Jay Fiorini

Madera CA Land for Sale

Current financing may be assumable. Bring all offers. The G.O. Madera Almond Ranch consists of approximately 1,525 acres in Madera County, California, across nine legal parcels. All parcels are enrolled in the Williamson Act, and wetlands and swales were delineated prior to orchard development. Roughly 1,360 acres are planted to almonds. Of these, 948 acres were planted in 2009 and 412 acres in 2013. The orchard is comprised of Nonpareil (50%), Monterey (25%), and Fritz (25%) varieties on Nemaguard rootstock, with tree spacing at 18 feet by 20 feet (121 trees per acre). The property includes seven irrigation wells that deliver water to three reservoirs, each equipped with sand media filtration. Irrigation is distributed via a dual-line drip system. The ranch falls within the Madera County GSA in the Madera Subbasin. Water allocations are based on the full 1,525 gross acres, and the ranch is not currently using its full allocation. Unused allocation is accumulating and carries forward.

Waterford CA Home for Sale

Beautifully remodeled country property situated on approximately 18.1 acres just north of Waterford. Nestled beneath magnificent mature oak trees, this move-in-ready 1,456 square foot manufactured home offers four bedrooms, two bathrooms, and has undergone an extensive 2026 renovation. Recent upgrades include a new roof, new septic leach field, new floor system, HVAC servicing, extensive interior remodeling, and numerous exterior improvements. Approximately 16 acres are planted to productive Tulare walnuts irrigated with reliable Modesto Irrigation District (MID) surface water delivered directly from the adjacent canal through a micro-sprinkler system. Whether you're looking for a peaceful country residence, room to spread out, or the opportunity to own an income-producing walnut ranch, this exceptional property offers the ideal combination of comfortable rural living and productive agricultural acreage.

Waterford CA Land for Sale

Productive 18.1 acre walnut ranch located in a desirable rural setting approximately one mile north of Waterford near Dry Creek. Approximately 16 acres are planted to Tulare walnuts on Paradox rootstock with 16' x 24' spacing. The orchard consists of approximately 6 acres planted in 1998 with the balance planted in 2010 and is irrigated with reliable Modesto Irrigation District (MID) surface water delivered directly from the adjacent canal through a filter and booster pump system with a new Variable Frequency Drive (VFD) control panel. The property features primarily Class I and II sandy loam soils and has a strong history of walnut production. A beautifully remodeled 1,456 square foot, four-bedroom, two-bath manufactured home is also located on the property, offering an excellent owner-operator residence or rental opportunity. The home underwent an extensive 2026 remodel, including a new roof, new septic leach field, new floor system, and numerous interior and exterior improvements. The 2026 walnut crop is not included in the sale. A rare opportunity to acquire a productive, well-located walnut ranch with quality improvements in eastern Stanislaus County.

Merced CA Land for Sale

5th leaf Independence almond orchard in Merced Irrigation District. Production was approximately 2200 lbs/acre in its 4th leaf. This is a very high-quality orchard approaching prime production. Micro sprinkler irrigation system with sand media filtration. MID is able to deliver surface water or access ground water from a nearby district well. The subject property also has its own well that could be connected to the existing system. An older 2 bd/2 ba home with newer roof and septic system. The home receives water from the water district that serves the adjacent residential development. Please do not access the property without permission and do not disturb the tenant.

Livingston CA Land for Sale

39 acres in Merced Irrigation District with a deep well and a house. Approximately 19 acres of Nonpareil/Carmel planted in 2005. The balance is an older Thompson Seedless grape vineyard. The entire ranch is irrigated by solid set impact sprinklers. Water from the district is pre-filtered by a traveling screen installed approximately 3 years ago. The house is a 3 bed, 2 bath employee residence built in 1946.

