Madera County, California Land For Sale (42 results)

An exceptional opportunity awaits with this 114-acre farm in the Madera Irrigation District. The property is approximately 100 acres of income-producing almonds, efficiently irrigated by a dual-line drip system fed by two agricultural wells and MID water. What truly elevates this property is its unmatched, permitted infrastructure. The main building offers a massive 12,000 sq. ft. of versatile space, complemented by a separate office complex featuring 16 private suites, his-and-her restrooms, and a kitchen. Two additional metal shops provide ample room for equipment and storage. Strategically positioned between Fresno and Madera and just two minutes from Highway 99, this is a rare, turnkey solution for any large-scale agricultural or commercial headquarters seeking unparalleled access and operational capacity.

A rare opportunity to acquire a mature almond orchard spanning 317.3± assessed acres. This expansive property offers reliable water resources, productive soils, and established plantings—ideal for both growers and agricultural investors seeking strong returns and long-term stability. The property contains (2) 300 HP agricultural wells located onsite and is irrigated via micro-sprinklers. This property is located in the Madera County GSA and does not receive surface water.

An unparalleled +/-700-acre property offering a rare combination of stunning natural beauty, multiple residences, and versatile amenities. This remarkable estate comprises three parcels approximately 545 acres, 80 acres, and 75 acres with breathtaking views and diverse terrain.The primary residence, designed by renowned architect Gene Zellmer, spans approx. 4,100 square feet and showcases stunning views, an infinity pool, and majestic native oak trees surrounding the home. The second home is a spacious +/-1,888-square-foot, 4-bedroom, 2-bathroom residence with a 2-car garage, nestled among oak trees and surrounded by picturesque grazing land. The third home is a charming +/-710-square-foot cottage, complete with a kitchen, bathroom, 2 bedrooms, and living room. Nearby, you'll find a second swimming pool and an approx. 2,420-square-foot barn equipped with its own bathroom, as well as a chicken coop, horse/cattle pens, and a garden. The property offers captivating views of Millerton Lake from various hilltops and features Cottonwood Creek meandering through its expansive acreage, adding to the tranquil, picturesque setting. This one-of-a-kind estate is an exceptional opportunity for those seeking privacy, natural beauty, and the ultimate rural lifestyle.

Location Situated along the west side of Road 28 1/2 in Madera, CA, the property lies just north of Dry Creek and extends on both sides of Avenue 23. Size +/-1943.24 Assessed Acres Plantings The majority of the acreage is open land positioned for redevelopment, with the balance in wine grapes that remained unharvested in 2025. Production data, acreage allocation, and varietal details are available upon request. Buildings There are two (2) shops, home, and equipment yard on the property. Water Approximately +/-1,744 acres of the property lie within the Madera Irrigation District and have access to surface water with three (3) turnouts, while +/-199 acres are located outside the district. The ranch is well-equipped with numerous reservoirs, sand media filtration systems, and deep wells, providing strong water infrastructure throughout. Within the Groundwater Sustainability Agencies, +/-1,744 acres fall under the Madera Irrigation District GSA, with the remaining acreage situated in the County of Madera GSA. Both agencies’ Groundwater Sustainability Plans (GSPs) are fully approved. Legal Madera County APNs:030-292-003, 052-130-017, 052-130-019, 030-312-014, 030-312-015, 030-312-018, 030-312-019, 031-620-002, 031-620-003 and 031-620-004 Groundwater Disclosure Sustainable Groundwater Management Act (SGMA) requires groundwater basins to be sustainable by 2040. SGMA may limit ground water pumping. For more information, please visit the SGMA website. The Buyer is responsible for conducting their own research to verify all information related to groundwater and surface water resources, including availability, usage rights, and potential restrictions. Remarks This exceptional redevelopment opportunity in Madera County features multiple varieties of wine grape vineyards, along with open ground ready for new plantings. While the grapes were not harvested in 2025, the vines remain productive and offer strong potential for future development. Approximately +/-1,744 acres of the property are located within the Madera Irrigation District, supported by extensive water infrastructure that includes multiple groundwater wells, pumps, irrigation systems, and reservoirs throughout the Eagle Creek Ranch. Improvements include a shop, home, equipment yard, and a weigh station—providing ample space and functionality for a large-scale farming operation.

Location Property is located at 11885 Road 9, along Hemlock Road (Rd 9) between Ave 19 and Firebaugh Blvd in east Firebaugh, CA. Size +/-1,265.3 Assessed Acres Buildings There is a +/-1,600 sq. ft. metal shop and multiple livestock barns located on the property. Three (3) homes are on the property. All offers must be made subject to life estates on the homes. Plantings Property is planted to +/-565 acres of almonds +/-491 acres in 2004-2015 – See ‘Property Map’ for details. +/-74 acres planted in 2024 Improvements Property consists of +/-117.4 acres of irrigated pasture and +/-390 acres of native pasture. The ranch features: Complete perimeter fencing with 6-wires and steel posts Solar farm with three (3) installations Water Six (6) deep ag wells and pumps, and two (2) domestic wells are located on the property. The ag pumps are interconnected via underground PVC pipe and the almonds have a single line drip irrigation system. The ranch can be flood irrigated via the PVC pipes and valves if needed. Soil See ‘Soil Map’ and ‘Soil Description’ for details. Legal Madera County APNs: 041-032-001, 041-032-002, 041-092-003, and 041-092-004 Groundwater Disclosure Sustainable Groundwater Management Act (SGMA) requires groundwater basins to be sustainable by 2040. SGMA may limit groundwater pumping. For more information, please visit the SGMA website. The Buyer is responsible for conducting their own research to verify all information related to groundwater and surface water resources, including availability, usage rights, and potential restrictions. Remarks The property is enrolled in the Williamson Act.

