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Magnolia Ave & Washington Blvd, Livingston

212 acres of productive agricultural ground located in Livingston, California. Comprised of six legal parcels, the property features primarily Delhi sandy soils and has a long history of sweet potato production. Irrigation water is provided by Merced Irrigation District surface water along with three agricultural wells. Improvements include a recently remodeled 1,290 sq. ft. 3-bedroom, 2-bath residence originally built in 1948 and a 7,500 sq. ft. metal agricultural shop featuring concrete floors, electrical service, and roll-up doors. Additional agricultural sheds are also located on the property. The property offers access from Westside Boulevard, Washington Boulevard, and Magnolia Avenue and is zoned A-1 (General Agricultural). The agricultural ground and shop are currently leased through December 31, 2026, with the agricultural lease not being renewed. The residence is separately rented on a month-to-month basis. The property is protected by a perpetual agricultural conservation easement held by California Farmland Trust, established in 2011 to preserve the property's agricultural use and protect the farmland from conversion to non-agricultural uses. The sale includes APNs 047-240-014, 047-250-001, 047-250-002, 047-250-003, 047-250-011 and 047-250-012, offered together as one 212 acre agricultural property.

226104591 MLS

212 acres of productive agricultural ground located in Livingston, California. Comprised of six legal parcels, the property features primarily Delhi sandy soils and has a long history of sweet potato production. Irrigation water is provided by Merced Irrigation District surface water along with three agricultural wells. Improvements include a recently remodeled 1,290 sq. ft. 3-bedroom, 2-bath residence originally built in 1948 and a 7,500 sq. ft. metal agricultural shop featuring concrete floors, electrical service, and roll-up doors. Additional agricultural sheds are also located on the property. The property offers access from Westside Boulevard, Washington Boulevard, and Magnolia Avenue and is zoned A-1 (General Agricultural). The agricultural ground and shop are currently leased through December 31, 2026, with the agricultural lease not being renewed. The residence is separately rented on a month-to-month basis. The property is protected by a perpetual agricultural conservation easement held by California Farmland Trust, established in 2011 to preserve the property's agricultural use and protect the farmland from conversion to non-agricultural uses. The sale includes APNs 047-240-014, 047-250-001, 047-250-002, 047-250-003, 047-250-011 and 047-250-012, offered together as one 212 acre agricultural property.

Magnolia Ave & Washington Blvd, Livingston

Listing courtesy of Keller Williams Merced. Selling Office: Non-MLS Office.

$2,300,000

Discover this exceptional 54-acre farm and country estate in the heart of Stevinson, California. Comprised of two legal parcels 39 and 15 acres currently farmed with corn and oats, the ground is well-suited for row crops or conversion to almonds or pistachios, offering flexibility for future ag operations. The custom 3,500 sq. ft. main home (built 2008) features an open-concept design with high ceilings, a sunroom, and a private fenced yard with a built-in pool, perfect for relaxing or entertaining. A welcoming horseshoe driveway adds easy access and country charm. A seller-owned 285 kW ground-mount solar system offsets power for both homes and ag wells. The 25 HP irrigation well on the 39-acre parcel feeds 16 valves, with 11 additional valves on the smaller parcel. The property includes barns, shops, and livestock facilities for heifers, calves, and horses. Located in the Merquin Irrigation District with dual water sources district and ag well this ranch offers rare energy efficiency, versatility, and productivity. A 1,900 sq. ft. remodeled second home provides 3 bedrooms, 2 baths, and a private yard with shop. Sellers are motivated don't miss this outstanding opportunity!

