Modesto Land for Sale

Welcome to Modesto, California – a vibrant city nestled in the heart of Stanislaus County that perfectly blends small-town charm with urban amenities. Known for its rich agricultural heritage and a thriving arts scene, Modesto offers an inviting atmosphere for families, young professionals, and retirees alike. With a population of over 200,000, this diverse city boasts a variety of cultural experiences, including the famous Modesto Arch, the Gallo Center for the Arts, and an array of local festivals that celebrate its unique community spirit.

For those looking to plant roots in this dynamic city, we are excited to present a selection of prime land for sale in Modesto. Whether you’re dreaming of building your custom home, developing a commercial property, or investing in a piece of this growing market, the available parcels cater to a variety of needs. Imagine waking up to the stunning California sun, surrounded by picturesque landscapes and the convenience of nearby amenities.

Modesto's strategic location provides easy access to major highways, making it a commuter’s dream while still offering a peaceful suburban lifestyle. Residents enjoy a plethora of parks, recreational facilities, and top-rated schools, all contributing to a high quality of life. With its affordable housing options and a strong sense of community, Modesto is not just a place to live – it’s a place to thrive. Explore the possibilities of land ownership in this enchanting city and start crafting your future in Modesto today!

Newest Modesto Land for Sale

$850,000

226115902 MLS

12.47 total acres in two separate adjoining parcels. Beautiful building sites close to town off N. McHenry Avenue. No structures. 2015 planted in almonds, in prime production years. Perfect for a family compound. Why pay Del Rio prices, you cannot find these sites easily. Nice country estates area with good soils.

Crawford Road, Modesto

Listing courtesy of RE/MAX Executive.

$1,050,000

226115894 MLS

Two adjoining parcels totaling 20 acres (APN#'s 074-016-021 and 022), both with MID irrigation. A 15.5 acre parcel and a rare 4.55 acre parcel not fronting Crawford Road but with deeded access for a private setting. Close to town, why pay Del Rio land prices. Great location for your family compound.

Crawford Road, Modesto

Listing courtesy of RE/MAX Executive.

$339,000

226108125 MLS

Nestled in a highly desirable East Modesto neighborhood just north of Dry Creek, this premier custom home site represents the last remaining lot available in the exclusive, 12-lot gated enclave in the prestigious River Oaks. Surrounded by mature landscaping and featuring a charming cobblestone street, this private enclave offers architectural design guidelines that preserve long-term quality and community aesthetic. Ideally positioned near vibrant Downtown Modesto, local amenities, and convenient freeway access, this prime build site offers a rare opportunity to construct a custom dream residence in one of East Modesto's most established and distinguished communities.

2824 PENHURST Park, Modesto

Listing courtesy of PMZ Real Estate.

$100,000

226113990 MLS

Discover the potential of this vacant commercial lot, offering a versatile opportunity for investors, business owners, or developers. The open layout may be well suited for a towing yard, vehicle or equipment storage, contractor yard, warehouse-related use, parking, or other commercial operations. The property may also offer possibilities for residential or mixed-use development, subject to local zoning, permits, and approvals. Whether you're looking to expand an existing business, establish a secure storage facility, or pursue a new development project, this property provides a blank canvas with plenty of potential. Buyers are encouraged to verify zoning, utilities, access, permitted uses, and development requirements with the appropriate local authorities.

719 Anthony Avenue, Modesto

Listing courtesy of J.Peter Realtors.

$105,000

226108375 MLS

Riverfront Lot with Endless Potential!!! Discover a unique opportunity to own a spacious 15,142 sq. ft. lot measuring approximately 152' x 100', with the beautiful Tuolumne River directly behind the property. Property is completely fenced. Whether you envision building your dream home or exploring the possibility of placing a manufactured home, this property offers plenty of space and potential to create something special. Imagine enjoying peaceful river views, fishing just steps from your backyard, or potentially adding a private boat or fishing dock for direct river access, subject to all applicable permits and agency approvals. Note: The City/County is currently working on street and sewer improvements in the surrounding area, which may provide additional benefits for future homeowners. A rare opportunity for buyers looking for land, space, and waterfront access in the Central Valley. Buyer to independently verify zoning, permitted uses, utilities, sewer availability, building requirements, flood zone information, dock feasibility, and all development possibilities with the appropriate City, County, and governmental agencies.

2585 Parkdale Drive, Modesto

Listing courtesy of eXp Realty of Northern California, Inc..

$3,000,000

226108073 MLS

Farm Ground!! 93.92 Acres on Dry Creek with Chandler Walnuts, Multiple Water Sources, and Duplex Income This exceptional 93.92-acre property sits along Dry Creek and the MID Main Canal, offering a rare combination of productive Chandler walnut orchard, versatile water access, and income-producing improvements. The orchard is planted to Chandler walnuts under micro sprinkler irrigation, fed by a 15 HP booster pump off the canal. The property also has flood irrigation capability, an agricultural well powered by a diesel motor, and great soil, giving the buyer multiple reliable watering sources and true farming flexibility. Beyond the orchard, the land features multiple terraces, oak trees, and sweeping views overlooking Dry Creek, making it an outstanding homesite with the potential to split into multiple home sites. The main house is a 2,727 sq ft duplex. The downstairs unit offers 3 bedrooms and 2 full baths, currently renting for $1,800 per month. The upstairs unit is a charming 1 bedroom, 1 bath with a beautiful balcony overlooking Dry Creek, perfect for owner occupancy or additional rental income. A rare opportunity to own a productive orchard, multiple homesite potential, and existing rental income all in one property.

