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$3,931,840

Unlock the potential of this rare opportunity to own a piece of history with 178.72 acres of pristine Class I and II soil. Nestled within the coveted West Stanislaus Irrigation District, this expansive ranch presents a once-in-a-lifetime chance for discerning investors. Boasting a legacy spanning over 75 years, this untapped gem is now ready for a new chapter. Currently under a leasehold with crop-to-crop arrangements, this property offers a seamless transition for those looking to enrich their farming portfolio. Embrace the legacy, seize the potential, and cultivate your dreams on this fertile land that promises prosperity for generations to come.

224091297 MLS

Unlock the potential of this rare opportunity to own a piece of history with 178.72 acres of pristine Class I and II soil. Nestled within the coveted West Stanislaus Irrigation District, this expansive ranch presents a once-in-a-lifetime chance for discerning investors. Boasting a legacy spanning over 75 years, this untapped gem is now ready for a new chapter. Currently under a leasehold with crop-to-crop arrangements, this property offers a seamless transition for those looking to enrich their farming portfolio. Embrace the legacy, seize the potential, and cultivate your dreams on this fertile land that promises prosperity for generations to come.

4942 Mccracken Road, Patterson

Listing courtesy of Stephens & Borrelli, Inc.. Selling Office: PMZ Commercial Real Estate.

$1,450,000

Discover the perfect blend of privacy, comfort, and versatility w/ this unique country property featuring two separate homes on nearly 14 acres of Ag land. Whether you're seeking a peaceful family compound, income-generating investment, or space for extended family, this one-of-a-kind retreat delivers. The main home offers classic country charm with modern updates, boasting an open-concept living area and formal dining or a second family room. Updated kitchen w/ island, SS appliances, quartz counters & custom backsplash. Gorgeous Master bath w/ dual sinks & separate tub/shower. Spacious bedrooms boasting their own private bathrooms. Close by, the second home is ideal for guests, in-laws, or tenants boasting 3 beds, 2 baths and over 1500 sf of living space, complete with its own private entrance. Enjoy the best of outdoor living with a sparkling pool and covered patio, perfect for summer relaxation. Large workshop with high end vehicle lift, plenty of lighting as well as a heater, ideal for hobbies, storage, or home-based business needs. Multiple storages on site. Surrounded by open skies & peaceful landscapes, this property provides a true country lifestyle while still being conveniently located near town amenities. Don't delay, call today!!

3 Beds ⋅ 4 Baths ⋅ 2,200 SqFt. ⋅ 226014273 MLS

Discover the perfect blend of privacy, comfort, and versatility w/ this unique country property featuring two separate homes on nearly 14 acres of Ag land. Whether you're seeking a peaceful family compound, income-generating investment, or space for extended family, this one-of-a-kind retreat delivers. The main home offers classic country charm with modern updates, boasting an open-concept living area and formal dining or a second family room. Updated kitchen w/ island, SS appliances, quartz counters & custom backsplash. Gorgeous Master bath w/ dual sinks & separate tub/shower. Spacious bedrooms boasting their own private bathrooms. Close by, the second home is ideal for guests, in-laws, or tenants boasting 3 beds, 2 baths and over 1500 sf of living space, complete with its own private entrance. Enjoy the best of outdoor living with a sparkling pool and covered patio, perfect for summer relaxation. Large workshop with high end vehicle lift, plenty of lighting as well as a heater, ideal for hobbies, storage, or home-based business needs. Multiple storages on site. Surrounded by open skies & peaceful landscapes, this property provides a true country lifestyle while still being conveniently located near town amenities. Don't delay, call today!!

1137 Apricot Avenue, Patterson

Listing courtesy of Century 21 Select Real Estate. Selling Office: CSR Realty Options.

$1,431,500

Welcome to 18413 Sycamore Ave. in Patterson! Country Living at it's best! This 11.67 acre parcel features a 3012 sq ft custom 4-bedroom, 3.5 bath home with a 4-car garage. The backyard is fully fenced with a pool/spa for those hot summer days! There is an ADU type building with a separate address, it's own aerobic septic system and parking. Potential ADU with conversion. A 4-stall stable with tack and storage bays for your animals along with a fenced pastures and a barn for hay or storage. If that's not enough, there are numerous fruit trees and gardens. This property is located in the highly desirable Patterson Irrigation District which features pre 1914 water rights. This property is secluded behind a gated driveway and fenced yard.