5 Beds ⋅ 4 Baths ⋅ 3,500 SqFt. ⋅ 225132039 MLS

Discover this exceptional 54-acre farm and country estate in the heart of Stevinson, California. Comprised of two legal parcels 39 and 15 acres currently farmed with corn and oats, the ground is well-suited for row crops or conversion to almonds or pistachios, offering flexibility for future ag operations. The custom 3,500 sq. ft. main home (built 2008) features an open-concept design with high ceilings, a sunroom, and a private fenced yard with a built-in pool, perfect for relaxing or entertaining. A welcoming horseshoe driveway adds easy access and country charm. A seller-owned 285 kW ground-mount solar system offsets power for both homes and ag wells. The 25 HP irrigation well on the 39-acre parcel feeds 16 valves, with 11 additional valves on the smaller parcel. The property includes barns, shops, and livestock facilities for heifers, calves, and horses. Located in the Merquin Irrigation District with dual water sources district and ag well this ranch offers rare energy efficiency, versatility, and productivity. A 1,900 sq. ft. remodeled second home provides 3 bedrooms, 2 baths, and a private yard with shop. Sellers are motivated don't miss this outstanding opportunity!

21160 Second Avenue, Stevinson

Listing courtesy of Powerhouse Realty. Selling Office: Powerhouse Realty.

$1,950,000

69.4 acres of PRIME productive farm land located adjacent to Highway 99. This property features highway frontage and the BEST of the Central Valley's land offerings with Class I Merced Irrigation District Water, a deep well, 44.3 acres mature almonds and 21 acres of producing cherries. The almonds have a 2,245 lb/ac 20 year average production history and the cherries are just entering their prime producing years. Excellent 2026 cherry crop. There are also two homes (+ or - 2,200sq ft. & 1,800 sq ft.) on the property currently generating rental income as well as small outbuildings for animals or outdoor storage area. Excellent opportunity to own a large tract of land with multiple streams of income and long term investment value.

2 Beds ⋅ 1 Baths ⋅ 2,200 SqFt. ⋅ 226051401 MLS

69.4 acres of PRIME productive farm land located adjacent to Highway 99. This property features highway frontage and the BEST of the Central Valley's land offerings with Class I Merced Irrigation District Water, a deep well, 44.3 acres mature almonds and 21 acres of producing cherries. The almonds have a 2,245 lb/ac 20 year average production history and the cherries are just entering their prime producing years. Excellent 2026 cherry crop. There are also two homes (+ or - 2,200sq ft. & 1,800 sq ft.) on the property currently generating rental income as well as small outbuildings for animals or outdoor storage area. Excellent opportunity to own a large tract of land with multiple streams of income and long term investment value.

2151 Westside Blvd., Atwater

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

$1,550,000

A truly rare and exceptional opportunity to own 20 pristine acres in one of Hilmar's most sought-after country locations. This beautifully remodeled, move-in-ready 4-bedroom, 3-bath residence offers ideal single-level living with all bedrooms and main living spaces downstairs, plus an expansive upstairs game room with built-in desks, perfect for a kids' retreat, home office hub, or creative flex space. Every detail has been thoughtfully updated with brand-new flooring, fresh interior and exterior paint, all new fixtures, and stylish, modern design throughout. The home is fully electric and features major upgrades including a new HVAC system, water heater, reverse osmosis system, water softener, and pool pump. Step outside and experience a true country estate: a sparkling pool, irrigated pasture, approximately 7 acres of planted Alfalfa roundup ready, barn for animals, 3-car garage, storage shop with overhang, and an impressive 5,000-sq-ft shop equipped with four roll-up doors, two bathrooms, and a private office ideal for business owners, hobbyists, or serious storage needs. Attached to the large shop is an additional storage shop with full wall shelving and two additional roll-up doors. With two wells, flood irrigation, and endless possibilities, this one-of-a-kind property delivers space, functionality, and lifestyle rarely available and impossible to replicate.

