Westside Stanislaus County Land for Sale

Welcome to Westside Stanislaus County, a hidden gem nestled in the heart of California's Central Valley. Known for its picturesque landscapes and vibrant agricultural heritage, this region offers a unique blend of rural charm and modern convenience. With its rolling hills, fertile farmland, and stunning sunsets, Westside Stanislaus is an ideal destination for those seeking a serene lifestyle while still being close to urban amenities.

As you explore the opportunities in Westside Stanislaus County, you'll discover an array of land for sale that is perfect for a variety of uses. Whether you're dreaming of building your own custom home, starting a family farm, or investing in a piece of California's rich agricultural history, this region has something to offer everyone. The land here is not only beautiful but also boasts excellent soil quality, making it perfect for growing crops or establishing vineyards.

The community is friendly and welcoming, with a strong sense of local pride. Residents enjoy a slower pace of life, yet the area is conveniently located near major highways, providing easy access to nearby cities like Modesto and Turlock. Outdoor enthusiasts will appreciate the abundance of recreational opportunities, including hiking, biking, and fishing in nearby parks and waterways.

Investing in land in Westside Stanislaus County means becoming part of a thriving community with a bright future. Don't miss your chance to own a piece of this enchanting region—explore our listings today and start your journey toward a fulfilling lifestyle in the heart of California!

Newest Westside Stanislaus County Land for Sale

$350,000

226111068 MLS

6.5 Acres with river access. Over 1,000 linear feet of Road Frontage. This property was once used as an RV/Trailer Mobile Home Park. Zoned in A-2-40, general agricultural district this land has the potential for many permitted uses along with many more commercial uses securing a use permit. Buyer to verify. Property currently has 4 septic systems, 3hp pump for domestic well, new electric panel box, and 52,750 square feet of cement pad. Exceptional value in this land.

14200 Crows Landing Road, Crows Landing

Listing courtesy of Century 21 Select Real Estate.

$162,000

226107324 MLS

Discover the possibilities on this expansive 39.63 acre parcel located in a remote and peaceful area near Newman, just off Interstate I-5. Offering wide open space, privacy and beautiful rural surroundings, this property is an ideal canvas for creating your dream country estate. Whether you envision building a private dream home, horse ranch, cattle operation, or rural retreat, this property provides plenty of room to bring your vision to life. Enjoy the freedom and tranquility of country living while still having convenient access to I-5 and the surrounding communities With ample acreage and a secluded setting, this is a rare opportunity to own a substantial piece of land in the Newman area. Bring your plans, your animals, and your imagination.

I-5 Highway, Newman

Listing courtesy of Century 21 Select Real Estate.

$499,999

226086987 MLS

9.81 acres of agricultural land located on Apricot Ave. This parcel offers open usable ground with surrounding farm land and easy road access. A great opportunity for farming, investment, or future agricultural use. Buyer to verify zoning, utilities, and permitted uses.

555 Apricot Avenue, Patterson

Listing courtesy of Mountain Valley Properties.

$692,000

226085619 MLS

Great long term investment at a reasonable price! These 173 acres are immediately adjacent to I-5 and offer 2,500 ft of potential freeway exposure. The property is being used for grazing. East half of the property consists of USDA Grade 1 Damluis clay loam. Currently there is no direct freeway access but still very easy to get to. Only a 1/2 mile to the North, Stuhr road has both on and off ramps for easy access. Conveniently the city of Newman is just four miles East. Adjacent property of 96 acres on the West side of I-5 also for sale! What could you do with these investments!

Orestimba Road, Newman

Listing courtesy of Stephens & Borrelli, Inc..

$384,500

226085034 MLS

Great long term investment at a reasonable price! These 96 acres are immediately adjacent to I-5 and offer 2,500 ft of potential freeway exposure. The property is being used for grazing and a small portion is leased to a cellular company. (There is no income from the cellular lease at this time) Currently there is no direct freeway access but still very easy to get to. Only a 1/2 mile to the North, Stuhr road has both on and off ramps for easy access. Conveniently the city of Newman is just four miles East. Adjacent property of 173 acres on the East side of I-5 also for sale! What could you do with these investments!

5296 Orestimba Road, Newman

Listing courtesy of Stephens & Borrelli, Inc..

$537,000

226064123 MLS

Rare opportunity to acquire approximately 7.89 acres located on Locust Avenue just outside the Patterson city limits in one of the West Side's growing transitional areas. The property is designated Estate Residential under the City of Patterson 2023 General Plan and lies within the City of Patterson Sphere of Influence, placing it within the city's identified long-term growth area for future expansion considerations. A Sphere of Influence is a planning boundary used by cities and regional agencies to identify areas that may ultimately be incorporated into future city growth patterns, infrastructure planning, and urban development over time. While not currently within the city limits, properties within a Sphere of Influence are often viewed as having enhanced long-term strategic potential due to their proximity to existing development and anticipated future expansion. This parcel sits directly across the street from the current Patterson city limits, giving it a highly strategic location relative to future growth patterns. The surrounding area has experienced continued residential, commercial, and industrial expansion, increasing interest in well-located acreage with long-term upside potential. The property consists of approximately 343,688 square feet of vacant land and offers a variety of possible future uses subject to planning approvals and agency review. Ideal opportunity for investors, land bankers, estate residential users, or buyers seeking to secure acreage positioned near the path of growth. The parcel currently offers a rural setting while maintaining close proximity to Patterson amenities, Interstate 5 access, and major transportation corridors serving the Central Valley. Buyer to independently investigate all zoning, land use regulations, annexation potential, utility availability, development standards, environmental matters, and future planning considerations with the City of Patterson, Stanislaus County, and all applicable agencies. Information deemed reliable but not guaranteed. Excellent long-term hold opportunity in an area experiencing continued growth and planning activity.

