Atwater Land for Sale

Welcome to Atwater, California – a hidden gem nestled in the heart of Merced County! Known for its warm community spirit and picturesque landscapes, Atwater combines the charm of small-town living with the conveniences of modern life. With its rich agricultural roots, the city offers a unique blend of rural beauty and urban amenities, making it an ideal place to call home.

Atwater boasts a variety of recreational opportunities, from beautiful parks to nearby lakes, perfect for outdoor enthusiasts. The city's vibrant downtown area features local shops, dining options, and community events that bring residents together. Families will appreciate the excellent school system and the sense of belonging that permeates this friendly community.

Now, for those looking to invest in their future, Atwater presents an exciting opportunity with available land for sale. Whether you’re dreaming of building your custom home, starting a farm, or developing a business, this land offers endless possibilities. With its favorable climate and fertile soil, the area is perfect for agricultural ventures or creating your personal oasis.

Imagine waking up to stunning sunrises and enjoying the tranquility of wide-open spaces, all while being just a short drive from larger urban centers like Merced and Modesto. The land for sale in Atwater is not just a plot; it’s a canvas for your dreams, waiting for you to bring your vision to life. Don’t miss out on the chance to be part of this thriving community – your future in Atwater awaits!

Newest Atwater Land for Sale

$813,500

MC26125479 MLS

Exceptional opportunity to own approximately 24 acres of prime agricultural ground in a highly sought-after and exclusive location. The highlighted area represents the 24-acre parcel being offered for sale. This productive farmland benefits from district water access, providing a valuable and reliable irrigation source. The property offers excellent soils, strong farming potential, and a desirable setting surrounded by quality agricultural operations. Whether you're expanding an existing farming operation, investing in premium farmland, or establishing a new agricultural venture, this rare offering combines location, water availability, and quality ground in one outstanding package.

10366 Rose, Atwater

Listing courtesy of Listing Agent: Gustavo Perez (gusperezre@gmail.com) from Listing Office: Re/max Executive.

$425,000

MC26107959 MLS

Close to Atwater, 4.9 acres of RR Zoned ground (Acre Lots). This could be your opportunity! Mid available. The property has a barn on it.

1 Gurr Road, Atwater

Listing courtesy of Listing Agent: Andy Krotik (andygetsitsold@gmail.com) from Listing Office: Keller Williams Property Team.

$399,000

MC26102154 MLS

Nestled on 2.8 picturesque acres in the peaceful countryside, this property offer the perfect blend of privacy, space, and rural charm. It provides an ideal setting for anyone seeking a quiet retreat from the pace of city life. The acreage is well-suited for gardening, hobby farming, outdoor recreation, or simply enjoying the natural beauty. With ample room to build your dream home and possibly a granny house, a workshop, or additional outdoor living spaces. There is a pump house with a newer roof, two gat entries for easy access and exit. There is a garage and carport, and chicken coop ready for your flock. There is a fresh water well, a recently serviced septic system, and PG&E electricity all in place. A 50-amp RV breaker was added a few years. Also has a propane tank on the property.. There is MID transferable water rights for future crops or pasture. This property has endless possibilities.

3650 Santa Fe, Atwater

Listing courtesy of Listing Agent: Kathryn Wilson (kathrynwilsonrealestate@gmail.com) from Listing Office: California Land & Home by KW.

$1,500,000

MC26077378 MLS

30 Fruitland, Atwater

Listing courtesy of Listing Agent: Christopher Colston (chris@powerhouserealty.com) from Listing Office: Powerhouse Realty.

$249,900

MC26061429 MLS

No sign on property. Lot over 7000 square feet. One of only 2 vacant lots on Shaffer Lake in Atwater. Last lot on left at end of cul de sac on Lighthouse Court. Have a nearly approved house plan for a 3 bedroom, 2 bath home 2178 square feet with Master Bedroom, and Great Room facing water.

3379 Lighthouse Court, Atwater

Listing courtesy of Listing Agent: Andy Krotik (andygetsitsold@gmail.com) from Listing Office: Keller Williams Property Team.

$160,000

MC26029710 MLS

Ready to build your custom dream home. This 10,998 square foot lot is perfect for just that, with utilities ready and available to start the build. Located in an established neighborhood off of Shaffer Rd next to Peggy Heller Elementary school and shopping centers.

181 Kelly Court, Atwater

Listing courtesy of Listing Agent: LETICIA CHAVEZ (leticiaagent@gmail.com) from Listing Office: EXP Realty of California, INC.

