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Pearson Realty

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Terra West Group

Terra West Group (“TWG”) is pleased to present an opportunity to acquire a large tract of land
located in a desirable and known growing region for the production of tree nuts and wine
grapes on the east side of Stanislaus County in Waterford, CA, near Modesto Reservoir.
The subject consists of ±821.6 gross acres made up of two farming blocks: ±356.0 net acres of
19th leaf almonds (Non Pareil, Monterey and Fritz) and ±392.3 net acres of open cropland,
previously planted in almonds.
The ranch features a surplus of well water from five (5) ag wells and eligible for supplemental
surface water deliveries from Modesto Irrigation District (MID) through the Groundwater
Replenishment Program. The subject receives additional income via well use water transfer
agreement for the delivery and sale of water to a neighboring property.
The subject has two (2) structures comprised of one (1) manufactured home situated at the
entrance of the property complimented by one (1) shop with additional shed storage. Electricity
is provided by Modesto Irrigation District (MID) and gas is provided by PG&E.

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Description
Land Area: +/-233.44 acres
Location: Subject is situated on S. Carpenter Rd., ±1.0 mile south of W. Main Ave., ±4.6 miles east of Patterson and ±10.1 miles west of Turlock.  The subject is situated directly east of the San Joaquin River separated by a parcel of land and levee.
Stanislaus County APN: 058-002-003
Present Use: ±233.44 gross acres, consisting of open cropland, currently farmed in alfalfa and forage crops (double cropping), with ancillary land comprised of roads, a holding pond, heifer corrals, two (2) mobile homes, and a shop. The heifer corrals are no longer operative.
Structures: The subject has multiple structures consisting of a 25’X60’ equipment shop, two (2) mobile homes and other storage units.
Water Supply: This entire ranch is eligible to receive surface water from Turlock Irrigation District (“TID”). The subject has a permitted ag well (inactive). Drain system runs along the south portion of the subject and TID main drain along the north side of the subject.
Irrigation: Subject is irrigated via flood through a series of sub-surface pipelines distributing water throughout the ranch. A holding pond could be utilized for irrigation management purposes. There are two (2) booster pumps previously used to pump water from the drain into the irrigation system and pond.
Utilities: Electricity provided by Turlock Irrigation District and gas PG&E.
Soils: Predominately Waukena Fine Sandy Loam (see soil analysis), suitable for multiple crops.
Remarks: An opportunity to acquire a large tract of open cropland suitable for multiple row crops supported by arguably the most desired irrigation district, known for its reliability, and inexpensive electricity and water resources.

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527.83 acs. Del Puerto W. D. Grazing Land

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317.3 acs. Grangeland Pistachios and Olives

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Schuil & Associates Real Estate

+/-765.12 Acres – Almonds & Open Land – Waterford, CA - Stanislaus County
+/-765.12 Acres – Almonds & Open Land – Waterford, CA

Location
Property is located ¼ mile west of Crabtree Road and ¼ mile north of Highway 132, 5.5 miles east of Waterford, CA in Stanislaus County.

Size
+/-765.12 Assessed Acres

Plantings
+/-653 acres of the property are planted to the following almond varieties:

50% Nonpareil
25% Monterey
25% Wood Colony
All trees were planted in 2013 to Nemaguard rootstock at a spacing of 20’ x 16’.

The remaining +/-112.12 acres are open land.

Potential home sites with lake and mountain views.

Upland and waterfowl hunting history.

Water
The Modesto Irrigation District canal runs adjacent to the property. Though the property is not a part of the Modesto Irrigation district, there is an option to connect to the canal and purchase annual water, when available.  The property is a part of the San Joaquin River Exchange Contractors GSA.

There are three (3) Ag Wells on the property.

Legal
Stanislaus County APNs: 008-004-011, 008-004-015, 008-004-018, 008-004-024 and 008-007-005

Soil
See ‘Soil Map’ and ‘Soil Description’

Groundwater Disclosure
Sustainable Groundwater Management Act (SGMA) requires groundwater basins to be sustainable by 2040. SGMA requires a Groundwater Sustainability Plan (GSP) by 2020. Said plans may limit ground water pumping. For more information please visit the SGMA website at www.sgma.water.ca.gov/portal/.

