Modesto So of Hwy 132 West of Hwy 99 Homes under $500,000

Welcome to the charming region of Modesto, nestled in the heart of Stanislaus County, California. This vibrant city, conveniently located south of Highway 132 and west of Highway 99, is known for its friendly atmosphere, rich agricultural heritage, and a strong sense of community. Modesto offers a perfect blend of suburban tranquility and urban convenience, making it an ideal place for families, young professionals, and retirees alike.

One of the most appealing aspects of Modesto is its diverse housing market, particularly for those seeking homes under $500,000. This price range opens the door to a variety of options, from quaint single-family homes to modern townhouses, all set within beautiful neighborhoods. With its affordable real estate, Modesto provides an excellent opportunity for first-time homebuyers or anyone looking to invest in a vibrant community.

Living in Modesto means enjoying a wealth of amenities, including parks, shopping centers, and dining options that cater to every palate. The city is also home to a thriving arts scene, with galleries and theaters that showcase local talent. Outdoor enthusiasts will appreciate the nearby recreational areas, perfect for hiking, biking, and enjoying the picturesque California landscape.

In Modesto, you’ll find a welcoming community that values connection and support. With a rich history and a bright future, this region is a fantastic place to call home. Explore the possibilities of living in Modesto, where affordable homes meet an inviting lifestyle. Your dream home awaits!

Newest Modesto So of Hwy 132 West of Hwy 99 Homes under $500,000

$289,999

2 Beds ⋅ 1 Baths ⋅ 834 SqFt. ⋅ 226123311 MLS

Welcome to 802 Wheatley Avenue! This charming detached single-family home offers comfort, key updates, and incredible flexibility. Enjoy peace of mind with a newer roof (approx. 3-4 years old) and fully updated plumbing. The functional floor plan features bright, welcoming living spaces and includes a versatile extra room with great potential to serve as a 3rd bedroom, home office, or guest space. Outside, the generous yard provides plenty of room for entertaining, gardening, or relaxation. Conveniently located near local schools, shopping, and major roadwaysa fantastic opportunity for first-time buyers or investors alike. Schedule your showing today!

802 wheatley, Modesto

Listing courtesy of HomeSmart PV & Associates.

$120,000

2 Beds ⋅ 1 Baths ⋅ 887 SqFt. ⋅ 226123175 MLS

CASH BUYERS ONLY! Calling all investors, contractors and builders. The home has sustained fire damage and requires extensive repair or reconstruction.

2549 Parkdale Drive, Modesto

Listing courtesy of EXIT Realty Consultants.

$455,000

2,086 SqFt. ⋅ 226122238 MLS

One Great Opportunity during these trying Times! Duplex available. One 3 bedroom Unit occupied and One 2 bedroom unit vacant. Buyer can entertain the option of assuming an existing loan @ 3.125% interest fixed 23 year existing term.

812 CLEMENTA Way, Modesto

Listing courtesy of Real Estate Source Inc.

$440,000

4 Beds ⋅ 1 Baths ⋅ 1,316 SqFt. ⋅ 226121584 MLS

Two parcels, one property, and a ton of potential in Modesto! This unique offering includes a 4-bedroom, 1-bath home on an approximately 6,788 sq. ft. parcel PLUS the adjacent approximately 6,780 sq. ft. vacant parcel, giving you approximately 13,568 sq. ft. of combined land. The home offers a flexible layout with two bedrooms upstairs, generous closet space, and plenty of character throughout. A clean basement provides additional storage and usable space. Other features include a garage, separate shed/storage area, public city water, a camera system, and an alarm system. HVAC and water heater have also been updated within approximately the last 3-4 years. What truly sets this property apart is the additional parcel located directly next door. The approximately 6,780 sq. ft. vacant lot is zoned for single-family residential use and features an existing concrete area, creating numerous possibilities. Explore the potential for another residence, additional living space, an ADU, expanded parking, storage, outdoor entertaining, or simply enjoy the extra land. Both parcels are being sold together, offering a rare opportunity to own an existing home along with a separate residential lot right beside it. Bring your ideas and take advantage of the space, flexibility, and future potential this property has to offer. Buyer to independently verify parcel sizes, zoning, utilities, building requirements, permitted uses, development potential, and functionality/inclusion of camera and alarm systems.

