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

Welcome to the vibrant region of Modesto, California, a hidden gem nestled in Stanislaus County that offers a delightful blend of urban convenience and small-town charm. Located south of Highway 132 and west of Highway 99, this area is perfectly positioned for those seeking a serene lifestyle while still enjoying easy access to city amenities.

Modesto boasts a rich agricultural heritage, with sprawling orchards and vineyards that paint the landscape in stunning hues throughout the seasons. The city is renowned for its friendly community, vibrant arts scene, and a plethora of outdoor activities, making it an ideal place for families, retirees, and young professionals alike. Enjoy leisurely strolls along the picturesque Tuolumne River, or take advantage of the numerous parks and recreational facilities that invite you to embrace the California sunshine.

For those looking to invest in land, this region offers an exciting opportunity. The available land for sale presents a blank canvas for your dreams, whether you envision building your dream home, creating a peaceful retreat, or developing a thriving business. With its favorable climate, fertile soil, and strategic location, this land is not just a purchase; it's an investment in a lifestyle filled with potential.

Discover the charm of Modesto and explore the possibilities that await you in this enchanting area. Your dream property is just around the corner!

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 .