill center is only four miles away. In addition, a new Pilot/Flying J coming soon on/near the same exit.

W Barnhart Road, Turlock

Listing courtesy of PMZ Real Estate.

$18,000,000
3 Beds ⋅ 1 Baths ⋅ 1,915 SqFt. ⋅ 224123404 MLS
Presenting a prime investment at 5706 Finney Road in Salida, California: a 60-acre parcel within the Salida Community Plan, adopted by Stanislaus County in 2007. Zoned for both Low Density (20 acres) and Medium Density Housing (40 acres), this property aligns with the 2015 General Plan, offering diverse residential development options. Its location near Modesto Christian School and minutes from Gregori High School is ideal for family-friendly, community-focused living. Adjacent to developed neighborhoods and Segesta Park, this site has abundant recreational and community amenities nearby. Positioned in an area primed for growth, this property is a rare opportunity for developers looking to tap into the demand for housing. The zoning flexibility makes it suitable for a range of residential projects that can meet various market needs. With Salida's continued expansion, this 60-acre site provides a valuable foundation for creating desirable housing close to schools, parks, and established neighborhoods. Embrace the chance to shape Salida's future on Finney Road.

5706 Finney Road, Salida

Listing courtesy of Berkshire Hathaway HomeServices-Drysdale Properties.

$3,600,000
8,393 SqFt. ⋅ 224097183 MLS
Great location in Modesto.27 Unit Apartment Complex. Each unit consists of Large Bedroom,1 Full Bath. spacious Living Room w/ Kitchen and Dining Area. All have washer, Dryer hookups.

431 Coffee Road, Modesto

Listing courtesy of Century 21 Select Real Estate.

$3,650,000
224094696 MLS
🔥 Rare Opportunity: Prime Cattle Ranch with Orchard Potential - All-Time High Cattle Prices + Falling Land Prices! 🔥 Hey cattlemen and savvy land investors now's the time to cash in on record-high cattle prices and take advantage of declining real estate values! This price window won't last forever. With the tree and vine market down, the time is now to invest in land with multiple income opportunities. 🌾 Property Highlights: Large tract of native pasture - Rare for this area! Rolling hills with beautiful building sites - Ideal for your estate dream home or weekend retreat Excellent development potential - Perfect for future Almond Orchard conversion No easements - Clean title, full control Water resources: Surface water may be available from Modesto Irrigation District in years of excess supply Strong groundwater profile 5 stock ponds for livestock Well-maintained fencing, cross-fenced for rotational grazing Functional corrals and infrastructure Surrounded by productive vineyards and almond orchards This property checks all the boxes: cattle, crops, or custom estate the choice is yours. 📞 Don't miss out on this unique chance to own productive land with multiple income streams. Call today to schedule a private tour.

1100 Crabtree Road, Waterford

Listing courtesy of Game Realty.

$1,695,000
224069258 MLS
Location, Location, Location! 12.2 Acres at the intersection of Hwy. 99 and Lander Avenue. Prime for development for motel/lodging, retail stores, financial services, office, possible residential and restaurants. Include electrical vehicle charging/gas station to encourage traffic stops or create Travel Center/rest stop off the freeway!

2333 Lander Avenue, Turlock

Listing courtesy of Century 21 Select Real Estate.

$1,000,000
224059650 MLS
This property is 34.73 acres located along the east side of Interstate 5 at the Vista Point exit between the Patterson Exit and the Crows Landing exit. The Salado Creek runs through the south side of of the property. The topography slopes from approximately 340 feet to 240 feet.

Hwy 5, Patterson

Listing courtesy of Donlon Realty.

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All measurements and all calculations of area (i.e., Sq Ft and Acreage) are approximate. Broker has represented to MetroList that Broker has a valid listing signed by seller authorizing placement in the MLS. Above information is provided by Seller and/or other sources and has not been verified by Broker. Copyright 2026 MetroList Services, Inc. The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program of MetroList® MLS. All information has been provided by seller/other sources and has not been verified by broker. All interested persons should independently verify the accuracy of all information. Last updated .

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