4 Beds ⋅ 4 Baths ⋅ 3,012 SqFt. ⋅ 226021366 MLS

Welcome to 18413 Sycamore Ave. in Patterson! Country Living at it's best! This 11.67 acre parcel features a 3012 sq ft custom 4-bedroom, 3.5 bath home with a 4-car garage. The backyard is fully fenced with a pool/spa for those hot summer days! There is an ADU type building with a separate address, it's own aerobic septic system and parking. Potential ADU with conversion. A 4-stall stable with tack and storage bays for your animals along with a fenced pastures and a barn for hay or storage. If that's not enough, there are numerous fruit trees and gardens. This property is located in the highly desirable Patterson Irrigation District which features pre 1914 water rights. This property is secluded behind a gated driveway and fenced yard.

18413 Sycamore Avenue, Patterson

Listing courtesy of Greg Nunes Realty. Selling Office: Garin Real Estate.

$950,000

A complete remodeling has been done to this gorgeous property. Take the time to look at all pictures. Electric gates; a mini golf course at the front yard. Three bedrooms downstairs and one upstairs bedroom with half bath. Also a workshop with full bathroom has been remodeled where it was a barn. There are fruit trees with automated sprinkles. The outside grill has its own refrigerator. The ideal place for parties with family and friends. Also it has concrete fence surrounding the lot[one acre]. Seller is open to finance. ***Videos in Attached Docs.***

4 Beds ⋅ 4 Baths ⋅ 1,286 SqFt. ⋅ 226007254 MLS

A complete remodeling has been done to this gorgeous property. Take the time to look at all pictures. Electric gates; a mini golf course at the front yard. Three bedrooms downstairs and one upstairs bedroom with half bath. Also a workshop with full bathroom has been remodeled where it was a barn. There are fruit trees with automated sprinkles. The outside grill has its own refrigerator. The ideal place for parties with family and friends. Also it has concrete fence surrounding the lot[one acre]. Seller is open to finance. ***Videos in Attached Docs.***

14125 Ward Avenue, Patterson

Listing courtesy of Castle Real Estate. Selling Office: PMZ Real Estate.

$915,000

Set on a picturesque one-acre ranchette, this exceptional property offers a rare blend of privacy and refined rural living. Thoughtfully positioned to maximize both space and scenery, the home is surrounded by sweeping views, mature landscaping, and the quiet charm of country lifewithout sacrificing modern comfort or convenience. The expansive lot provides endless possibilities, from livestock pursuits and hobby farming to outdoor entertaining and future enhancements. Wide-open skies and gentle breezes, create a sense of calm and freedom rarely found, while generous setbacks ensure privacy in every direction. The residence itself serves as a welcoming centerpiece, seamlessly connecting indoor comfort with outdoor living. The main residence consists of three bedrooms, with possible four, two full baths, approx. 3,097 sq. ft. Property has received numerous updates over the years, from the roof, well, HVAC, plumbing, water heater and more! Large windows invite natural light and frame tranquil views of the surrounding acreage, while well-proportioned living spaces are ideal for both everyday living and hosting guests. The family room, which also functions as a study, offers a welcoming retreat with custom built-in bookcases and a second fireplace, creating an inviting space to relax and unwind with a good book. Another standout feature is the expansive finished basement; estimated 14x30.5 (427 sq. ft.) with 7 1/2 ft. ceiling. This space offers exceptional versatility and easily accommodating uses such as an additional bedroom, game room, or private retreat, with endless possibilities to suit your needs.Outdoor areas are perfectly suited for gatherings, sunset dinners, or simply enjoying the peaceful surroundings. This property also features a separate residence, approximately 720 sq. ft. Has custom wood paneled ceilings, wood stove, full kitchen and bath. The home is perfect for extended family stays or mother-in-law quarters. Whether you envision a private retreat, a place to grow and roam, or a refined country escape close to town, this one-acre ranchette delivers space, versatility, and timeless appeal. It is a property that invites you to slow down, spread out, and truly make yourself at home.

