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1137 Apricot Avenue, Patterson
$1,450,000
3 Beds ⋅ 4 Baths ⋅ 2,200 SqFt. ⋅ 226014273 MLS
Discover the perfect blend of privacy, comfort, and versatility w/ this unique country property featuring two separate homes on nearly 14 acres of Ag land. Whether you're seeking a peaceful family compound, income-generating investment, or space for extended family, this one-of-a-kind retreat delivers. The main home offers classic country charm with modern updates, boasting an open-concept living area and formal dining or a second family room. Updated kitchen w/ island, SS appliances, quartz counters & custom backsplash. Gorgeous Master bath w/ dual sinks & separate tub/shower. Spacious bedrooms boasting their own private bathrooms. Close by, the second home is ideal for guests, in-laws, or tenants boasting 3 beds, 2 baths and over 1500 sf of living space, complete with its own private entrance. Enjoy the best of outdoor living with a sparkling pool and covered patio, perfect for summer relaxation. Large workshop with high end vehicle lift, plenty of lighting as well as a heater, ideal for hobbies, storage, or home-based business needs. Multiple storages on site. Surrounded by open skies & peaceful landscapes, this property provides a true country lifestyle while still being conveniently located near town amenities. Don't delay, call today!!

1137 Apricot Avenue, Patterson

Listing courtesy of Century 21 Select Real Estate. Selling Office: CSR Realty Options.

18413 Sycamore Avenue, Patterson
$1,431,500
4 Beds ⋅ 4 Baths ⋅ 3,012 SqFt. ⋅ 226021366 MLS
Welcome to 18413 Sycamore Ave. in Patterson! Country Living at it's best! This 11.67 acre parcel features a 3012 sq ft custom 4-bedroom, 3.5 bath home with a 4-car garage. The backyard is fully fenced with a pool/spa for those hot summer days! There is an ADU type building with a separate address, it's own aerobic septic system and parking. Potential ADU with conversion. A 4-stall stable with tack and storage bays for your animals along with a fenced pastures and a barn for hay or storage. If that's not enough, there are numerous fruit trees and gardens. This property is located in the highly desirable Patterson Irrigation District which features pre 1914 water rights. This property is secluded behind a gated driveway and fenced yard.

18413 Sycamore Avenue, Patterson

Listing courtesy of Greg Nunes Realty. Selling Office: Garin Real Estate.

1660 Fruit Avenue, Patterson
$1,236,378
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. Selling Office: PMZ Commercial Real Estate.

16012 Sycamore Avenue, Patterson
$1,199,900
4 Beds ⋅ 3 Baths ⋅ 2,348 SqFt. ⋅ 226101019 MLS
Imagine owning a private 6.15 acre retreat where modern upgrades, income potential, and resort style living all come together in one exceptional property. This completely remodeled home has been updated with quality and longevity in mind, featuring new copper plumbing, a new roof, new water heater, new furnace, new flooring, new countertops, new appliances, and fresh interior and exterior paint. The property includes a coral cherry orchard, adding potential opportunity. An attached guest quarters with a private entrance and full bathroom offers incredible flexibility; ideal for multigenerational living, extended guests, rental income, or a private home office setup. Step outside to your own backyard oasis featuring a beautiful heated pool, perfect for entertaining or relaxing year round. The expansive shop with a dedicated office space provides even more versatility for business use, hobbies, storage, or workspace needs. Located in a highly desirable area, this property offers the perfect blend of peaceful country living with convenient access to nearby amenities. Opportunities like this don't come around often, schedule your private showing today and experience everything this exceptional property has to offer.

16012 Sycamore Avenue, Patterson

Listing courtesy of Century 21 Select Real Estate. Selling Office: Non-MLS Office.

419 Burkhard Road, Patterson
$915,000
4 Beds ⋅ 3 Baths ⋅ 3,817 SqFt. ⋅ 226007053 MLS
Set on a picturesque one-acre ranchette, this exceptional property offers a rare blend of privacy and refined rural living. Thoughtfully positioned to maximize both space and scenery, the home is surrounded by sweeping views, mature landscaping, and the quiet charm of country lifewithout sacrificing modern comfort or convenience. The expansive lot provides endless possibilities, from livestock pursuits and hobby farming to outdoor entertaining and future enhancements. Wide-open skies and gentle breezes, create a sense of calm and freedom rarely found, while generous setbacks ensure privacy in every direction. The residence itself serves as a welcoming centerpiece, seamlessly connecting indoor comfort with outdoor living. The main residence consists of three bedrooms, with possible four, two full baths, approx. 3,097 sq. ft. Property has received numerous updates over the years, from the roof, well, HVAC, plumbing, water heater and more! Large windows invite natural light and frame tranquil views of the surrounding acreage, while well-proportioned living spaces are ideal for both everyday living and hosting guests. The family room, which also functions as a study, offers a welcoming retreat with custom built-in bookcases and a second fireplace, creating an inviting space to relax and unwind with a good book. Another standout feature is the expansive finished basement; estimated 14x30.5 (427 sq. ft.) with 7 1/2 ft. ceiling. This space offers exceptional versatility and easily accommodating uses such as an additional bedroom, game room, or private retreat, with endless possibilities to suit your needs.Outdoor areas are perfectly suited for gatherings, sunset dinners, or simply enjoying the peaceful surroundings. This property also features a separate residence, approximately 720 sq. ft. Has custom wood paneled ceilings, wood stove, full kitchen and bath. The home is perfect for extended family stays or mother-in-law quarters. Whether you envision a private retreat, a place to grow and roam, or a refined country escape close to town, this one-acre ranchette delivers space, versatility, and timeless appeal. It is a property that invites you to slow down, spread out, and truly make yourself at home.