4 Beds ⋅ 3 Baths ⋅ 2,597 SqFt. ⋅ 226006472 MLS

A truly rare and exceptional opportunity to own 20 pristine acres in one of Hilmar's most sought-after country locations. This beautifully remodeled, move-in-ready 4-bedroom, 3-bath residence offers ideal single-level living with all bedrooms and main living spaces downstairs, plus an expansive upstairs game room with built-in desks, perfect for a kids' retreat, home office hub, or creative flex space. Every detail has been thoughtfully updated with brand-new flooring, fresh interior and exterior paint, all new fixtures, and stylish, modern design throughout. The home is fully electric and features major upgrades including a new HVAC system, water heater, reverse osmosis system, water softener, and pool pump. Step outside and experience a true country estate: a sparkling pool, irrigated pasture, approximately 7 acres of planted Alfalfa roundup ready, barn for animals, 3-car garage, storage shop with overhang, and an impressive 5,000-sq-ft shop equipped with four roll-up doors, two bathrooms, and a private office ideal for business owners, hobbyists, or serious storage needs. Attached to the large shop is an additional storage shop with full wall shelving and two additional roll-up doors. With two wells, flood irrigation, and endless possibilities, this one-of-a-kind property delivers space, functionality, and lifestyle rarely available and impossible to replicate.

5460 Kilroy Road, Hilmar

Listing courtesy of Valley Heritage Realty. Selling Office: Valley Heritage Realty.

$1,350,000

Custom Estate with Shop, ADU & 4H/FFA Setup. Welcome to your dream Country Property, where custom craftsmanship on approximately 2.23 beautifully landscaped acres. This exceptional estate features a stunning 2,474-square-foot main residence, an impressive 50x70 shop, and a fully equipped ADU unit, everything you need for luxury living, productive work, and versatile income opportunities. The like-new custom home showcases meticulous attention to detail at every turn. Vaulted ceilings create soaring spaces filled with light and openness, while designer touches elevate the entire experience. The gourmet kitchen dazzles with quartz counters, stainless steel appliances, designer cabinets in carefully curated colors, and a striking designer rock veneer exhaust hood that serves as a dramatic focal point. Custom shutters throughout add elegance and light control, while a whole-house water softener and solar system provide modern efficiency and long-term savings. The master suite is nothing short of extraordinary. An enormous multi-head shower transforms your daily routine into a spa experience, while the huge walk-in closet provides luxurious storage that accommodates even the most extensive wardrobe. Abundant storage throughout the home ensures everything has its place, keeping your living spaces serene and uncluttered. The property's mature landscaping frames expansive grassy areas perfect for play, gatherings, or simply enjoying the open space. The generous backyard flows effortlessly for entertaining, whether you're hosting intimate dinners or large celebrations under the Central Valley sky. Your 4H/FFA Project will appreciate the multiple corrals complete with stanchions, providing excellent facilities for livestock. The massive 50x70 shop offers incredible versatility, ideal for equipment storage, workshops, hobbyist pursuits, or even commercial ventures. With this kind of space and infrastructure, your possibilities are virtually limitless. The self-contained ADU studio unit adds tremendous value and flexibility, featuring a full bathroom, laundry facilities, a complete kitchen, and a comfortable living space. Whether you envision guest quarters, rental income, multi-generational living, a home office, or a creative studio, this fully equipped unit adapts beautifully to your needs while maintaining privacy from the main residence. This Home Site is Well-Groomed and Manicured. This Ranchette has it all!

3 Beds ⋅ 3 Baths ⋅ 2,474 SqFt. ⋅ 226030624 MLS

Custom Estate with Shop, ADU & 4H/FFA Setup. Welcome to your dream Country Property, where custom craftsmanship on approximately 2.23 beautifully landscaped acres. This exceptional estate features a stunning 2,474-square-foot main residence, an impressive 50x70 shop, and a fully equipped ADU unit, everything you need for luxury living, productive work, and versatile income opportunities. The like-new custom home showcases meticulous attention to detail at every turn. Vaulted ceilings create soaring spaces filled with light and openness, while designer touches elevate the entire experience. The gourmet kitchen dazzles with quartz counters, stainless steel appliances, designer cabinets in carefully curated colors, and a striking designer rock veneer exhaust hood that serves as a dramatic focal point. Custom shutters throughout add elegance and light control, while a whole-house water softener and solar system provide modern efficiency and long-term savings. The master suite is nothing short of extraordinary. An enormous multi-head shower transforms your daily routine into a spa experience, while the huge walk-in closet provides luxurious storage that accommodates even the most extensive wardrobe. Abundant storage throughout the home ensures everything has its place, keeping your living spaces serene and uncluttered. The property's mature landscaping frames expansive grassy areas perfect for play, gatherings, or simply enjoying the open space. The generous backyard flows effortlessly for entertaining, whether you're hosting intimate dinners or large celebrations under the Central Valley sky. Your 4H/FFA Project will appreciate the multiple corrals complete with stanchions, providing excellent facilities for livestock. The massive 50x70 shop offers incredible versatility, ideal for equipment storage, workshops, hobbyist pursuits, or even commercial ventures. With this kind of space and infrastructure, your possibilities are virtually limitless. The self-contained ADU studio unit adds tremendous value and flexibility, featuring a full bathroom, laundry facilities, a complete kitchen, and a comfortable living space. Whether you envision guest quarters, rental income, multi-generational living, a home office, or a creative studio, this fully equipped unit adapts beautifully to your needs while maintaining privacy from the main residence. This Home Site is Well-Groomed and Manicured. This Ranchette has it all!

