Modesto So of Hwy 132 West of Hwy 99 Real Estate

Welcome to the charming region of Modesto, nestled in the heart of California's Stanislaus County! Specifically, the area south of Highway 132 and west of Highway 99 offers an inviting blend of suburban tranquility and urban convenience, making it an ideal location for families, professionals, and retirees alike.

Modesto is renowned for its rich agricultural heritage, which is beautifully reflected in its picturesque landscapes and vibrant community. The region is characterized by sprawling orchards, lush vineyards, and a warm climate that encourages outdoor activities year-round. Residents enjoy access to numerous parks and recreational facilities, perfect for family picnics, leisurely walks, or weekend sports.

This area boasts a diverse array of housing options, from charming single-family homes to modern townhouses, catering to various lifestyles and budgets. The community is known for its friendly atmosphere, where neighbors become friends and local businesses thrive. With a strong emphasis on community events, you can often find farmers' markets, art festivals, and cultural celebrations that bring everyone together.

In terms of education, Modesto is served by reputable school districts, providing quality education for children of all ages. Additionally, its strategic location offers easy access to major highways, making commutes to nearby cities like Stockton and Turlock a breeze.

Whether you're exploring the local dining scene, indulging in the arts, or simply enjoying the beautiful California sun, Modesto south of Highway 132 and west of Highway 99 is a delightful place to call home. Discover your perfect piece of this vibrant community today!

Newest Listings in Modesto So of Hwy 132 West of Hwy 99

$86,900

3 Beds ⋅ 2 Baths ⋅ 1,065 SqFt. ⋅ 226090756 MLS

Welcome to this beautifully updated 3-bedroom, 2-bath manufactured home offering 1,065 sq. ft. of comfortable, move-in-ready living in a desirable 55+ gated senior community in Modesto! This turnkey home has been thoughtfully refreshed with complete exterior paint (late 2025), complete interior paint (2026), and new flooring, creating a bright, modern feel throughout. Major improvements provide added peace of mind, including a new HVAC system installed in January 2021 and a roof replaced approximately eight years ago. The spacious floor plan is ideal for comfortable everyday living, and the sale includes a washer, dryer, and refrigerator, making your move even easier. Conveniently located near Highway 132, shopping, dining, medical services, and other everyday conveniences, this home offers the perfect blend of comfort and accessibility. The current space rent is $974/month and includes water, sewer, and trash. If you're looking for a move-in-ready home in a welcoming senior community with valuable updates already completed, this is one you won't want to miss. Schedule your private showing today!

1200 S Carpenter Road Unit #48, Modesto

Listing courtesy of Real Broker Technologies.

$725,000

3,583 SqFt. ⋅ 226089175 MLS

Never before commercially available 3 building 5-plex on J Street. Fully leased with most units at market rent. Rare opportunity to acquire a very clean multifamily property in Modesto's West Side neighborhood. Historically properties in this neighborhood maintain above market occupancy rates.

314 J Street, Modesto

Listing courtesy of Rand Commercial Properties.

$699,000

4 Beds ⋅ 2 Baths ⋅ 1,736 SqFt. ⋅ 226083479 MLS

Welcome to 1729 Beverly Dr., Modesto. This country ranch style features a 1736 sf 4 bed, 2 bath home siting on a huge 1.19 acre lot in Southwest Modesto. The property includes a 3 car garage, a 1 bed, 1 bath studio apartment above the garage, a large 40' x 40' metal pole barn for feed or RV storage. In addition, there is a 3/4+ acre irrigated and fenced pasture for your farm animals, 4-H or FFA projects, horses etc. For those commuting, this great property is located only minutes from Hwys. 132 and 99. This home is in a perfect location for someone wanting semi-country living, but having easy access for shopping, schools and more!

1729 Beverly Drive, Modesto

Listing courtesy of Greg Nunes Realty.

$249,000

2 Beds ⋅ 1 Baths ⋅ 720 SqFt. ⋅ 226085782 MLS

Bring your vision to this 2-bedroom, 1-bath home built in 1945, offering 720 sq. ft. of living space on a large lot in Modesto. This fixer presents an excellent opportunity for investors, contractors, or buyers looking to renovate and build equity. The spacious lot offers room for gardening, outdoor living, and possible RV parking. Conveniently located near schools, shopping, parks, and commuter routes, this property is ready for its next chapter.

1720 Vernon Avenue, Modesto

Listing courtesy of Atlantic Realty.

$425,000

4 Beds ⋅ 2 Baths ⋅ 1,292 SqFt. ⋅ 226081076 MLS

Welcome to this beautifully updated 4-bedroom, 2-bathroom home offering 1,292 square feet of comfortable living space. Recently renovated with quality improvements throughout, this move-in-ready property features permitted updates such as a new roof, new electrical panel, and new finishes throughout. The functional floor plan provides ample space for families, guests, or a home office, while the refreshed interior offers a clean, modern feel. Conveniently located near Marshall Elementary School and with easy access to CA-99, commuting, shopping, and everyday amenities are all within reach. The spacious yard awaits your personal touch - don't miss this opportunity to make your own memories in this thoughtfully renovated home!

