Patterson, CA Land for Sale

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46 properties

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Updated: Jul 11

Gated Ranch Property with Lake

10037 Ca-33, Patterson, CA 95363

$2,990,000

40.00 AC lot

Gated ranch on 40 acres with a private 14‑acre water sports lake
2- to 20‑acre parcel areas prepped for two residential lakefront homes or structures
30,000‑square‑foot lakeside beach and grass area for leisure facilities or event space
600‑square‑foot air‑conditioned lakefront clubhouse
Large boat dock with covered slip and hydraulic boat hoist

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Updated: May 14

Residential Homesite Land Parcel

403 Elfers Rd., Patterson, CA 95363

$359,000

1.90 AC lot

1.90‑acre Patterson homesite on a quiet country lane
Recorded CC&Rs require a custom home onsite with a minimum of 2,400 sq. ft. living space
Optional ADU allowed, per the recorded CC&Rs
Rural parcel splitting is not allowed, as indicated by Stanislaus County
Commercial semi‑truck parking is not allowed

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Rural Custom Home Lot

425 Elfers Rd., Patterson, CA 95363

$369,000

2.16 AC lot

Quiet rural homesite with CC&Rs requiring a custom build and minimum home size, plus optional ADU.

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Orchard Farmland Opportunity

18401 Davis Road, Patterson, CA 95363

$5,240,000

Orchard farmland parcel located on the southwest corner of Marshall and Davis Roads in Stanislaus County.

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Riverfront Farm with Two Homes

16400 Ash Avenue, Patterson, CA 95363

$1,495,000

Irrigated pasture, barns, corrals, a shop, and additional storage improvements accompany the residential improvements.

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Residential Development Land Parcel

9541 Perrett Rd, Patterson, CA 95363

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3.00 AC lot

3-acre hillside parcel with 288 feet of frontage and two naturally flat building areas.

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Agricultural Farmland Parcel

555 Apricot Avenue, Patterson, CA 95363

$499,999

Open acreage offers road access within a surrounding agricultural setting.

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Industrial Land Development Parcel

2300 Sperry Avenue, Patterson, CA 95363

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133.10 AC lot

Large industrial land parcel on Sperry Avenue with a recorded development agreement and tentative map.

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Agricultural Land with Orchard

12742 Elm Avenue, Patterson, CA 95363

$5,719,500

AG-zoned farmland includes an orchard, panoramic views, and a river setting.

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Cherry Orchard Farm

1424 Eucalyptus Avenue, Patterson, CA 95363

$715,000

Cherry orchard with approved single-family and ADU development allowances, supported by district irrigation and established tree plantings.

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Delta Marketplace Retail Parcel

Sperry Ave, Patterson, CA 95363

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4,960 sqft 0.60 AC lot

Prime retail parcel in Delta Marketplace, Patterson, CA.

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Patterson Land Opportunity

Sperry Ave, Patterson, CA 95363

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5,100 sqft 1.26 AC lot

1.255-acre parcel ideal for a quick-service restaurant.

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Commercial Land in Delta Marketplace

Sperry Ave, Patterson, CA 95363

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6,884 sqft 0.96 AC lot

0.956 acre commercial land in a thriving community.

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Patterson Retail Land Opportunity

Sperry Ave, Patterson, CA 95363

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11,914 sqft 1.07 AC lot

1.07-acre retail parcel in growing Patterson community.

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Prime Retail Land in Patterson

Sperry Ave, Patterson, CA 95363

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14,044 sqft 2.27 AC lot

2.27-acre retail parcel in growing Patterson, California.

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Two-Home Multifamily Property

1137 Apricot Avenue, Patterson, CA 95363

$1,450,000

Two residences share a private rural setting with a pool, workshop, and additional storage improvements.

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Patterson Restaurant Opportunity

Sperry Ave, Patterson, CA 95363

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4,096 sqft 1.09 AC lot

1.09-acre parcel designed for any eating establishment.

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Residential Development Land Parcel

510 Poppy Ave, Patterson, CA 95363

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6.70 AC lot

6.7-acre parcel zoned within Patterson’s sphere of influence for residential use.

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Land/Lot

1748 Fruit Ave, Patterson, CA 95363

$750,000

Residential land & home lots

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Commercial Lot on Highway 33

514 N 2nd St, Patterson, CA 95363

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1,304 sqft 0.49 AC lot

Prime commercial land in Patterson, CA with high visibility.

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Vacant Lot in Gated Community

9421 Morton Davis Drive, Patterson, CA 95363

$65,000

Build-ready vacant land within a secure gated community near a pool and post office.

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Patterson Restaurant Land Opportunity

Sperry Avenue, Patterson, CA 95363

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1.26 AC lot

1.26-acre restaurant-ready land in growing Patterson community.

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Prime Land in Delta Marketplace

Sperry Ave, Patterson, CA 95363

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1.04 AC lot

1.039 acre commercial land in thriving Patterson community.

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Delta Marketplace Car Wash Parcel

Sperry Ave, Patterson, CA 95363

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1.70 AC lot

1.7-acre parcel ideal for car wash near I-5.

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Patterson, CA Land Market Trends and Statistics

Explore 72 land for sale in Patterson, CA, showcased through 46 active listings on our real estate platform. These investment opportunities span a total of 205,947,324 square feet of properties for sale, with an estimated market value of $21,060,974.

Sale prices for lots in Patterson, CA start at $60,000, averaging $1,620,074, and reaching up to $5,719,500 — offering options for a variety of budgets and business needs. Daily updated analytics ensure you stay ahead with the latest data and market trends.

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Top Commercial Asset Segments

Commercial property segments ranked by active listings on the market

Demographics Overview

Population 30K

Population Growth (5Y) +13.0%

Median Household Income $99,321

College Educated 19.5%

High-Yield Neighborhoods for Investment

Identify Patterson submarkets with the highest inventory density on the market and evaluate the average listing prices of real estate assets

Neighborhood	Average Price
95363	$2.7M

Taxes & Financing

Tax Rate (average for all types) 1.49%

Property Tax per SF $19.70 per SF

Tax Rate vs County Average 0.33 pp above county avg

Average Loan-to-Value 65.0%

Listings Trend

New vs delisted commercial listings in Stanislaus County

New Delisted

Total CRE Inventory on Market (SF)

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