$285,000

MC26010621 MLS

Discover the perfect setting to build your dream home on this one-acre residential vacant lot in Atwater!! Located on a quiet, well-established area, the property offers a peaceful setting with a desirable balance of open space and nearby custom homes. Open skies and a calm atmosphere create an ideal backdrop for a private retreat, while still being within convenient reach of Atwater, Merced, schools, and shopping!

2484 Sierra Springs Court, Atwater

Listing courtesy of Listing Agent: Randy Hayer (myagentrandy@gmail.com) from Listing Office: Realty Executives Of Northern California.

$167,000

MC25247369 MLS

Exceptional residential lot located in the highly desirable McSwain area—an ideal setting to create the home you’ve always envisioned. Sitting on just over an acre, this spacious parcel offers endless possibilities for your custom build, with plenty of room for a pool, shop, or outdoor entertaining space. Surrounded by beautiful, custom-built homes, the property provides a peaceful rural atmosphere while still being conveniently close to town, schools, and major commuter routes. Enjoy the best of both worlds—quiet country living with easy access to nearby amenities. Don’t miss this rare opportunity to secure a prime piece of land in one of McSwain’s most sought-after neighborhoods. The perfect canvas for your dream home awaits! This Property is being sold along with two other vacant lots.

Queen Elizabeth Drive, Atwater

Listing courtesy of Listing Agent: Araceli Gomez Gutierrez (araceli.g.gomez@gmail.com) from Listing Office: NextHome D&G Realty Group.

$167,000

MC25247376 MLS

Queen Elizabeth, Atwater

Listing courtesy of Listing Agent: Araceli Gomez Gutierrez (araceli.g.gomez@gmail.com) from Listing Office: NextHome D&G Realty Group.

$167,000

MC25247011 MLS

Queen Elizabeth, Atwater

Listing courtesy of Listing Agent: Araceli Gomez Gutierrez (araceli.g.gomez@gmail.com) from Listing Office: NextHome D&G Realty Group.

$975,000

MC25237349 MLS

Commercial Land for Sale – Prime 2.44 Acres in Atwater, CA (Opportunity Zone). Here is an exceptional development of general commercial raw land ideally situated near high-traffic Bellevue Road in Atwater, CA. Offering 423± feet of street frontage, this property benefits from excellent visibility and accessibility, making it a perfect location for retail, restaurant, or service-related development. Offsite utilities are available, including water, sewer, electricity, and gas, streamlining the path to development. The property lies within a designated Opportunity Zone, presenting potential tax advantages for investors and developers. Surrounded by well-established national retailers such as Grocery Outlet, Taco Bell, Pizza Hut, and Wendy’s, and located near the Atwater Police Department and Bellevue Bowl, this site offers a proven retail environment with strong consumer traffic. Bellevue Road serves as one of Atwater’s primary commercial corridors, ensuring excellent exposure and consistent vehicle counts.

Redwood, Atwater

Listing courtesy of Listing Agent: Ernesto Ochoa (ernieochoa15@gmail.com) from Listing Office: Keller Williams Property Team.

$1,100,000

MC25225932 MLS

Prime 2.88-Acre Highway Commercial Property –4910 Clover Ave, Atwater, CA 95301 Exceptional opportunity to acquire ±2.88 acres of highway commercial land featuring unparalleled visibility and direct access to Highway 99 via the Atwater-Merced Expressway. This strategic location offers tremendous potential for high-traffic commercial development. Zoned and approved for a variety of commercial uses—including gas station, retail center, or motel—the property provides outstanding flexibility for developers and investors. Its prime frontage ensures strong exposure, while proximity to major destinations such as Ferrari Ranch enhances long-term value. Highlights: ±2.88 acres of highway commercial land Direct access to Highway 99 / Atwater-Merced Expressway High-traffic visibility and strong regional connectivity Flexible zoning with multiple approved commercial uses Strategic location near Ferrari Ranch and other regional hubs This is a rare investment opportunity in a growing corridor of California’s Central Valley.

4910 4910 Clover Ave, Atwater

Listing courtesy of Listing Agent: Ramandeep Singh (ramansingh@thejrpgroup.com) from Listing Office: JRP Real Estate & Mortgage.

Start Your Search

Based on information from CRISNet MLS as of All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. The listing broker's offer of compensation is made only to participants of the MLS where the listing is filed.