4486 Weir Avenue, Livingston

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

$1,225,000

The offering includes two legal parcels within Merced County totaling approx. 43.6ac: parcel A is 24.6ac with a single-family home of approx. 1333sf with three bedrooms, two full baths and a detached garage/workshop. The orchard within said parcel is planted to NP/MO almonds with the NPs planted in 2015 and the MOs planted in 2018, spacing is at 20'x15' on Viking rootstock. Parcel B is approx. 19ac with a single-family home of approx. 936sf with two bedrooms and one bathroom. Parcel B is currently leased for sweet potatoes. Said lease expires at the end of the 2025 growing season. The growing improvements to both parcels are privy to both Class 1 (in district allocation) surface water provided by Merced Irrigation District and an onsite 12'' ag well drilled in approx. 2016 to a depth of approx. 350 ft. The surface water is pressurized by a 40hp booster pump, filtered by a four tank sand media station, and distributed by micro sprinklers to the orchard and drip tape to the potatoes, while the 75hp turbine ag well lifts and pressurizes through the said four tank sand media station. The parcels are both within the Merced Irrigation District-Urban Ground Water Sustainability Agency (MIUGSA). Buyer to independently verify all information.

2 Beds ⋅ 2 Baths ⋅ 1,333 SqFt. ⋅ 225121430 MLS

The offering includes two legal parcels within Merced County totaling approx. 43.6ac: parcel A is 24.6ac with a single-family home of approx. 1333sf with three bedrooms, two full baths and a detached garage/workshop. The orchard within said parcel is planted to NP/MO almonds with the NPs planted in 2015 and the MOs planted in 2018, spacing is at 20'x15' on Viking rootstock. Parcel B is approx. 19ac with a single-family home of approx. 936sf with two bedrooms and one bathroom. Parcel B is currently leased for sweet potatoes. Said lease expires at the end of the 2025 growing season. The growing improvements to both parcels are privy to both Class 1 (in district allocation) surface water provided by Merced Irrigation District and an onsite 12'' ag well drilled in approx. 2016 to a depth of approx. 350 ft. The surface water is pressurized by a 40hp booster pump, filtered by a four tank sand media station, and distributed by micro sprinklers to the orchard and drip tape to the potatoes, while the 75hp turbine ag well lifts and pressurizes through the said four tank sand media station. The parcels are both within the Merced Irrigation District-Urban Ground Water Sustainability Agency (MIUGSA). Buyer to independently verify all information.

14597 Sunset Drive, Livingston

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

$995,500

Discover this exceptional farming property located in Livingston, CA, offering a strong blend of agricultural productivity, development potential, and accessibility over 36 acres. With 2 reliable water sources a deep well (approx. 12 years old, producing 380-440 GPM) and access to Merced Irrigation District water via standpipethis land is well-equipped for a variety of crops. The property boasts a rich agricultural history, having supported a productive almond orchard for 25 years and more recently leased for sweet potato farming over the past 4 years. The soil is known for being prime and fertile, consistently producing strong crop yields. This parcel also presents a great opportunity for future development. Whether you're looking to build a custom home with your own farming operation or invest in rental ground, this location holds significant value in the Livingston market. Conveniently situated near Westside Boulevard and Highway 140, the land provides easy access for farm equipment, transportation, and future growth. Don't miss the chance to own a versatile and well-located piece of farmland in the heart of the Central Valley.

