Westside Stanislaus County Land for Sale

**Discover the Hidden Gem of Westside Stanislaus County, CA**

Nestled in the heart of California’s Central Valley, Westside Stanislaus County offers a unique blend of rural charm and modern conveniences. Known for its picturesque landscapes, this region is characterized by rolling hills, expansive farmland, and stunning views of the Sierra Nevada mountains. The area is a haven for outdoor enthusiasts, with ample opportunities for hiking, fishing, and exploring the natural beauty that surrounds you.

Westside Stanislaus County is more than just a beautiful landscape; it’s a vibrant community rich in agricultural history and cultural diversity. Residents enjoy a relaxed lifestyle, with local farmers’ markets, family-owned businesses, and a strong sense of community spirit. The nearby towns, such as Patterson and Newman, boast a variety of amenities, including charming shops, delicious dining options, and excellent schools, making it an ideal place for families and individuals alike.

For those looking to invest, land for sale in Westside Stanislaus County presents a unique opportunity. Whether you envision building your dream home, starting a farm, or developing a recreational retreat, the available parcels offer the perfect canvas for your aspirations. With its affordable land prices and favorable climate, this region is poised for growth while maintaining its tranquil atmosphere.

Don’t miss your chance to own a piece of this enchanting area. Explore the land for sale in Westside Stanislaus County today and discover the endless possibilities that await you in this captivating corner of California!

Newest Westside Stanislaus County Land for Sale

$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 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 freeway exposure.The property is being used for grazing and a small portion is leased to a cellular company. 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..

$1,413,000

226077327 MLS

Almonds. 39.25 acres of excellent Nonpareil, Monterey and Carmel almonds (2005) planted north of Patterson on some of the best class 1 soils in the Patterson Colony. Pride of ownership is apparent on this good looking orchard. The Patterson Irrigation District, with valuable pre-1914 water rights and rates, supplies the double line drip irrigation system. Almonds from this parcel are currently delivered to the Blue Diamond Growers cooperative, which will allow the new owner the ability to continue future shipments from this orchard. This property is located in rural Patterson and would make a wonderful homesite for someone looking for country living, but still have easy access to I-5, Hwy 99 or Hwy 132. Downtown Patterson is less than a 10 minute drive. Modesto and Turlock are 30 minutes away.

1660 Fruit Avenue, Patterson

Listing courtesy of Greg Nunes Realty.

$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.

$2,860,000

225138534 MLS

This is a wonderful opportunity to acquire 130 +/- ac of mature almonds in the heart of the Central Valley. This well maintained ranch has a history of strong production along with the benefit of two water sources. Del Puerto ID and an Ag Well of which either source can supply the existing drip irrigation system providing accurate and efficient delivery of water to the orchard. The orchard was planted in 2004 with 50% Carmel, 25% Non-Pareil and 25% Monterey varieties. Production records available upon request.

HWY 5, Patterson

Listing courtesy of PMZ Commercial 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 .