1530 Pelton Avenue, Modesto

Listing courtesy of Real Broker Technologies.

$280,000

2 Beds ⋅ 1 Baths ⋅ 1,972 SqFt. ⋅ 226076647 MLS

Discover a refined residential opportunity at 1924 Kenneth St, Modesto, This property offers a unique blend of comfort and potential, with this semi blank canvas you can envision a lifestyle of ease and personal expression. The private yard provides potential for outdoor living, offering ample space for recreation. Adjacent to this, the patio extends your living area outdoors, perfect for enjoying the California sunshine. Further enhancing the property's appeal is a versatile building, presenting a blank canvas for customization - whether it be a home office, entertainment zone, or additional storage. This is more than just a house; it's an invitation to express yourself.

1924 Kenneth Street, Modesto

Listing courtesy of LPT Realty, 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.

$86,000

3 Beds ⋅ 2 Baths ⋅ 1,584 SqFt. ⋅ 226075753 MLS

Welcome to this spacious and well-maintained home in Westgate Village Comfortable, Senior Living in a Gated Community! Discover this 3-bedroom, 2-bath manufactured home in the highly desirable 55+ gated community. Current Space rent is $912 per month. Known for its quality, manufactured by Champion Westwind. Offering 1,584 sq. ft. of living space, this home features a newer roof and AC system, a remodeled primary bathroom, and covered decking with a private backyard perfect for gardening, relaxing or entertaining. Westgate Village is a clean, quiet, modern and secure park offering resort-style amenities including a clubhouse, sparkling pool, and recreational facilities. The community is pet friendly and beautifully landscaped, ideal for those seeking a low maintenance, active lifestyle. Additional highlights include guest parking, The primary bedroom is at the rear, 2 bedrooms located in the front.

1200 S Carpenter Road Unit #4, Modesto

Listing courtesy of HomeSmart PV & Associates.

$440,000

3 Beds ⋅ 2 Baths ⋅ 1,240 SqFt. ⋅ 226075360 MLS

Welcome to 700 Lacross Ct, Modesto, CA 95351, a well-maintained 3-bedroom, 2-bathroom home featuring 1,240 square feet of living space on a 5,663 square foot corner lot. Currently tenant-occupied with a one-year lease in place at $2,495 per month, this property offers immediate and reliable cash flow for investors.

700 Lacross Court, Modesto

Listing courtesy of PMZ Real Estate.

$419,999

226073036 MLS

Investors, take notice this well-maintained duplex at 821 Colorado Ave offers the ideal combination of strong rental income, low operating expenses, and long-term investment potential. Each spacious unit features 2 bedrooms and over 750 square feet of living space, providing comfortable accommodations that attract and retain quality tenants. Designed with convenience and functionality in mind, the property includes carport parking, security fencing, and outside storage room with washer/dryer hookups amenities tenants value and appreciate. Generating nearly $3,100 in gross monthly income, this property is already producing solid returns from day one. Even better, tenants pay all utilities except garbage, helping keep ownership expenses low and maximizing your monthly cash flow. Whether you're looking to expand your portfolio, complete a 1031 exchange, or secure a reliable income-producing asset, this duplex checks all the boxes. Strong income. Low expenses. Proven rental demand. Opportunities like this don't last long add this Modesto duplex to your portfolio today!

821 Colorado Avenue, Modesto

Listing courtesy of Konrad Real Estate.

$89,900

2 Beds ⋅ 2 Baths ⋅ 1,248 SqFt. ⋅ 226066583 MLS

Welcome to 1200 S. Carpenter Rd, Space #22, a beautifully maintained 2-bedroom, 2-bath mobile home located in a desirable gated community with a pool. Perfect for downsizing or for mom and dad, this home offers comfortable living in a quiet, well-kept setting. Prime central location just minutes from Highway 99, the mall, Costco, pharmacies, car wash, dining, and moreeverything is truly a stone's throw away.

1200 S Carpenter Road Unit #22, Modesto

Listing courtesy of EXIT Realty Consultants.

$499,999

5 Beds ⋅ 3 Baths ⋅ 1,550 SqFt. ⋅ 226056480 MLS

Welcome to 2013 Robertson Rd in Modesto a versatile property offering space, comfort, and income potential. The main home features 3 bedrooms, 2 bathrooms, and approximately 1,550 square feet of living space, with a functional layout, generous living areas, and plenty of natural light throughout. In addition to the main residence, the property includes a separate 2-bedroom, 1-bath unit ideal for extended family, guests, or rental income.Whether you're looking for a multi-generational setup or an investment opportunity, this property delivers flexibility to fit your needs. The property also features a two-car garage, ample parking, and a spacious lot with room to enjoy. Conveniently located near shopping, schools, and commuter routes, this is a rare find with dual living potential in Modesto.

2013 Robertson Road, Modesto

Listing courtesy of Realty ONE Group Zoom.

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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 .