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Description
Land Area: ±40.24 gross acres
Location: The subject is situated south of E. Sonora Rd. and N of Orange Blossom Rd. ±7.0 miles NE of Oakdale and ±25.0 miles E of Hwy-99.
Stanislaus County APN: 002-063-046
Present Use: ±36.0 net farmable acres, comprised of ±33.0 acres of 12th leaf almonds and ±3.0 acres of 6th leaf almonds consisting of Nonpareil (50%), Carmel (25%) and Monterey (25%) varieties planted on Nemaguard rootstock with replants on Rootpac R.
Water: Water resources supplied by one (1) ag well, one (1) domestic well plus supplemental surface water provided by Oakdale Irrigation District (“OID”), known as out-of-district or subordinate water. The surrounding landowners have a 10-year agreement with OID to purchase the subordinate water. Per the agreement, surface water is purchased at $200/AF. Historically to date, the water allocation has been provided every year.
Irrigation: The subject is irrigated with a 60 HP Ag Well currently yielding ±560 GPM’s, and the surface water is delivered through a service line from OID via canal pumps. The water is then delivered through a filtration system and distributed throughout the orchard via dual-line drip irrigation. The main service pipeline and pump is owned jointly with the adjacent property owners. The landowner is responsible for 1/6 of the electricity costs associated with the main service line and pump.
Utilities: Electricity is provided by PG&E.
Soils: Soils consist of Redding gravelly loam (99.0%) and Pentz-Peters association (1.0%).
Remarks: Subject property provides an opportunity to purchase fully producing almonds with additional water resources with an excellent opportunity to build a custom home featuring breathtaking views of the valley.

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California Outdoor Properties is one of the largest, farm, ranch, and recreational private real estate companies in California. We are not your typical real estate agents. We are doing something we love! We understand land. We enjoy the outdoors. We hunt, fish, raise cattle, and grow crops. We believe in the old west philosophy where a handshake is your word. 

Our success is based on our strong work ethic and our knowledge and love for the land.  To provide the same great customer service for our farm, ranch, recreational property, and luxury estate clients in Nevada, we expanded into the Silver State. 

Licensed in: California

California Outdoor Properties, Inc

Private, secluded camping, off road or hunting ranch. The North Fork of the Orestimba Creek runs through the property. Centrally located between the valley and Bay Area. Just 1 1/2 hours from downtown Livermore. Combine this listing with the North Fork Hunting Cabin for a total of 500 contiguous acres.

Property Highlights:
160 Acres
AG - (General Agriculture 160 Acre Zoning)
Abundant wildlife, Pigs, deer and more.
Off road vehicles
North Fork of the Orestimba Creek runs through property
Adjacent parcels for sale (different owner) for a potential over 500 acres

The 38+/- acreage near Frank Raines Regional Park offers not only stunning sunrise and mountain views but also a range of amenities tailored for comfortable living. The 2006 manufactured home, customized for the owner, boasts practical features such as a large walk-in pantry, mudroom, and a kitchen with an island for convenience in meal preparation. The addition of a custom desk/hobby area off the living room highlights attention to detail and functionality. The versatility of the space is evident with one bedroom doubling as an office, complete with French doors and bunk beds for added utility. The main suite offers privacy with its own bath featuring a soaking tub and separate shower, ensuring relaxation after a long day. Outdoor living is enhanced with a large, covered deck area and an enclosed swim spa room, providing options for leisure and wellness activities. The lower portion of the property features a spacious 30'X60' insulated shop, offering ample storage or workspace for various projects. Additionally, an RV cover with solar hookups adds practicality for outdoor enthusiasts, although the RV itself is not included. Overall, this property seems to offer a blend of comfort, functionality, and natural beauty, making it an appealing retreat for anyone seeking a serene lifestyle close to nature.

Property Highlights:
Customized 2006 Manufactured Home, 1600 sf
30' X 60', Quonset Hut Insulated Shop
RV space with cover and solar
Close to Frank Raines Regional Park
Off road vehicles dream location
45 minutes to Patterson, just over an hour to Livermore and access to Mountain Hamilton
Enclosed Swim Spa
Property is currently in a Williamson Act contract

California Outdoor Properties, Inc.