Ballico CA Land for Sale

Meticulously maintained farming operation in a secluded location. Sandy soils well suited for a variety of crops. 117.75 +/- contiguous acres. 37.5+/- ac open, leased through Apr 2022 at $1000/ac/yr. 80+/- ac currently planted in mature almonds (not leased). 2 irrigation wells producing 3500+/- gpm, interconnected on VFD panels. A 3rd irrigation well not currently in service. Seller is in the process of creating new parcels in order to carve off existing home and shop buildings. Current APNs: (MER)046-160-003, 046-160-007

La Grange CA Land for Sale

APN'S 008-042-010-000 23.94=/- acres, 008-024-062-000 10.4 +/- acres and 008-024-021-000 5.8 +/- acres are included in this listing for a total of 164.94 +/- acres. You are able to graze the MID property adjacent to these parcels at no cost at this time. Some river frontage with an MID easement along the water line. Spectacular views of the surrounding area including: the historic La Grange Dam, the town of La Grange, the La Grange Rodeo grounds, the Tuolumne River and the Old La Grange Bridge. You are just 5 minutes from Lake Don Pedro and 30 minutes from Lake McClure. The Mother Lode is at your doorstep with museums, fine dining, golf, fishing and water sking, antiques, wine tasting, horseback riding etc. Yosemite National Park is a day trip away. UC Merced is 30 minutes from the property.

Turlock CA Home for Sale

30-acre almond ranch with nearly new 2,216 sf manufactured home/custom features on permanent foundation located southeast of Turlock - only minutes away from Turlock and in Turlock Unified School District. Residential space is approximately 1 acre and features partially fenced backyard, concrete patio, huge swim spa, multiple fruit trees, and still room for horse stable or FFA project. In addition, a 3,120 sf metal, insulated shop with RV storage, 4-rollup doors, office, full bath, and mezzanine storage area. Also included is a 45' metal storage container. Almond trees planted in 2005 (50% Nonpareil, 25% Fritz, & 25% Aldrich) with micro sprinkler irrigation system. Dual water source - TID and 25-hp ag well drilled in 2004. Last 5-year average production has been 2,643 lbs/acre. Home site is surrounded by orchards with access via private driveway off of Roselawn Ave. Ready to move into today!

Hughson CA Land for Sale

Large contiguous acreage in Turlock Irrigation District. Two canal gates and two improvement district wells. Primarily Class 1 Soil (Hanford Sandy Loam). Approximately 47 acres planted in Almonds. 30 acres are 4th leaf this year (planted in November 2019), 17 acres were planted in 1987 and 1995. Approximately 23 acres are planted in Chandler Walnuts. The entire ranch is set up for flood irrigation. The younger almond orchard has micro sprinklers.

Waterford CA Land for Sale

Class 1 farmland in Modesto Irrigation District adjacent to the city limit of Waterford. This property is well positioned, with frontage along Oakdale Waterford Highway. The City of Waterford's Land Use Diagram shows this property in its sphere of influence as Regional Commercial. The farmground is level and set up for flood irrigation off the adjacent canal. There is a 3 bedroom 2 bath home, approximately 1200 square feet.

Waterford CA Home for Sale

Country living at its best! Sitting on 1.39 acres, this 2524 square foot house features 3 bedrooms, an office, and 3 bathrooms. The kitchen and bathrooms are beautifully updated. The kitchen sink has a reverse osmosis filter for drinking water. The house is equipped with a water softener. The large windows, with Hunter Douglass elite one touch window shades, overlook the fully landscaped yard with many rose bushes. The backyard is ready for summer with a covered patio and large pool with water-slide. The pool equipment include UV filter and sand media filter. The 1200 square foot basement is complete with cellar and built in storage cabinets. It is a perfect spot for a man cave or party room. Two adjacent parcels are also listed for sale separately including 15.83 acres of class 1 farm land in Modesto irrigation district (MLS# 223047583)and an additional 2.14 acre lot (MLS# ).

Waterford CA Land for Sale

A beautiful piece of property on a quiet country road just outside the small town of Waterford. Currently open land, this parcel offers an excellent opportunity to build a custom home surrounded by an income producing crop of your choice. The soil is class 1 and the property receives Modesto Irrigation District water. Infrastructure is in place for flood irrigation. Two adjacent parcels are also listed for sale separately including a beautiful home with pool on over an acre (MLS# 223046173) and another 2.14 acre lot (MLS# 223047591).

