Atwater Land for Sale

Welcome to Atwater, California – a hidden gem nestled in the heart of Merced County! Known for its small-town charm and friendly community, Atwater offers a perfect blend of rural tranquility and urban convenience. With its rich agricultural heritage and stunning landscapes, this city presents an idyllic setting for those looking to invest in land.

Atwater boasts a variety of recreational opportunities, from picturesque parks to nearby lakes, making it an ideal location for outdoor enthusiasts. Residents enjoy the warm California sunshine, with plenty of space for gardening, farming, or simply soaking in the serene views. The local economy is thriving, supported by agriculture, retail, and a growing number of small businesses, ensuring a vibrant community atmosphere.

If you’re considering land for sale in Atwater, you’re in luck! This area offers a range of parcels to suit your needs, whether you envision a spacious family homestead, a charming weekend retreat, or an investment opportunity. With its favorable climate, rich soil, and access to essential amenities, Atwater is an excellent choice for those looking to build their dream property.

Imagine waking up to the sound of chirping birds and the gentle rustle of trees, all while being just a short drive away from larger cities like Merced and Modesto. The possibilities are endless in Atwater, where you can create your own slice of paradise. Don’t miss your chance to be part of this vibrant community – explore the land for sale in Atwater today and start your journey toward a brighter future!

Newest Atwater Land for Sale

$300,000

226107452 MLS

Are you ready to build your exquisite home on the best lot available in McSwain? This one acre lot is tucked away from any main roads in an upper scale subdivision in highly desirable McSwain School District. 205' Well is already installed on lot, making it easier for you to begin building! Electric and Natural Gas on site too. Home built must be a minimum of 2600 sq.ft.

1371 Shady Cove Avenue, Atwater

Listing courtesy of HomeSmart PV & Associates.

$149,000

226104035 MLS

Do not miss this great opportunity. Great lot in a prime location. Close to schools, churches and shopping. Buyer to verify with county, but possible land uses include Single-family dwellings, duplex and multi-family structures. As well as Supportive and Transitional housing. With easy access to HWY 99 via Santa Fe express that leads to Turlock and other cities.

991 E Bellevue Road, Atwater

Listing courtesy of Century 21 Select Real Estate.

$1,985,600

226099968 MLS

58.4 Acres of Prime Atwater Farmland - Corner of Atwater Jordan Rd. & Bert Crane Rd. Exceptional opportunity to acquire highly productive agricultural land in the heart of Atwater's farming region. Atwater sandy soils are well suited for a variety of row crops, permanent plantings, and new orchard development. The ranch has been professionally farmed by a well-established sweet potato grower since about 2011, with years of soil improvement and nutrient management creating an excellent foundation for continued agricultural production. The property benefits from Class 1 Merced Irrigation District (MID) surface water via a dedicated MID lateral, complete with its own private turnout (side gate) and multiple control valves, providing flexibility and efficient water distribution. An additional benefit is access to main canal water, offering convenient access to irrigation water during the winter months for frost protection when needed. Ideally positioned on the corner of Atwater Jordan Road and Bert Crane Road, the ranch offers excellent access and visibility. The property also presents an excellent opportunity for a custom rural homesite, having previously been improved with two residences, making it an attractive option for owner-operators seeking to live where they farm.

Bert Crane Road, Atwater

Listing courtesy of Keller Williams Merced.

$813,500

226073343 MLS

Exceptional opportunity to own approximately 24 acres of prime agricultural ground in a highly sought-after and exclusive location. The highlighted area represents the 24-acre parcel being offered for sale. This productive farmland benefits from district water access, providing a valuable and reliable irrigation source. The property offers excellent soils, strong farming potential, and a desirable setting surrounded by quality agricultural operations. Whether you're expanding an existing farming operation, investing in premium farmland, or establishing a new agricultural venture, this rare offering combines location, water availability, and quality ground in one outstanding package.

10366 Rose Avenue, Atwater

Listing courtesy of RE/MAX Executive.

$1,195,950

224602563 MLS

Competitive Seller Financing available. This highly productive open ground of approx 40.2ac offers Class 1 Merced Irrigation surface water available off the MID lateral with its own dedicated side gate. There is a small rental home, comprised of two bedrooms and one bath complete with its domestic well and septic system. The ranch has been in row crops since 2017 and has been periodically fallowed. The second water source comes from a shared ag well on the adjoining parcel, it too is available with the same Seller Financing;MLS590070Buyer to independently verify all information.

