Westside Stanislaus County Real Estate

Welcome to the enchanting Westside of Stanislaus County, California, a hidden gem that beautifully marries the charm of rural living with the conveniences of modern life. Nestled in the heart of the San Joaquin Valley, this picturesque region boasts a rich agricultural heritage, stunning landscapes, and a tight-knit community that welcomes newcomers with open arms.

Westside Stanislaus County is renowned for its fertile farmland, where vibrant orchards and vineyards flourish under the California sun. The area is a haven for those who appreciate fresh, locally-sourced produce, with farmers’ markets and roadside stands offering seasonal delights. Imagine waking up to the sweet scent of blooming fruit trees and the gentle rustle of leaves in the warm breeze—this is the daily life here.

Beyond its agricultural allure, Westside Stanislaus County is also home to a variety of recreational opportunities. Outdoor enthusiasts can explore the nearby Sierra Nevada foothills, where hiking, fishing, and camping await. The region's rivers and lakes provide ample chances for boating and picnicking, making it a perfect retreat for families and adventure seekers alike.

Culturally, the Westside is rich in community spirit, hosting numerous festivals and events throughout the year that celebrate its unique heritage. From local art exhibits to food festivals, there’s always something happening that brings residents together.

Whether you’re looking to buy a charming farmhouse or a modern family home, Westside Stanislaus County offers a tranquil lifestyle with a sense of belonging. Come discover why this region is the perfect place to call home, where every day feels like a retreat into nature and community.

Newest Listings in Westside Stanislaus County

$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..

$2,995,000

5 Beds ⋅ 6 Baths ⋅ 4,781 SqFt. ⋅ 226080093 MLS

A Luxurious and Spacious 50 Acre Custom Estate. A rare green belt offers privacy, and presents an investment opportunity in agriculture. This Mediterranean villa seamlessly blends traditional and modern elements. Outdoors provide a pool, spa, expansive patio, courtyard, nearly an acre of wine grapes and 48 acres of Tulare walnuts were planted in 2006. Features: vaulted ceilings, an open layout flooded with natural light, and travertine floors. The kitchen is equipped with a commercial grade, top of the line appliances, granite countertops, a farm-style sink, a large island, A butler's pantry includes a sink, wine fridge, and a built-in ice machine. A pool bath and a laundry room conveniently located next to the kitchen. Main floor has a guest bedroom w/ an ensuite bathroom. The second level can be accessed via the main staircase or a separate back stairwell. The luxurious Master bathroom offers a spacious shower, dual sinks, & a spa bath. Walk-in closet is fitted w/ custom built-ins and a balcony. 2 bedrooms share a bathroom & an office area. Fourth bedroom includes a study & ensuite bathroom. It includes 3 HVAC zones, 2 tankless water heaters, a water softener, whole house fan, central vacuum system & Del Puerto Water District. Harvest contract can be cancel by the seller with no cost to the buyer.

618 Elfers Rd, Patterson

Listing courtesy of Nick Sadek Sotheby's International Realty.

$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.

$925,000

2 Beds ⋅ 2 Baths ⋅ 1,765 SqFt. ⋅ 226071399 MLS

Discover a truly distinctive residential offering at 21907 Morris Rd, Crows Landing, CA. This 1765 square foot home on 22.9 acres presents an attractive and unique living experience. Its striking dome architectural style immediately sets it apart, promising a home that inspires and delights. Within this thoughtfully designed residence, you'll find a large open floor plan with two bedrooms and two bathrooms. Step outside to a private patio, an ideal space for outdoor relaxation or entertaining. This unique home sits on 22.9 acres with CCID irrigation water for you to plant an orchard, farm or plant a beautiful lush pasture and turn your animals out. Situated along the Orestimba Creek, this unique property offers an unparalleled opportunity to embrace a lifestyle of comfort and individuality.

21907 Morris Road, Crows Landing

Listing courtesy of PMZ Real Estate.

$1,099,900

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.

$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.

$1,560,000

5 Beds ⋅ 4 Baths ⋅ 4,300 SqFt. ⋅ 226055368 MLS

This semi-custom home has been extensively updated and is now primed for final customization, offering a rare opportunity to complete a near-finished renovation to your exact specifications. The residence spans approximately 4300 square feet, featuring 5 bedrooms and 3.5 bathrooms, with a flexible layout well-suited for large households, multi-generational living, or a live-work configuration. Situated on 13.68 acres (595,901 square feet) of irrigated land, the property provides exceptional space and versatilityideal for agricultural use, equestrian pursuits, or embracing true country living. With major improvements already completed, the remaining opportunity lies in selecting appliances and countertops to bring the home to its full vision. This is a compelling value-add offering that combines scale, functionality, and customization in a peaceful country setting while still maintaining convenient access to Patterson's amenities.

1749 Orange 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.

$1,495,000

3 Beds ⋅ 2 Baths ⋅ 1,989 SqFt. ⋅ 226028841 MLS

47.2+/- acres of farmland and irrigated pasture with 2 homes along the San Joaquin River! This property has not changed hands in over 70 years, but it's now time for new owners to create their own book of memories. Properties such as this one are a once in a lifetime opportunity as they rarely come onto the market. It features a main home with attached in-laws unit that could be used for generational living, a storage building with an upstairs multipurpose room, a mobile home, a large barn with corrals (plus room for more), a shop building and large pastures for the animals, as well as plenty of room for parking the RVs, horse and cattle trailers. This unique property is found at the end of a long private dead-end driveway with the San Joaquin River bordering the east side. It is the perfect place if you are looking for a home in a quiet, peaceful location where you can also enjoy wildlife and fishing along your own river frontage. Patterson is one of the fastest growing communities in the Central Valley and a great place to raise a family. Modesto and Turlock are only 25-30 minutes away and for those commuting to the Bay Area, I-5 can be accessed in about 15 minutes. Irrigation water is supplied by the Patterson Irrigation District, which has excellent water rates, as well as pre-1914 water rights.

16400 Ash Avenue, Patterson

Listing courtesy of Greg Nunes Realty.

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 .