Waterford CA Land for Sale

This parcel offers an opportunity to build on a quiet country road outside of Waterford. Historically used for walnut hulling, this property already has many usable improvements including electrical service, a large domestic well and a charming old barn with a restroom. With 2.14 acres, there is plenty of room to create a gorgeous estate. Two adjacent parcels are also listed for sale separately including a beautiful home with pool on over an acre (MLS# 223046173) and 15.83 acres of class 1 farm land in Modesto irrigation district (MLS# 223047583)

Turlock CA Land for Sale

This is a young, productive almond farm just outside Turlock. The existing mobile home will be removed prior to closing, creating an ideal homesite with a domestic well and existing septic system. The orchards are supplied water by a 75 horsepower irrigation well with VFD panel. The orchards irrigate on two sets through solid-set impact sprinklers. There is also a drip line in place for convenient irrigation during harvest. Electricity is supplied by TID, but the property does not receive water from the Turlock irrigation district. If closed before harvest, the 2023 crop will be included!

Waterford CA Home for Sale

Two well-maintained homes nestled within a premium almond orchard in full production. This stunning property is situated in a tranquil neighborhood just outside of Waterford. Bordered by the canal on three sides, it provides a secluded and secure haven to enjoy the beautiful surroundings. The primary residence was recently updated and boasts four well-proportioned bedrooms and two bathrooms. A second dwelling offers the next owner many opportunities including a potential source of rental income. This charming three-bedroom, one-bathroom home has been tastefully renovated and is ready for immediate occupancy. At only 7 years old, the orchard boasts an impressive yield history, reflecting the quality of development. The trees have reached optimal maturity, ensuring a consistent and substantial revenue stream for the foreseeable future. The planting is made up of desirable varieties, benefiting from an allocation of water from Modesto Irrigation District as well as a recently installed irrigation well. The development of this orchard was executed without compromise, evident in every detail. Production has exceeded 3000 pounds per acre for the past three years.

Winton CA Land for Sale

Three adjacent parcels totaling 176 acres. Planted in older almond orchards with two sources of irrigation water including Merced Irrigation District. The ranch includes a well-maintained owner's residence and shop. All reasonable offers will be considered. Please note a pre-approval letter is requested before scheduling appointments. Your understanding is appreciated.

Hickman CA Land Lot for Sale

Almond ranch with class 1 soils in Turlock Irrigation District. Micro-sprinkler irrigation. There is a mobile home and shop on site. Varieties include Nonpareil, Carmel, Aldrich and Wood Colony. The orchards consist of approximately 22 acres planted in 2008, 15 acres in 2001 and 14.2 acres planted in 1997. The location is quiet and secluded with views over the Tuolumne River. -- All reasonable offers will be considered --

Turlock CA Home for Sale

A large 17.94-acre lot just east of Turlock! The main house, standing proud for a century, is 1662 square feet of character and warmth, with 3 bedrooms and 1.5 baths. In addition, there is a charming guest house built in the 1950's. At 468 square feet, it offers 1 bedroom and 1 bathroom, perfect for guests or as your personal retreat. The homes are surrounded by many mature shade trees and a spawling agricultural lot. The farmland is primarily class-one soil and receives water from Turlock Irrigation District.

Atwater CA Land Lot for Sale

Two parcels totaling 105.4 acres in Merced Irrigation District. A reliable irrigation well provides a secondary water source. Both water sources run through a centralized pump station with sand-media filtration. A substantial 30kW solar panel array significantly offsets the electrical cost. --- An insulated metal shop on the property has historically been used for sweet potato storage. It is climate controlled and has a roof-mounted solar array for additional energy savings. --- The property includes a 3-bed/2-bath single family residence totaling 1776 square feet. It has been well-maintained since its original construction in 1978. It is currently rented month-to-month to the operation's farm manager. --- The almond orchards are: 45 +/- acres, 10th leaf, Nonpareil/Sonora/Wood Colony 57 +/- acres, mixed ages with heavy replants, Butte/Padre/Livingston Average production since 2020 is approximately 2100 lbs/acre --- The orchards are currently in Blue Diamond membership. APN 056-100-041-000 (58.6 acres) is under the Williamson Act --- The adjacent property is also listed for sale, 67.6 acres with home and shop on the North side of Rose (MLS# 224028833).