10511 White Crane Road, Atwater

Listing courtesy of Century 21 Select Real Estate.

$1,824,100

223601498 MLS

. Competitive Seller Financing Available. This highly producing almond ranch is of approx 49.5ac assessed acres with TWO WATER SOURCES. The farm sits within Merced County and Merced Irrigation District (MID). The farm receives class 1 surface water allocation from MID through its own dedicated sidegate. In addition to the district water, the farm is privy to its own ag well completed in 2017; approx 14-inch casing, 440ft depth, and a 50hp turbine motor/pump. The orchard is NP/SO/Aldrich, they are spaced 19'x21'. Irrigation is via Nelson's R5 full coverage micro sprinklers powered by the diesel power plant and filtered by the automated three tank sand media station. Production numbers average over 3000lbs/ac with 2022 at over 3600lbs/ac. A full detailed brochure is available upon request. Adjacent parcel also available:MLS#614601Buyer to independently verify all information.

White Crane Road, Atwater

Listing courtesy of Century 21 Select Real Estate.

$99,000

226063569 MLS

Great Home building site, a little country but close to town!! 10K + square foot lot is prefect place to build your dream home. Property is located within minutes to major shopping, schools, and has easy freeway access.

6362 Atwater Jordan, Atwater

Listing courtesy of Century 21 Select Real Estate.

$399,000

226060001 MLS

Nestled on 2.8 picturesque acres in the peaceful countryside, this property offer the perfect blend of privacy, space, and rural charm. It provides an ideal setting for anyone seeking a quiet retreat from the pace of city life. The acreage is well-suited for gardening, hobby farming, outdoor recreation, or simply enjoying the natural beauty. With ample room to build your dream home and possibly a granny house, a workshop, or additional outdoor living spaces. There is a pump house with a newer roof, two gat entries for easy access and exit. There is a garage and carport, and chicken coop ready for your flock. There is a fresh water well, a recently serviced septic system, and PG&E electricity all in place. A 50-amp RV breaker was added a few years. Also has a propane tank on the property.. There is MID transferable water rights for future crops or pasture. This property has endless possibilities.

3650 Santa Fe, Atwater

Listing courtesy of Keller Williams Merced.

$1,500,000

226043198 MLS

Exceptional opportunity to acquire 30.7 acres positioned directly in the path of growth, bordering the city limits of Atwater in Merced County. The property is located within the Sphere of Influence in the City of Atwater's current General Plan update (under review), making it a strong candidate for future residential development including R-1 (single-family) and R-3 (multi-family). While future development would require annexation, a General Plan amendment, and all necessary governmental approvals, the location, surrounding expansion, and proximity to city services position this property as a premium long-term investment opportunity. In the interim, the land offers immediate agricultural usability, having been previously planted in almonds and now cleared and ready for row crops or new permanent plantings. The property benefits from Class 1 water rights through Merced Irrigation District, along with a turbine agricultural well and PG&E power, providing reliable and flexible irrigation sources. This is a rare opportunity to secure a versatile property with both strong current utility and significant future upside in one of the area's expanding growth corridors.

Fruitland & Orchard Park Ave, Atwater

Listing courtesy of Powerhouse Realty.

$167,000

225137502 MLS

Exceptional residential lot located in the highly desirable McSwain areaan ideal setting to create the home you've always envisioned. Sitting on just over an acre, this spacious parcel offers endless possibilities for your custom build, with plenty of room for a pool, shop, or outdoor entertaining space. Surrounded by beautiful, custom-built homes, the property provides a peaceful rural atmosphere while still being conveniently close to town, schools, and major commuter routes. Enjoy the best of both worldsquiet country living with easy access to nearby amenities. Don't miss this rare opportunity to secure a prime piece of land in one of McSwain's most sought-after neighborhoods. The perfect canvas for your dream home awaits! This Property is being sold along with two other vacant lots.

Queen Elizabeth, Atwater

Listing courtesy of NextHome D&G Realty Group.

$167,000

225137498 MLS

Queen Elizabeth, Atwater

Listing courtesy of NextHome D&G Realty Group.

$167,000

225137483 MLS

Queen Elizabeth Drive, Atwater

Listing courtesy of NextHome D&G Realty Group.

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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 .