4 Beds ⋅ 3 Baths ⋅ 3,817 SqFt. ⋅ 226007053 MLS

Set on a picturesque one-acre ranchette, this exceptional property offers a rare blend of privacy and refined rural living. Thoughtfully positioned to maximize both space and scenery, the home is surrounded by sweeping views, mature landscaping, and the quiet charm of country lifewithout sacrificing modern comfort or convenience. The expansive lot provides endless possibilities, from livestock pursuits and hobby farming to outdoor entertaining and future enhancements. Wide-open skies and gentle breezes, create a sense of calm and freedom rarely found, while generous setbacks ensure privacy in every direction. The residence itself serves as a welcoming centerpiece, seamlessly connecting indoor comfort with outdoor living. The main residence consists of three bedrooms, with possible four, two full baths, approx. 3,097 sq. ft. Property has received numerous updates over the years, from the roof, well, HVAC, plumbing, water heater and more! Large windows invite natural light and frame tranquil views of the surrounding acreage, while well-proportioned living spaces are ideal for both everyday living and hosting guests. The family room, which also functions as a study, offers a welcoming retreat with custom built-in bookcases and a second fireplace, creating an inviting space to relax and unwind with a good book. Another standout feature is the expansive finished basement; estimated 14x30.5 (427 sq. ft.) with 7 1/2 ft. ceiling. This space offers exceptional versatility and easily accommodating uses such as an additional bedroom, game room, or private retreat, with endless possibilities to suit your needs.Outdoor areas are perfectly suited for gatherings, sunset dinners, or simply enjoying the peaceful surroundings. This property also features a separate residence, approximately 720 sq. ft. Has custom wood paneled ceilings, wood stove, full kitchen and bath. The home is perfect for extended family stays or mother-in-law quarters. Whether you envision a private retreat, a place to grow and roam, or a refined country escape close to town, this one-acre ranchette delivers space, versatility, and timeless appeal. It is a property that invites you to slow down, spread out, and truly make yourself at home.

419 Burkhard Road, Patterson

Listing courtesy of Stephens & Borrelli, Inc.. Selling Office: Non-MLS Office.

$795,640

Step back in time and discover the charm of this iconic Victorian estate, known lovingly as The Pink House.'' Built in 1910 and nestled on 2.83 sprawling acres, this historic gem offers 4,700 square feet of timeless character, featuring 5 spacious bedrooms and 3 full baths. From the grand architecture to the intricate details, this home is filled with stories of the pastjust waiting for the right owner to bring it back to life. Whether you're a history enthusiast or someone ready to roll up your sleeves, this is your chance to restore a true piece of Vernalis history. Bring your hammer and vision to breathe new life into this beauty. Adding even more value, the property includes a charming ADU offering 2 bedrooms, 2 baths, and 1,300 square feet of comfortable livingperfect for guests, rental income, or multi-generational living. This is more than a home; it's an opportunity to create something truly special.

5 Beds ⋅ 3 Baths ⋅ 4,709 SqFt. ⋅ 225087866 MLS

Step back in time and discover the charm of this iconic Victorian estate, known lovingly as The Pink House.'' Built in 1910 and nestled on 2.83 sprawling acres, this historic gem offers 4,700 square feet of timeless character, featuring 5 spacious bedrooms and 3 full baths. From the grand architecture to the intricate details, this home is filled with stories of the pastjust waiting for the right owner to bring it back to life. Whether you're a history enthusiast or someone ready to roll up your sleeves, this is your chance to restore a true piece of Vernalis history. Bring your hammer and vision to breathe new life into this beauty. Adding even more value, the property includes a charming ADU offering 2 bedrooms, 2 baths, and 1,300 square feet of comfortable livingperfect for guests, rental income, or multi-generational living. This is more than a home; it's an opportunity to create something truly special.