Atwater CA Land Lot for Sale

67.6 acres in Merced Irrigation District. There is a dedicated side gate on the adjacent canal with travelling screen and a 4-tank sand media filtration system. An irrigation well supplying a second source of water was developed in 2022. The previous orchard was recently removed and the land has been cleared and prepared for the next owner. Approximately 1 acre is dedicated to a custom home that was built in 1974 with a swimming pool, solar array and shop. --- Property is in the Williamson Act. --- An adjacent property is also for sale, 105.4 acres on the south side of Rose (MLS# 224028819).

Denair CA Land for Sale

Over 38 Acres of Raw Dirt To Build, Plant, Farm, Play, and Have Horses! East Side Water District with no current Irrigation Water, the Current Ag Well needs Repair or Replacing, and doesn't work. Just on the Edge of Town, Surrounded by Trees, Homesites, and Ranches. The Sandy Creek runs through the property. TID Power is out on the Road.

Atwater CA Land for Sale

Instant Income & Future Potential: This 11-acre property in Merced Irrigation District guarantees immediate returns. A portion is leased for a cell tower, yielding significant monthly income, while the rest is leased for sweet potato farming. Total annual income is just over $40,000. Additionally, the parcel is zoned for business park in Atwater, so there's promising potential for future development.

Atwater CA Home for Sale

A beautiful custom estate with swimming pool on 67.6 acres of open, irrigated farmland. Located on a quiet country road outside of Atwater, this property has been cared for by the same family since 1974. The land is in Merced Irrigation District and receives water from a dedicated side gate on the adjacent canal. There is a travelling screen and a 4-tank sand media filtration system. An irrigation well supplying a second source of water was developed in 2022. The previous orchard was recently removed and the land has been cleared and prepared for the next owner. Additional improvements include a large solar array and shop. --- Property is in the Williamson Act --- An adjacent property is also for sale, 105.4 acres on the south side of Rose (MLS# 224028819).

Winton CA Land for Sale

37.5 acres with two sources of water - Merced Irrigation District and a newer irrigation well. Either water source can irrigate the entire block on one set through solid set impact sprinklers. Currently planted in productive ORGANIC almonds.

Atwater CA Home for Sale

This impressive 105.4-acre property in Merced Irrigation District boasts a reliable irrigation well and centralized pump station with sand-media filtration. Two expansive solar panel arrays significantly lower electricity costs, enhancing sustainability. The land is beautifully planted with thriving almond trees and features a well-maintained 3-bedroom, 2-bathroom home. The property also features a spacious insulated metal shop, historically used for sweet potato storage. The almond orchards include 45 acres of 10th leaf Nonpareil/Sonora/Wood Colony and 57 acres of mature Butte/Padre/Livingston (heavily replanted in recent years). The orchards are under Blue Diamond membership. APN 056-100-041-000 (58.6 acres) is protected under the Williamson Act. This property combines productivity, quality improvements and sustainability in a beautiful setting!

Hickman CA Home for Sale

Large custom home on 86 acres in Turlock Irrigation District with an irrigation well, finished workshop, farm shop and employee home. The location is quiet and secluded with views over the Tuolumne River. Orchards include over 50 acres of mature almonds, approximately 15 acres of mature Tulare Walnuts and about 10 acres of young Walnuts. Micro-sprinkler irrigation. Excellent soils. A beautiful ranch.

Atwater CA Land for Sale

This impressive 105.4-acre property in Merced Irrigation District boasts a reliable irrigation well and centralized pump station with sand-media filtration. Two expansive solar panel arrays significantly lower electricity costs, enhancing sustainability. The land is beautifully planted with thriving almond trees and features a well-maintained 3-bedroom, 2-bathroom home. The property also features a spacious insulated metal shop, historically used for sweet potato storage. The almond orchards include 45 acres of 10th leaf Nonpareil/Sonora/Wood Colony and 57 acres of mature Butte/Padre/Livingston (heavily replanted in recent years). The orchards are under Blue Diamond membership. APN 056-100-041-000 (58.6 acres) is protected under the Williamson Act. This property combines productivity, quality improvements and sustainability in a beautiful setting!

