Modesto So of Hwy 132 West of Hwy 99 Land for Sale

Welcome to the enchanting region of Modesto, California, nestled in the heart of Stanislaus County. This vibrant city, conveniently located south of Highway 132 and west of Highway 99, is a hidden gem that beautifully combines urban conveniences with the charm of a close-knit community. Known for its rich agricultural heritage, Modesto offers a unique blend of scenic landscapes, cultural attractions, and a welcoming atmosphere.

As you explore the possibilities of land for sale in this area, you’ll discover a variety of options that cater to diverse needs—whether you’re envisioning a tranquil retreat, a family home, or an investment opportunity. The land available is not just a plot; it’s a canvas for your dreams. Picture yourself designing a beautiful residence surrounded by the lush greenery that Modesto is known for, or consider the potential for agricultural ventures that thrive in this fertile region.

Modesto boasts an array of amenities, including shopping centers, restaurants, and parks, making it an ideal location for families and individuals alike. The community is rich in arts and culture, with events year-round that celebrate the local heritage. Plus, with easy access to major highways, commuting to nearby cities or enjoying weekend getaways is a breeze.

Investing in land in Modesto south of Highway 132 and west of Highway 99 means securing a piece of California that’s poised for growth while still offering the warmth of a small-town feel. Embrace the opportunity to create your own slice of paradise in this beautiful region!

Newest Modesto So of Hwy 132 West of Hwy 99 Land for Sale

$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..

$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 .