Modesto So of Hwy 132 West of Hwy 99 Homes under $250,000

Welcome to the vibrant heart of Modesto, California, where opportunity meets charm! Nestled south of Highway 132 and west of Highway 99, this thriving community in Stanislaus County offers a unique blend of suburban comfort and urban convenience. Known for its rich agricultural roots and friendly atmosphere, Modesto is a place where families, young professionals, and retirees can all find their perfect home.

One of the standout features of this region is the availability of homes under $250,000, making it an ideal choice for first-time buyers or those seeking affordable living without sacrificing quality. This area boasts a variety of charming properties, from cozy single-family homes to quaint townhouses, all designed to cater to diverse lifestyles and budgets. Imagine settling into a community where your home is not just a place to live but a sanctuary that reflects your personality.

Living in Modesto means enjoying the best of California's Central Valley. Residents have access to beautiful parks, vibrant local markets, and a rich cultural scene, including art galleries and theaters. The city is also conveniently located near major highways, making commuting to nearby cities a breeze.

Whether you’re drawn by the promise of affordable housing or the allure of a community steeped in history and character, Modesto is waiting to welcome you home. Explore the potential that lies within this charming region, and discover why so many are choosing to make Modesto their own. Your dream home is just around the corner!

Newest Modesto So of Hwy 132 West of Hwy 99 Homes under $250,000

$129,500

1,440 SqFt. ⋅ 226125133 MLS

Fresh, Updated & Move-in Ready! Welcome Home to 1200 S. Carpenter Rd space 114 Modesto, Ca located inside Westgate Village A 55+ Senior Living Community. Looking for a home that's clean, fresh, and ready for you to move right in? Look no further! This charming 2-bedroom, 2 bathroom mobile home has been freshly updated and is ready for its new owner. Step inside and you'll immediately notice the freshly painted interior and brand-new flooring, giving the home a bright, clean, updated feel. The exterior has been painted and sits on a corner lot with plenty of parking. The bathrooms have also received attention, including a new shower stall inside the primary bathroom, new countertops and new mirrors. The kitchen features a new stove, microwave, granite countertops and don't forget about the new ceiling fans. With its comfortable layout and recent improvements, this is a great opportunity in a nice senior living community that is affordable, updated and ready to call home, in a convenient Modesto location. Come take a look and see all this home has to offer!

1200 S Carpenter Rd Unit #114, Modesto

Listing courtesy of KW Central Valley.

$38,000

2 Beds ⋅ 1 Baths ⋅ 1,100 SqFt. ⋅ 226125138 MLS

Priced to sell and offered as-is, with the seller making no repairs. This property presents an opportunity for buyers looking to bring their own vision and updates to the home. The property is currently occupied, and the seller prefers not to have interior photos taken at this time. Please schedule an appointment in advance for an interior showing.

1200 S Carpenter Road Unit #62, Modesto

Listing courtesy of PMZ Real Estate.

$79,900

2 Beds ⋅ 2 Baths ⋅ 1,248 SqFt. ⋅ 226115061 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.

$99,900

3 Beds ⋅ 2 Baths ⋅ 1,344 SqFt. ⋅ 226110611 MLS

Welcome to resort-style, low-maintenance living in West Gate Village, a sought-after 55+ senior community! This charming 3-bedroom, 2-bath mobile home is move-in ready and designed for comfortable, easy living. Inside, you'll find a home that shines with a spacious, open floor plan filled with natural light. There are updated light fixtures , fresh paint and new blinds through out. Cozy up by the gas fireplace in the living area perfect for relaxing evenings or entertaining guests. A thoughtfully added hallway door creates the option for separate living quarters, offering flexibility for guests, hobbies, or private space. Built with durable vinyl siding, this home offers long-lasting curb appeal with minimal upkeep one less thing to worry about so you can enjoy retirement living to the fullest. As a resident of this welcoming 55+ community, you'll enjoy fantastic amenities including a sparkling swimming pool, recreation room, and beautifully maintained grounds. Whether it's peaceful mornings by the pool or friendly social gatherings with neighbors, West Gate Village delivers the ideal blend of comfort, community, and carefree living. Don't miss this wonderful opportunity in a prime 55+ community location!

1200 S Carpenter Rd Unit #133, Modesto

Listing courtesy of PMZ Real Estate.

1200 S Carpenter Road Unit #154, Modesto

$158,500

3 Beds ⋅ 2 Baths ⋅ 1,548 SqFt. ⋅ 226093049 MLS

Beautiful home in a senior park. Completely redone inside and out, this home shows like new. Major upgrades include a new roof installed in 2023 with a 20‑year warranty, new HVAC system, new dual‑pane windows, new flooring throughout, and fresh interior and exterior paint. The kitchen features a replaced skylight and includes newer appliances. Both bathrooms have been tastefully remodeled with a granite walk in shower, and the home is finished with new blinds, ceiling fans, and a new electrical panel and wiring. Located in one of the cleanest and best‑kept gated parks in the area, this community offers security, a clubhouse, pool, and convenient access to freeways, commuter routes, restaurants, and shopping. This is truly one of the nicest mobile homes available in the area fully updated, move‑in ready, and packed with value. Space rent currently $953 per month. 55 years and older. Great Park! Clean, well managed, Park is dog friendly, well maintained as well as security gate access

1200 S Carpenter Road Unit #154, Modesto

Listing courtesy of HomeSmart PV & Associates.

$59,500

2 Beds ⋅ 2 Baths ⋅ 1,440 SqFt. ⋅ 226096444 MLS

Located at 1200 S Carpenter Rd #18 in Modesto, California, this inviting home awaits its ideal owner. This property is ready to move in. The living room is a captivating space, with a beamed and vaulted ceiling creating an airy and expansive atmosphere, while a wood wall adds a touch of rustic charm. This residence offers 2 bedrooom and and bathrooms, the convenience of a laundry room with office attached, a porch for enjoying the outdoors, a balcony for elevated relaxation, and a patio that extends the living space into the residential area. This mobile home offers a blend of comfort and convenience in a desirable location. Owner has added new carpets to the bedrooms and outdoor, and tile flooring to the laundry room, for the new owners to enjoy.

1200 S Carpenter Road Unit #18, Modesto

Listing courtesy of PMZ Real Estate.

$204,000

2 Beds ⋅ 1 Baths ⋅ 1,128 SqFt. ⋅ 226036928 MLS

Great opportunity in Modesto. Situated on a 0.14-acre lot with alley access, this property offers potential. The existing 2-bedroom, 1-bath structure 1128 sqft home is located near schools, shopping centers, and local amenities, this is a great opportunity for investors or builders looking for their next project.

443 Colorado Avenue, Modesto

Listing courtesy of A 2 Z Homes, Inc..

Start Your Search

metrolist logo

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 .

Modesto So of Hwy 132 West of Hwy 99 Homes under $250,000

Newest Modesto So of Hwy 132 West of Hwy 99 Homes under $250,000

How much is your home worth?

How much is your home worth?