Hickman CA Land for Sale

86 acres in Turlock Irrigation District with an irrigation well, large custom home, finished workshop, farm shop and employee home. The location is quiet and secluded with views over the Tuolumne River. Orchards include over 50 acres of mature almonds, approximately 15 acres of mature Tulare Walnuts and about 10 acres of young Walnuts. Micro-sprinkler irrigation. Excellent soils.

Turlock CA Home for Sale

Rare Find Found!! A Farmers/Investors Dream, This Property Has It All! A Dairy Facility which includes a Efficient Milking Parlor, 3 Free Style Barns, Corrals w/ Recycled Water and all the Works! PLUS a Truck Shop Equipped and Truck Parking Yard, Truck Fueling Station and Oil Shack on Site. A Truck Scale. Dispatch Center and Offices. The Main Residence has a 4 Car Garage, a Shop/Office and a gated, fenced, very large built in pool. The property also has an additional MH home easily rentable. The Location can't be beat. Just minutes From Hwy 99. The property consists of 4 Parcels. Two of which (130 acres) border or is behind Turlock Country Club. All Zoned Ag-1. 20 acre splits possible. Ag well Domestic well and TID irrigation canals. Tenant occupied until end 2022. Lot line adjustments in process. Sister Dairy on Youngstown Road, MLS # 221053308. Call Agent for details. No entry without agent and appointment. Tenant rights in place.

Snelling CA Land for Sale

This 584.13-acre property in Merced County offers a combination of productive orchards, open farmland, and fenced pasture, with opportunities for both immediate income and future orchard development. The property includes 102 acres of Processing Peaches and 28 acres of Apricots. Additionally, 285 acres of plantable open farmland provide an opportunity for expansion, with mainlines already in place for future plantings. The balance is fenced pasture and excess land. Water is supplied by two interconnected irrigation wells, producing a combined estimated 2,800 GPM. These wells deliver water to the existing orchards and open farmland through mainlines across the ranch. A domestic well is also present. There is no irrigation district service. The property is located within the East Turlock Subbasin. Additional improvements include a small shop and a fenced perimeter. The property is currently enrolled in the Williamson Act.

Atwater CA Land for Sale

Mature Almonds, Two Sources of Irrigation Water (MID & Well) with 6 Legal Parcels and a Modern Sweet Potato Storage Complex. 116.40 Total Assessed Acres with 6 Underlying Legal Parcels and Road Access on Three Sides.

Waterford CA Home for Sale

Situated at the end of a peaceful country road, yet not far from town, this 12.44-acre property offers privacy, scenic surroundings, and plenty of possibilities. A manufactured home is included, making it a great option for a homesite or income-producing rental. The land is currently planted in a beautiful and productive walnut orchard and benefits from Modesto Irrigation District (MID) water, delivered via micro-sprinklers. The property features primarily Class 1 Hanford sandy loam soils, known for their excellent drainage and productivity. An adjacent 18.1-acre parcel is also available, bringing the total to 30.54 acres if purchased together. Whether you're looking for a custom home site, investment property, or future development, this is an opportunity worth exploring. Check out the photos and see the potential for yourself!

La Grange CA Land for Sale

This well-maintained cattle ranch offers a blend of functionality, natural beauty, and long-term potential. The property is fully enclosed with six-wire perimeter fencing, gated access at two locations, a cattleguard at the main entrance and corrals constructed in 1995. Easy access is provided via a recorded easement from Cooperstown Road on the southwest corner, with additional access points from the east side, including a newly installed gate at the end of Future Rd. (usage subject to County/HOA confirmation) and an unutilized access point at the end of Milpitas Road. The land features healthy forage, historically enhanced with poultry manure applications, and is crossed by a seasonal creek. The property includes four, ranchette-sized lots adjacent to a subdivision. The property offers electrical service to all parcels, potential homesites with panoramic views, and a prime location near Lake Don Pedro Reservoir. The property is enrolled in the Williamson Act, offering potential tax advantages.