PROPERTY DESCRIPTION:
The secluded and private 5,733  acre Adobe Valley Ranch is located within the Mount Diablo Range on the south side of Del Puerto Canyon Road. It is 31 miles to Modesto, 49 miles to Stockton, 52 miles to Livermore, 56 miles to Merced, and 83 miles to San Jose. The ranch has been in the same family for 5 generations, running cattle for over 120 years. Currently, the Adobe Valley Ranch is used for cattle grazing and recreational purposes. It is fenced and crossed-fenced, running 100 pair year-round. Water on the ranch includes a year-round pond, Adobe and Lotta Creeks, and springs. The springs provide water to each of the buildings on the property as well as to the water troughs throughout the property. There is great hunting on the property with wildlife such as deer, wild boar, coyotes, foxes, mountain lions, and predators. Improvements include a main home & cabin, currently being rented, a workshop, a barn, and additional outbuildings. This a great opportunity for a cattle ranch or recreational property! In the Williamson Act.
Legend has it Joaquin Murrieta, the Robin Hood of the West / Robin Hood of El Dorado, would hold his horses in the Adobe Valley...
PROPERTY HIGHLIGHTS:
Secluded and private 5,733-acre ranch
Has been in the same family for 5 generations
Cattle Ranch for over 120 years
Currently used for cattle & recreation
Runs 100 pair year-round
Fenced and cross fenced
Corrals & loading chute
Water: Year-round Pond, two creeks, & springs
Spring-fed troughs & spring fed water to dwellings
Main home, cabin, large barn, workshop, & outbuildings
Recreation: Hunt, Horseback, ATV, Hike
Wildlife includes deer, wild boar, coyotes, foxes, mountain lions, and predators.
Borders BLM land
31 miles to Modesto, 49 miles to Stockton, 52 miles to Livermore
56 miles to Merced, 83 miles to San Jose, 93 miles to San Francisco
In the Williamson Act

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Welcome to Old Iron Gate Ranch! This 337-acre property has everything you need for off grid living, hunting, shooting, off road vehicle fun, or any type of outdoor recreational activity. Located only 1.5 hours from the Bay Area, only 14 miles from I-5, and only 2 miles from Frank Raines Regional Park, this Ranch is uniquely situated and offers proximity to everything you need while also providing extensive opportunity for privacy and solitude. The property includes a small shooting range, well, year-round spring, hiking trails, off road vehicle trails, partial fencing, views of the Sierras and much more. The property also contains 4 buildable areas ready for your cabin retreat.  The Old Iron Gate ranch is ready for you to make into your own:  hunting property, off road vehicle area, shooting range, or just a place to escape from the City.  Property enrolled in Williamson Act.

Property Highlights:
337 Acres
2 miles from Frank Raines Regional Park and OHV area
Year-Round Creek
4 buildable sites for your custom cabin
Custom small shooting range
Views of the Sierras
Off road vehicle and hiking trails

Stanislaus County, CA Plat Map and Land Analysis | Acres

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    Discover Stanislaus County, California plat maps and property boundaries. 
    Search 166,295 parcel records and views insights like land ownership information, soil maps, and elevation. 
    Acres features 367 sold land records in Stanislaus County with a median price per acre of $38,071.

Stanislaus County, California Plat Map and Land Values | Acres GIS

Stanislaus County, CA Plat Map and Land Values | Acres GIS

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For Sale

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505 acres

822 acres

1 acres

233 acres

528 acres

284 acres

165 acres

77 acres

214 acres

317 acres

474 acres

947 acres

284 acres

19 acres

765 acres

40 acres

334 acres

57 acres

606 acres

160 acres

39 acres

5733 acres

337 acres

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Stanislaus County, California Plat Map and Land Values | Acres GIS

Map

For Sale

All Listings

505 acres

822 acres

1 acres

233 acres

528 acres

284 acres

165 acres

77 acres

214 acres

317 acres

474 acres

947 acres

284 acres

19 acres

765 acres

40 acres

334 acres

57 acres

606 acres

160 acres

39 acres

5733 acres

337 acres

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Stanislaus County, California Plat Map and Land Values | Acres GIS

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