226031463 MLS

Discover this exceptional farming property located in Livingston, CA, offering a strong blend of agricultural productivity, development potential, and accessibility over 36 acres. With 2 reliable water sources a deep well (approx. 12 years old, producing 380-440 GPM) and access to Merced Irrigation District water via standpipethis land is well-equipped for a variety of crops. The property boasts a rich agricultural history, having supported a productive almond orchard for 25 years and more recently leased for sweet potato farming over the past 4 years. The soil is known for being prime and fertile, consistently producing strong crop yields. This parcel also presents a great opportunity for future development. Whether you're looking to build a custom home with your own farming operation or invest in rental ground, this location holds significant value in the Livingston market. Conveniently situated near Westside Boulevard and Highway 140, the land provides easy access for farm equipment, transportation, and future growth. Don't miss the chance to own a versatile and well-located piece of farmland in the heart of the Central Valley.

4498 Weir Avenue, Livingston

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

$750,000

Laser leveled farm ground with 2 sources of water. This property is located in Tier 1 Merquin Irrigation District and has an AG well. This property also has a drain ditch and pump. The property has been used for oats & corn in the past but will make a great piece of property for a future homesite, permanent planting possibilities, row crops or feed. The property has a cement pipeline & irrigation values. There is an additional 29.81 acres for sale MLS#225018321

225018324 MLS

Laser leveled farm ground with 2 sources of water. This property is located in Tier 1 Merquin Irrigation District and has an AG well. This property also has a drain ditch and pump. The property has been used for oats & corn in the past but will make a great piece of property for a future homesite, permanent planting possibilities, row crops or feed. The property has a cement pipeline & irrigation values. There is an additional 29.81 acres for sale MLS#225018321

40 4th Street, Stevinson

Listing courtesy of Powerhouse Realty. Selling Office: Powerhouse Realty.

$665,000

We are pleased to present the opportunity to acquire a 4.6-acre ranchette in Stevinson, CA, offering a blend of rural-residential living, usable land, and equestrian-friendly improvements in Merced County. The 2,427 sq. ft. modular residence features 4 bedrooms and 2 bathrooms, providing comfortable space for everyday living, family, and guests. The property is well-improved with a 1,200 sq. ft. shop with an overhang, a barn with multiple horse stalls and storage structures, making it ideal for livestock, horses, and hobby-farm use. New dual AC units in 2023, new roof in 2024. The ranch is located in the Merquin County Water District and has access to district water, although the property is not currently connected. In addition, a domestic well supports the home and site improvements, ensuring a dependable water source for the residence, landscaping, and livestock. With usable acreage, equestrian amenities, and a desirable rural setting, this offering presents an excellent opportunity to enjoy country living on a well-appointed property in the heart of the Central Valley.

4 Beds ⋅ 2 Baths ⋅ 2,427 SqFt. ⋅ 226082510 MLS

We are pleased to present the opportunity to acquire a 4.6-acre ranchette in Stevinson, CA, offering a blend of rural-residential living, usable land, and equestrian-friendly improvements in Merced County. The 2,427 sq. ft. modular residence features 4 bedrooms and 2 bathrooms, providing comfortable space for everyday living, family, and guests. The property is well-improved with a 1,200 sq. ft. shop with an overhang, a barn with multiple horse stalls and storage structures, making it ideal for livestock, horses, and hobby-farm use. New dual AC units in 2023, new roof in 2024. The ranch is located in the Merquin County Water District and has access to district water, although the property is not currently connected. In addition, a domestic well supports the home and site improvements, ensuring a dependable water source for the residence, landscaping, and livestock. With usable acreage, equestrian amenities, and a desirable rural setting, this offering presents an excellent opportunity to enjoy country living on a well-appointed property in the heart of the Central Valley.

19331 First Avenue, Stevinson

Listing courtesy of Terra West Group. Selling Office: Atlantic Realty.

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