419 Burkhard Road, Patterson

Listing courtesy of Stephens & Borrelli, Inc.. Selling Office: Non-MLS Office.

1099 Lemon Avenue, Patterson
$875,000
226087226 MLS
18.48 Acre Cherry Orchard!! This excellent cherry orchard features Coral Champagne cherries, with Brooks cherries as pollinators. The Coral Champagne variety has become the premier and most desirable variety in the Central Valley due to the early harvest timing and fruit quality. Both varieties are on Mahaleb rootstock. The soils on this property are very good and rated as class one. The orchard is irrigated by either solid set sprinkler or double line drip systems. The Patterson Irrigation District, with excellent pre-1914 water rights, provides the irrigation water and an on-site deep well turbine pump is a secondary source of water. This listing is close to the Patterson City limits, and a single-family home may be built on the property. This is a well maintained orchard with good production, size and quality fruit. Day to day farm management may also be available.

1099 Lemon Avenue, Patterson

Listing courtesy of Greg Nunes Realty. Selling Office: PMZ Commercial Real Estate.

2931 E Marshall Road, Crows Landing
$825,000
3 Beds ⋅ 3 Baths ⋅ 2,296 SqFt. ⋅ 226069299 MLS
Country Living at Its Finest on 8.6 Acres! Escape to your own private retreat with this exceptional 8.6-acre ranchette offering the perfect blend of comfort, functionality, and outdoor entertainment. This spacious 3-bedroom, 2.5-bath home is designed for both everyday living and hosting family and friends. The heart of the home features a large kitchen with granite and tile countertops, an oversized island with an attached dining table, abundant cabinetry, and a pantry closet. Additional interior amenities include a dedicated office, large laundry room, ceiling fans throughout, and a secure gun safe. The spacious primary suite is complete with a private balcony, dedicated heating and air conditioning system, and its own water heater for added comfort and efficiency. Outside you'll enjoyt The stunning PebbleTec pool with two cascading waterfalls and is complemented by an outdoor bathroom, custom tiki bar area, and fire pit creating the ultimate setting for entertaining or relaxing under the stars. Enjoy peaceful country views from the expansive front porch and rear deck. The property is fully equipped for hobby farming, horses, recreation, or business needs with multiple outbuildings and storage sheds, a barn, horse corrals and stalls, RV storage, and an impressive 60' x 40' shop offering endless possibilities for equipment, vehicles, or workshop space. Whether you're looking for a private country estate, equestrian property, or a place to enjoy wide-open spaces while still having luxury amenities, this remarkable ranchette delivers it all. A rare opportunity to own a versatile property with room to live, work, play, and grow.

2931 E Marshall Road, Crows Landing

Listing courtesy of Realty World -RW Properties. Selling Office: Stephens & Borrelli, Inc..

3101 River Road, Vernalis
$795,640
5 Beds ⋅ 3 Baths ⋅ 4,709 SqFt. ⋅ 225087866 MLS
Step back in time and discover the charm of this iconic Victorian estate, known lovingly as The Pink House.'' Built in 1910 and nestled on 2.83 sprawling acres, this historic gem offers 4,700 square feet of timeless character, featuring 5 spacious bedrooms and 3 full baths. From the grand architecture to the intricate details, this home is filled with stories of the pastjust waiting for the right owner to bring it back to life. Whether you're a history enthusiast or someone ready to roll up your sleeves, this is your chance to restore a true piece of Vernalis history. Bring your hammer and vision to breathe new life into this beauty. Adding even more value, the property includes a charming ADU offering 2 bedrooms, 2 baths, and 1,300 square feet of comfortable livingperfect for guests, rental income, or multi-generational living. This is more than a home; it's an opportunity to create something truly special.

3101 River Road, Vernalis

Listing courtesy of Century 21 Select Real Estate. Selling Office: Real Estate Professionals 4 you.