455 Albers, Modesto

Listing courtesy of Century 21 Select Real Estate.

$199,900

226103055 MLS

Half-acre residential lot with direct river access, surrounded by large homes and ranches in a quiet, established area just outside Modesto. Cleared and ready to build ideal for a single family home, weekend getaway, or recreational use. Rural Residential zoning.

Paradise Road, Modesto

Listing courtesy of Casa Robles R.E. Inc..

$1,895,000

226100680 MLS

Incredible opportunity to own a private and versatile 41.25 acre property featuring established almond orchards, a spacious residence, extensive outbuildings, and so much more, all under the Williamson Act. The orchard includes a mix of Nonpareil, Carmel, Shasta, Aldrich, and California varieties, with some trees as only 5 years old. The property is serviced by TID irrigation and TID electricity and also features a domestic well with pump and three septic systems. A private road from Grayson Road provides dedicated access to the property. The spacious main residence offers a large finished basement along with an attached in law suite featuring its own private entrance, one bedroom, one bathroom, and kitchenette, creating excellent flexibility for extended family, guests, or additional living space. Additional improvements include a shop with a four car garage and guest unit, plus an impressive two story barn offering abundant space for agricultural use, equipment, storage, hobbies, or future possibilities. With over 41 acres, established orchards, multiple living spaces, substantial improvements, private access, and valuable TID resources, this unique property offers an exceptional combination of agricultural, residential, and lifestyle opportunities.

4543 W Grayson Road, Modesto

Listing courtesy of Lifestyle Realty.

$150,000

226094629 MLS

This is a nice and large flag lot in a well established area. An excellent place to build a new home. The house that you build will be well off the street and should give you more privacy. Much of the perimeter fencing is brand new. There is also another lot available for sale next to this lot.

1534 Sunrise Ave., Modesto

Listing courtesy of Rowan Realty.

$150,000

226094594 MLS

1520 Sunrise Ave., Modesto

Listing courtesy of Rowan Realty.

$899,900

226084055 MLS

An exceptional opportunity to create a legacy estate within the prestigious Del Rio community. Spanning approximately 1.46 acres, this remarkable homesite is one of the last remaining opportunities to build a custom luxury residence in one of Modesto's most premier neighborhoods. Perfectly positioned among some of Del Rio's most distinguished estates, this premier parcel offers an extraordinary setting where architectural vision meets timeless elegance. Surrounded by beautifully established estate homes and an atmosphere of sophistication, this expansive homesite provides the ideal canvas to design a residence that is uniquely your own. Imagine arriving through a grand gated entrance to a breathtaking estate featuring expansive indoor and outdoor living spaces, resort-inspired amenities, lush gardens, guest accommodations, and spaces thoughtfully designed for entertaining on a grand scale. Whether your vision is timeless Mediterranean architecture, refined modern design, or classic California elegance, this rare property offers the space and setting to bring your dream estate to life. Living in Del Rio is about more than owning a beautiful home. It is about embracing one of the Central Valley's most desirable lifestyles. Just moments away, Del Rio Country Club offers an exceptional private club experience featuring three picturesque nine-hole golf courses, premier tennis and pickleball courts, bocce, an active social calendar, and outstanding clubhouse amenities. From elegant dinners with friends to holiday celebrations, wine dinners, and memorable gatherings, the club has become a destination for exceptional dining and a vibrant social lifestyle enjoyed by generations of members. Large estate parcels within the Del Rio Country Club community are becoming increasingly rare, making this an exceptional opportunity to secure one of the area's final premier homesites. Here, privacy, prestige, and endless possibilities come together in one extraordinary location. Build the estate you've always envisioned and become part of one of Modesto's most established and admired luxury communities, where timeless architecture, beautiful surroundings, and an unmatched lifestyle create a place you'll be proud to call home for generations.

Carver Road, Modesto

Listing courtesy of PMZ Real Estate.

$215,000

226076780 MLS

Build-ready multi-unit investment opportunity in Modesto! This residential lot at 303 California Ave is zoned R-2 and comes with completed plans for a duplex plus an ADU. The proposed design includes two 2-bedroom, 1-bath units in a modern duplex layout, each with its own 2-car garage, along with a separate 2-bedroom, 1-bath ADU. The current owner has invested significant time and money into the planning, engineering, and permitting process, with approvals substantially completed. The project is now at the final stage, with the next owner needing only to pull the building permits before moving forward with construction. This provides a tremendous opportunity to bypass much of the time, expense, and uncertainty typically associated with the development process. Conveniently located near Highway 99, shopping, restaurants, and everyday amenities, this property offers excellent long-term potential in a strong rental market. A rare opportunity to acquire a nearly shovel-ready project with much of the groundwork already completed.

303 California Avenue, Modesto

Listing courtesy of Adroit Real Estate.

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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 .