3101 River Road, Vernalis

Listing courtesy of Century 21 Select Real Estate. Selling Office: Real Estate Professionals 4 you.

$647,000

Charming 1.46-acre country property offering space, functionality, and peaceful living just minutes from town. Property includes a shop, carport, corral, pens, tack room, and commodities barn ideal for animals, hobbies, or extra storage. The 1,522 sq ft home features 3 bedrooms, 2 bathrooms, an attached 2-car garage, fenced backyard, and a 450 sq ft covered back porch with skylights. Interior offers a spacious layout with large rooms, an open family/dining area with fireplace and picture window, and a kitchen with serving bar, built-in hutch, and dining area. One bedroom includes built-in cabinetry and workspace, perfect for a home office. Recent upgrades include a 50-year roof with double insulation (2020), new septic system (2020), newer A/C (within 3 years), freshly painted interior (2026), some smart lighting, and cleaned air ducts (2026). Additional features include dual-pane windows, hardwood floors, energy-efficient water heater, and well system with upgraded pump. Enjoy mature landscaping with sugar pine trees, fruit trees, and room for gardening, animals, or outdoor living. Experience the tranquility of country living with convenient access to town.

3 Beds ⋅ 2 Baths ⋅ 1,522 SqFt. ⋅ 226036466 MLS

Charming 1.46-acre country property offering space, functionality, and peaceful living just minutes from town. Property includes a shop, carport, corral, pens, tack room, and commodities barn ideal for animals, hobbies, or extra storage. The 1,522 sq ft home features 3 bedrooms, 2 bathrooms, an attached 2-car garage, fenced backyard, and a 450 sq ft covered back porch with skylights. Interior offers a spacious layout with large rooms, an open family/dining area with fireplace and picture window, and a kitchen with serving bar, built-in hutch, and dining area. One bedroom includes built-in cabinetry and workspace, perfect for a home office. Recent upgrades include a 50-year roof with double insulation (2020), new septic system (2020), newer A/C (within 3 years), freshly painted interior (2026), some smart lighting, and cleaned air ducts (2026). Additional features include dual-pane windows, hardwood floors, energy-efficient water heater, and well system with upgraded pump. Enjoy mature landscaping with sugar pine trees, fruit trees, and room for gardening, animals, or outdoor living. Experience the tranquility of country living with convenient access to town.

1248 E Las Palmas Avenue, Patterson

Listing courtesy of Realty World -RW Properties. Selling Office: HomeSmart PV & Associates.

$625,000

Patterson Custom Homesite! 9.78 acres of Coral Champagne cherries just waiting for you to build the home of your dreams. Stanislaus Co. will allow a single-family dwelling, as well as an Accessory Dwelling Unit (ADU) to be constructed on the property. The orchard is planted in 16' row spacing and the trees are 10' apart (272 trees per acre), with 90% in Coral Champagne cherries and 5% each in Brooks and Tulare cherries as pollinators. All of the trees are on Mahaleb rootstock. Coral Champagne cherries are one of the earliest cherry varieties to be harvested in California (and the US) and Patterson is one of the earliest growing areas to start harvest. The cherries are currently sizing in preparation for a May harvest. The trees are irrigated via a double line drip system, with the water provided by the Patterson Irrigation District, which has some of the best water rates in the Central Valley as well as pre-1914 water rights. Patterson is one of the fastest growing cities in the Central Valley, with easy access to the Bay Area. This property is near the Patterson City limits and just minutes away from shopping. Modesto and Turlock are 30 minutes away and the I-5 Westley exit is ten miles. The current owner is willing to lease back the orchard and pay the new owners a percentage of the crop proceeds if desired. Stanislaus County is not allowing any parcel splitting in the rural agricultural areas, and small acreage parcels are becoming harder to find. This orchard may be the one you are waiting for!!!