1645 Victoria Drive, Modesto

Listing courtesy of EXIT Realty Consultants.

$395,000

3 Beds ⋅ 1 Baths ⋅ 1,314 SqFt. ⋅ 226119446 MLS

Welcome to this beautifully renovated home, thoughtfully updated while maintaining its warm and inviting charm. Situated on a generously sized lot with plenty of yard space, this home offers a comfortable layout with spacious bedrooms and abundant hallway cabinetry for additional storage. Recent improvements include a new roof, new HVAC system, fresh interior and exterior paint, new flooring, and a beautifully renovated kitchen. The detached two-car garage is conveniently accessible from the alley providing additional parking. The lot offers plenty of room for potential RV access. Ideally located near downtown with quick freeway access, this move-in-ready home combines modern updates, generous indoor and outdoor space, and a convenient central location. Don't miss out on this great find!

225 Merced Avenue, Modesto

Listing courtesy of HomeSmart PV & Associates.

$400,000

3 Beds ⋅ 2 Baths ⋅ 1,521 SqFt. ⋅ 226118757 MLS

Great location for commuters! This 3 bedroom, 2 bath home shows beautifully! You'll love the easy to maintain lot and the Spacious floorplan.

908 Wilma Drive, Modesto

Listing courtesy of PMZ Real Estate.

$349,000

3 Beds ⋅ 2 Baths ⋅ 978 SqFt. ⋅ 226118082 MLS

FIXER-UPPER OPPORTUNITY! Bring your vision and tools to this 3-bedroom, 2-bath home with excellent potential. This property offers a great opportunity for an investor, contractor, or buyer looking to renovate and add value. The existing layout provides a solid starting point, with plenty of possibilities for updates and improvements. Conveniently located near local amenities, schools, shopping and major roadways. Property is being sold in its current condition and will require renovation. Don't miss the opportunity to transform this property into a beautiful home or investment.

909 Crippen Avenue, Modesto

Listing courtesy of Mills Realty.

$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.

$449,999

2,086 SqFt. ⋅ 226111122 MLS

This property has many options for generating generational wealth. This Duplex consists of a 2 bedroom/1 bathroom currently rented out at $1900/mo, 2nd unit is currently vacant and is a 3 bedroom/1 bathroom. Previous tenant was paying $2100/mo for the 3/1. You could live in half and already have generating income or rent the other unit out and have over 10% cap rate return on your investment. This is great for a 1st time buyer looking to establish a great wealth building property or a seasoned investor looking to add a great property to their portfolio.

824 Clementa Way, Modesto

Listing courtesy of Realty ONE Group Zoom.

$383,000

3 Beds ⋅ 1 Baths ⋅ 1,266 SqFt. ⋅ 226110215 MLS

Welcome to 1612 Bedford Ave! This charming 3-bedroom, 1-bath home offers 1,266 SF of comfortable living space with character, functionality, and exciting possibilities. Spacious living areas provide plenty of room to relax and entertain, while the kitchen and large dining area offer ample storage and convenient backyard access. A newer roof, approximately two years old, adds to the home's appeal. Outside, the spacious backyard features a covered patio, mature fruit trees, and plenty of room for gardening, outdoor activities, or entertaining. A generous driveway and covered carport provide parking for two vehicles, while the detached 1-car garage with alley access offers additional parking, storage, or workshop space, with potential for an ADU. Conveniently located near Highways 132 and 99, shopping, dining, and schools. Come see all that 1612 Bedford Ave has to offer!

1612 Bedford Avenue, Modesto

Listing courtesy of PMZ Real Estate.

$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.

$399,000

3 Beds ⋅ 1 Baths ⋅ 1,246 SqFt. ⋅ 226107901 MLS

Welcome to 1305 Mayette Ave, this home offers a 3 bedroom, 1 bathroom. In-law unit in back, use it for a family member or rent it out. Perfect to rent or bring the mother-in-law. This property has lots of potential, close to schools, shopping centers and more!!! Don't miss out on this opportunity.

1305 Mayette Avenue, Modesto

Listing courtesy of Century 21 Select Real Estate.

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 .