Madera CA Land for Sale

Current financing may be assumable. Bring all offers. The G.O. Madera Almond Ranch consists of approximately 1,525 acres in Madera County, California, across nine legal parcels. All parcels are enrolled in the Williamson Act, and wetlands and swales were delineated prior to orchard development. Roughly 1,360 acres are planted to almonds. Of these, 948 acres were planted in 2009 and 412 acres in 2013. The orchard is comprised of Nonpareil (50%), Monterey (25%), and Fritz (25%) varieties on Nemaguard rootstock, with tree spacing at 18 feet by 20 feet (121 trees per acre). The property includes seven irrigation wells that deliver water to three reservoirs, each equipped with sand media filtration. Irrigation is distributed via a dual-line drip system. The ranch falls within the Madera County GSA in the Madera Subbasin. Water allocations are based on the full 1,525 gross acres, and the ranch is not currently using its full allocation. Unused allocation is accumulating and carries forward.

Madera CA Land for Sale

The G.O. Madera Almond Ranch consists of approximately 1,525 acres in Madera County, California, across nine legal parcels. All parcels are enrolled in the Williamson Act, and wetlands and swales were delineated prior to orchard development. Roughly 1,360 acres are planted to almonds. Of these, 948 acres were planted in 2009 and 412 acres in 2013. The orchard is comprised of Nonpareil (50%), Monterey (25%), and Fritz (25%) varieties on Nemaguard rootstock, with tree spacing at 18 feet by 20 feet (121 trees per acre). The property includes seven irrigation wells that deliver water to three reservoirs, each equipped with sand media filtration. Irrigation is distributed via a dual-line drip system. The ranch falls within the Madera County GSA in the Madera Subbasin. Water allocations are based on the full 1,525 gross acres, and the ranch is not currently using its full allocation. Unused allocation is accumulating and carries forward.Current financing may be assumable. Bring all offers.

Madera CA Land for Sale

The G.O. Madera Almond Ranch consists of approximately 1,525 acres in Madera County, California, across nine legal parcels. All parcels are enrolled in the Williamson Act, and wetlands and swales were delineated prior to orchard development. Roughly 1,360 acres are planted to almonds. Of these, 948 acres were planted in 2009 and 412 acres in 2013. The orchard is comprised of Nonpareil (50%), Monterey (25%), and Fritz (25%) varieties on Nemaguard rootstock, with tree spacing at 18 feet by 20 feet (121 trees per acre). The property includes seven irrigation wells that deliver water to three reservoirs, each equipped with sand media filtration. Irrigation is distributed via a dual-line drip system. The ranch falls within the Madera County GSA in the Madera Subbasin. Water allocations are based on the full 1,525 gross acres, and the ranch is not currently using its full allocation. Unused allocation is accumulating and carries forward. Current financing may be assumable. Bring all offers.

Turlock CA Home for Sale

A rare offering of just over 40 acres in a highly desirable rural location only minutes southeast of Turlock. The property includes two existing rental homesa 2-bed/2-bath home of approximately 1,064 sq ft and a 2-bed/1-bath home of approximately 936 sq ft providing immediate income or flexible use options. The land is level, productive Turlock Irrigation District ground and is currently planted to winter oats. It is set up for flood irrigation, and an irrigation well is already in place, offering future potential for permanent plantings such as an orchard. The ranch is made up of three legal parcels spanning Merced and Stanislaus Counties, providing versatility for future development or property layout. This property presents an attractive opportunity for a custom homesite or multiple homesites, continued farming use, or long-term land investment in a strong agricultural area.

Turlock CA Land for Sale

Just over 40 acres in a productive farming area southeast of Turlock, consisting of three legal parcels in both Merced and Stanislaus Counties. The land is level, Turlock Irrigation District ground, and is currently planted to winter oats. The ranch is fully set up for flood irrigation and includes an irrigation well, offering flexibility for future development into permanent plantings such as almonds or other orchard crops. Two existing rental homes (a 2-bed/2-bath at approx. 1,064 sq ft and a 2-bed/1-bath at approx. 936 sq ft) provide income potential or flexible options for personal use.. Parcel sizes include 20 acres, 13 acres, and 7.49 acres, allowing for operational versatility or future lot configuration options. Well-located, usable land with strong water district benefits and multiple ag applications. Suitable for continued row-crop rotation, transition into orchard development, or long-term land investment with rental income.