Locust Avenue, Patterson

Listing courtesy of Mountain Valley Properties.

$750,000

226056619 MLS

1748 Fruit Avenue presents a rare 1.50-acre country-living property that combines immediate usability with long-term development potential. This site is uniquely positioned for buyers seeking a residential build opportunity without the typical delays and costs associated with raw land. The property is already improved with a metal shop and storage garage, along with two existing ADU units, offering flexibility for interim use, rental income, or multi-generational living. A large, established building pad is in place and stubbed with utilities, significantly reducing the time and expense required to begin construction. Whether you are planning a manufactured home or a custom stick-built residence, the infrastructure is already in place to move forward efficiently. The layout of the parcel allows for a variety of configurations, making it ideal for an owner-user looking to create a private country estate, or an investor seeking a functional, income-producing asset with future upside. In addition to its residential potential, the property features extensive improvements that support outdoor use and gatherings, including covered areas, open yard space, and ample room for parking and storage. This flexibility enhances the property's usability while development plans are finalized. Located just minutes from downtown Patterson and within approximately 10 miles of Interstate 5, the property offers a balance of rural privacy and regional accessibility. Patterson continues to experience strong growth driven by its industrial base and proximity to major transportation corridors, positioning this asset within a path of continued expansion. Properties that offer usable acreage, existing improvements, and development-ready infrastructure are increasingly difficult to find. 1748 Fruit Avenue presents a compelling opportunity to secure a site where much of the groundwork has already been completedallowing you to focus on building, operating, or investing from day one.

1748 Fruit Avenue, Patterson

Listing courtesy of Mountain Valley Properties.

$170,000

226056138 MLS

Come see this 40 acres of raw land right off of Highway 5. Located in Fall Caynon! Creek runs along side this property. Lots of potential here for right buyer; lots of possibilities!

Hwy 5 Highway, Newman

Listing courtesy of Atlantic Realty.

$369,000

226021257 MLS

Patterson 2.16 Acre Homesite! One of the few small rural lots under 3 acres to be found in the Patterson Colony. Located on a QUIET country lane, this parcel is ready for the home of your dreams. In order to retain the current neighborhood's country charm, Covenants, Conditions & Restrictions (CC&Rs) have been recorded that will require a custom home be built onsite with a minimum of 2,400 sq. feet, plus an ADU if desired. Commercial semi-truck parking will not be allowed. Downtown Patterson is minutes away and I-5 for those commuting to the Bay Area is easily accessible. Both Modesto and Turlock are both within a 30-minute drive. Stanislaus County has indicated that rural parcel splitting will not be allowed, making the few remaining parcels more valuable. In addition to this parcel, an adjacent 1.90 acre parcel is also available on Elfers Road for those wanting to have a home next to their family or friends.

425 Elfers Rd., Patterson

Listing courtesy of Greg Nunes Realty.

$359,000

226021508 MLS

Patterson 1.90 Acre Homesite! One of the few small rural lots under 3 acres to be found in the Patterson Colony. Located on a QUIET country lane, this parcel is ready for the home of your dreams. In order to retain the current neighborhood's country charm, Covenants, Conditions & Restrictions (CC&Rs) have been recorded that will require a custom home be built onsite with a minimum of 2,400 sq. feet, plus an ADU if desired. Commercial semi-truck parking will not be allowed. Downtown Patterson is minutes away and I-5 for those commuting to the Bay Area is easily accessible. Both Modesto and Turlock are both within a 30-minute drive. Stanislaus County has indicated that rural parcel splitting will not be allowed, making the few remaining parcels more valuable. In addition to this parcel, an adjacent 2.16 acre parcel is also available on Elfers Road for those wanting to have a home next to their family or friends.

403 Elfers Rd., Patterson

Listing courtesy of Greg Nunes Realty.

$5,240,000

226001961 MLS

Excellent Patterson/Crows Landing Almond Orchard!! This 2005 almond orchard has Carmel, Monterey, Butte and Padre almonds on Hansen Root Stock. The orchard utilizes solid set Nelson R2000 sprinklers, with federal irrigation water supplied by the Del Puerto Water District. The secondary source of irrigation water is from a 2015 irrigation well with pressure bowls supplying 950 gallons per minute. The soils are rated as excellent, consisting of Class 1 Vernalis Loam (122) and Class 1 Vernalis Clay Loam (125). This is an exceptionally clean, well kept orchard that be a great addition to your property portfolio.

18401 Davis Road, Patterson

Listing courtesy of Greg Nunes Realty.

$1,348,475

225153569 MLS

36.46 acres of Patterson farmland just 1/4 mile east of the Patterson City Limits. Located in the center of the fertile San Joaquin Valley, this property is currently planted to alfalfa, and is capable of growing a multitude of crops. Irrigation water is provided by the Patterson Irrigation District, which has coveted Pre-1914 water rights and some of the lowest irrigation water costs. The acreage includes two adjacent legal parcels APNs 047-036-032 & 047-036-041 along Walnut Ave. Patterson is one of the fastest growing communities in Central California due to its' close proximity for those commuting to the Bay Area and Silicon Valley. Centrally located between Hwy. 99 and I-5, San Francisco, Sacramento and Fresno are all less than a 2 hour drive.

1430 Walnut Ave., Patterson

Listing courtesy of Greg Nunes Realty.

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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 .