1248 E Las Palmas Avenue, Patterson
$647,000
3 Beds ⋅ 2 Baths ⋅ 1,522 SqFt. ⋅ 226036466 MLS
Charming 1.46-acre country property offering space, functionality, and peaceful living just minutes from town. Property includes a shop, carport, corral, pens, tack room, and commodities barn ideal for animals, hobbies, or extra storage. The 1,522 sq ft home features 3 bedrooms, 2 bathrooms, an attached 2-car garage, fenced backyard, and a 450 sq ft covered back porch with skylights. Interior offers a spacious layout with large rooms, an open family/dining area with fireplace and picture window, and a kitchen with serving bar, built-in hutch, and dining area. One bedroom includes built-in cabinetry and workspace, perfect for a home office. Recent upgrades include a 50-year roof with double insulation (2020), new septic system (2020), newer A/C (within 3 years), freshly painted interior (2026), some smart lighting, and cleaned air ducts (2026). Additional features include dual-pane windows, hardwood floors, energy-efficient water heater, and well system with upgraded pump. Enjoy mature landscaping with sugar pine trees, fruit trees, and room for gardening, animals, or outdoor living. Experience the tranquility of country living with convenient access to town.

1248 E Las Palmas Avenue, Patterson

Listing courtesy of Realty World -RW Properties. Selling Office: HomeSmart PV & Associates.

1424 Eucalyptus Avenue, Patterson
$625,000
226030808 MLS
Patterson Custom Homesite! 9.78 acres of Coral Champagne cherries just waiting for you to build the home of your dreams. Stanislaus Co. will allow a single-family dwelling, as well as an Accessory Dwelling Unit (ADU) to be constructed on the property. The orchard is planted in 16' row spacing and the trees are 10' apart (272 trees per acre), with 90% in Coral Champagne cherries and 5% each in Brooks and Tulare cherries as pollinators. All of the trees are on Mahaleb rootstock. Coral Champagne cherries are one of the earliest cherry varieties to be harvested in California (and the US) and Patterson is one of the earliest growing areas to start harvest. The cherries are currently sizing in preparation for a May harvest. The trees are irrigated via a double line drip system, with the water provided by the Patterson Irrigation District, which has some of the best water rates in the Central Valley as well as pre-1914 water rights. Patterson is one of the fastest growing cities in the Central Valley, with easy access to the Bay Area. This property is near the Patterson City limits and just minutes away from shopping. Modesto and Turlock are 30 minutes away and the I-5 Westley exit is ten miles. The current owner is willing to lease back the orchard and pay the new owners a percentage of the crop proceeds if desired. Stanislaus County is not allowing any parcel splitting in the rural agricultural areas, and small acreage parcels are becoming harder to find. This orchard may be the one you are waiting for!!!

1424 Eucalyptus Avenue, Patterson

Listing courtesy of Greg Nunes Realty. Selling Office: Realty World -RW Properties.

873 Loquat Avenue, Patterson
$450,000
4 Beds ⋅ 3 Baths ⋅ 2,377 SqFt. ⋅ 226032004 MLS
2.23-acre rural Patterson 2377 sq. ft. 4 bed-3 bath fixer home in need of a complete remodel from the ground up. The home, built in 1979, has fallen on tough times, but is waiting for the right person with the vision and construction ability to turn it into the home of their dreams! It is located right on the banks of Del Puerto Creek at the northernmost edge of the original Patterson Colony. There is a large shop for tinkering on or storing the toys and plenty room for animal pens, corrals, garden or your own mini orchard! Patterson, due to its' booming growth, is becoming one of the most popular destinations for those moving to the Central Valley. This home is minutes from downtown Patterson and less than 8 miles from the I-5 Westley interchange for those commuting to the Bay Area. Modesto and Turlock are both 30 minutes away. Bring your imagination, hammer, saw, lumber and paint to make it happen!!!

873 Loquat Avenue, Patterson

Listing courtesy of Greg Nunes Realty. Selling Office: eXp Realty of California Inc..

2112 Fig Avenue, Patterson
$250,000
3 Beds ⋅ 2 Baths ⋅ 1,152 SqFt. ⋅ 226038871 MLS
HUD Home! HUGE potential on this HUD Home located on an approx 1 acre lot on the outskirts of Patterson. Manufactured home is in rough condition, but plenty of opportunity to build something on your own. There is a one car attached garage on the left side of the property. Several sheds. Property is serviced by a well and septic tank. Buyer will need to investigate all aspects of this property including well /septic / irrigation options and lot lines. All HUD Homes are sold in AS IS condition.

2112 Fig Avenue, Patterson

Listing courtesy of Merced Homes Realty. Selling Office: Merced Homes 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 .

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