16400 Ash Ave, Patterson, CA 95363

• 3 beds |
• 2 baths |
• 1,989 sqft

Property Description

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.

Listing Status:

Active

Data Last Updated:

April 4, 2026 at 1:30PM

Listing Office:

Greg Nunes Realty : 8922000

Listing Agent:

Greg A Nunes : 209 5318873

MLS ID:

226028841

Interior

• Rooms: Bedroom(s)Living RoomDining RoomFamily RoomMaster BedroomFull Bath(s)Kitchen
• Kitchen: Breakfast Area
• Appliances: Hood Over RangeDishwasherMicrowaveFree Standing Electric Range
• Dining: Dining/Family ComboOther
• Living Room: Great RoomOther
• Laundry: Electric
• Basement: None
• Flooring: CarpetVinyl
• A/C: Ceiling Fan(s)CentralWall Unit(s)
• Heating: PropaneCentralFireplace(s)Wall Furnace
• Fireplace: BrickFireplaces: 1

Exterior

• Style: Ranch
• Other Structures: Barn(s)Shed(s)StorageWorkshopOther
• Parking: No GarageBoat StorageRV AccessRV PossibleDetachedRV StorageSee RemarksParking spaces: 0

Construction

• Roofing: Composition
• General: ConcreteWoodWood SidingOneConcreteRaisedSlab

Location

• HOA Amenities: 0.0
• Originating MLS: MLS Metrolist
• School District: Stanislaus
• County: Stanislaus

Lot

• Zoning: 048-006-012-000
• View: OrchardCanyonCity LightsPastureRiverValleyHillsOtherMountains
• Fencing: PartialWireWoodFront YardFull

Utilities

• Utilities: ElectricPropanePropane Tank Leased220 Volts
• Water: PrivateWell
• Sewer: Septic System

Financial

• Source: MLS Metrolist