226030808 MLS

Patterson Custom Homesite! 9.78 acres of Coral Champagne cherries just waiting for you to build the home of your dreams. Stanislaus Co. will allow a single-family dwelling, as well as an Accessory Dwelling Unit (ADU) to be constructed on the property. The orchard is planted in 16' row spacing and the trees are 10' apart (272 trees per acre), with 90% in Coral Champagne cherries and 5% each in Brooks and Tulare cherries as pollinators. All of the trees are on Mahaleb rootstock. Coral Champagne cherries are one of the earliest cherry varieties to be harvested in California (and the US) and Patterson is one of the earliest growing areas to start harvest. The cherries are currently sizing in preparation for a May harvest. The trees are irrigated via a double line drip system, with the water provided by the Patterson Irrigation District, which has some of the best water rates in the Central Valley as well as pre-1914 water rights. Patterson is one of the fastest growing cities in the Central Valley, with easy access to the Bay Area. This property is near the Patterson City limits and just minutes away from shopping. Modesto and Turlock are 30 minutes away and the I-5 Westley exit is ten miles. The current owner is willing to lease back the orchard and pay the new owners a percentage of the crop proceeds if desired. Stanislaus County is not allowing any parcel splitting in the rural agricultural areas, and small acreage parcels are becoming harder to find. This orchard may be the one you are waiting for!!!

1424 Eucalyptus Avenue, Patterson

Listing courtesy of Greg Nunes Realty. Selling Office: Realty World -RW Properties.

$450,000

2.23-acre rural Patterson 2377 sq. ft. 4 bed-3 bath fixer home in need of a complete remodel from the ground up. The home, built in 1979, has fallen on tough times, but is waiting for the right person with the vision and construction ability to turn it into the home of their dreams! It is located right on the banks of Del Puerto Creek at the northernmost edge of the original Patterson Colony. There is a large shop for tinkering on or storing the toys and plenty room for animal pens, corrals, garden or your own mini orchard! Patterson, due to its' booming growth, is becoming one of the most popular destinations for those moving to the Central Valley. This home is minutes from downtown Patterson and less than 8 miles from the I-5 Westley interchange for those commuting to the Bay Area. Modesto and Turlock are both 30 minutes away. Bring your imagination, hammer, saw, lumber and paint to make it happen!!!

4 Beds ⋅ 3 Baths ⋅ 2,377 SqFt. ⋅ 226032004 MLS

2.23-acre rural Patterson 2377 sq. ft. 4 bed-3 bath fixer home in need of a complete remodel from the ground up. The home, built in 1979, has fallen on tough times, but is waiting for the right person with the vision and construction ability to turn it into the home of their dreams! It is located right on the banks of Del Puerto Creek at the northernmost edge of the original Patterson Colony. There is a large shop for tinkering on or storing the toys and plenty room for animal pens, corrals, garden or your own mini orchard! Patterson, due to its' booming growth, is becoming one of the most popular destinations for those moving to the Central Valley. This home is minutes from downtown Patterson and less than 8 miles from the I-5 Westley interchange for those commuting to the Bay Area. Modesto and Turlock are both 30 minutes away. Bring your imagination, hammer, saw, lumber and paint to make it happen!!!

873 Loquat Avenue, Patterson

Listing courtesy of Greg Nunes Realty. Selling Office: eXp Realty of California Inc..

$250,000

HUD Home! HUGE potential on this HUD Home located on an approx 1 acre lot on the outskirts of Patterson. Manufactured home is in rough condition, but plenty of opportunity to build something on your own. There is a one car attached garage on the left side of the property. Several sheds. Property is serviced by a well and septic tank. Buyer will need to investigate all aspects of this property including well /septic / irrigation options and lot lines. All HUD Homes are sold in AS IS condition.

3 Beds ⋅ 2 Baths ⋅ 1,152 SqFt. ⋅ 226038871 MLS

HUD Home! HUGE potential on this HUD Home located on an approx 1 acre lot on the outskirts of Patterson. Manufactured home is in rough condition, but plenty of opportunity to build something on your own. There is a one car attached garage on the left side of the property. Several sheds. Property is serviced by a well and septic tank. Buyer will need to investigate all aspects of this property including well /septic / irrigation options and lot lines. All HUD Homes are sold in AS IS condition.

2112 Fig Avenue, Patterson

Listing courtesy of Merced Homes Realty. Selling Office: Merced Homes Realty.