133 Acres located in the Madera GSA. 2 deep Ag wells and solar to offset the low pumping costs. This region has historical great ground water levels. Mature almonds with high yields.

This offering is 240 acres of recreational land located in the Madera County foothills just a few miles directly south of Bass Lake, near Sierra Highlands. This recreational property has gorgeous views of the Valley below and boasts a secluded setting with plenty of wildlife roaming throughout the area due to the close proximity of the Sierra National Forest. The neighboring property to the east is also for sale.

Mature walnut orchard located at the SEC of Avenue 12 and Road 21 1/2. The property is located within the boundaries of the Madera Irrigation District and entitled to receive district water when available. There is an agricultural well and pump servicing the orchard through a dual line drip irrigation system.

Stunning Almond Farm & Farmhouse Near Madera, CA This beautiful farmhouse is perfectly situated near the city of Madera, offering the best of both rural charm and city convenience. Almond Orchard Details: Planted in 2020 with premium Nonpareil & Monterey varieties. State-of-the-art irrigation: Dual-line drip system with flood irrigation capability for optimal water efficiency. Reliable water source: A brand-new 600-foot well, drilled in 2019, ensures consistent water supply. Property also is connected to Madera Irrigation District. This is a prime agricultural investment in Californias Central Valley! Dont miss the opportunity to own this productive almond farm and charming farmhouse. Contact us today for more details!

A quality raisin vineyard situated in a prime grape and nut growing region. The property features both Madera Irrigation District water entitlements and pumps and wells. A headquarters site includes a large metal shop and also an adjoining rental home that provides supplemental revenue. There are also three additional vineyards in the area available for sale that total 224.52 acres. (See the location map on page 2 of brochure.)

A productive organic raisin vineyard located 1/2 mile north of the San Joaquin River. The property features Grade 1 soils and two water sources: Madera Irrigation District plus pumps and wells. There are also three other ranches available in the area totaling another 245.31 acres. (See the location map on page 2 of brochure).

Seller will carry with $65K down OAC. 18 acres just on half mile from a major Highway 99 on/off ramps in both directions.

This subject property is located at the southeast corner of Ave 21 and Road 28 in NE Madera and is planted to Kerman/Peter varieties on Atlantica rootstock. It has over 1300 of county road frontage on the north and west side of the property and future road development via eminent domain, which is outlined on the parcel map. It is adjacent to the Valley Lake Ranchos development and extremely accessible while offering close proximity to town and amenities.

Great location on SR 145 between Madera and Kerman and Hwy 99. The property is located next to the Sun-Maid Transfer Station with potential development land for agriculture/industrial related businesses. Property consists of a mature, level to grade, Thompson Seedless vineyard. Surface water is from the Madera Irrigation District. There is a deep well with pump and drip filter system. The residence was built in 1976 and is not used. The yard/work storage area is approximately 500 sq. ft. with a concrete floor.

A unique opportunity to acquire an organic raisin vineyard in a prime vineyard and nut growing region. The vineyard includes both surface water from M.I.D. and irrigation pumps and wells. There are three additional vineyards totaling 257.94 acres available for purchase in the area. (See the location map on page 2.)

A unique opportunity to acquire 320 acres of quality figs and open land along the Chowchilla River. This turn-key fig ranch is planted to Tena and Black Mission figs and includes 141 acres of open land. The property is subject to a well share agreement with other neighboring parcels. The property is distributed water through drip irrigation. A buyer is encouraged to seek advice from their tax consultant regarding the potential, favorable tax benefits of purchasing the Madera County Sun River Ranch

This 61.94 acre ranch is located in Madera just a mile north of Highway 41 and Highway 145 intersection on the East Side of the road. It is caddy corner to the Highway 41 RV & Boat Storage and offers over mile of Hwy 41 frontage presenting endless opportunities for buyers. This ranch is gentle rolling hills and offers (2) 1300 deep wells that are speculatively drilled in close proximity to the various potential homesites this ranch has to offer. (2) Deep wells, each drilled over 1300 deep

An excellent opportunity to purchase 39.57 assessed acres with an income producing almond orchard located in the Ripperdan area. The subject property consists of almonds planted in 2013.

151.25 Acs. of Conadria, Sierra, Black Mission and Tena figs.

A unique opportunity to acquire 380.33 acres of quality almonds and figs along the Chowchilla River. This turn-key almond and fig ranch includes a diverse portfolio of different varieties in both almonds and figs. The irrigation comes with owned solar, well, Chowchilla Water District and Riparian water. A buyer is encouraged to seek advice from their tax consultant regarding the potential, favorable tax benefits of purchasing the El Rancho Berenda Ranch.

38 acs. Black Mission figs 40.60 acs. Sierra Fig. Within Chowchilla Water District The property is within and part of a Water Agreement covering approximately 1,600 acres. The Water Agreement operates the wells, pipelines, basins and pumps for the benefit of all parties. (Available upon request)s

Located in Chowchilla, is a 78.96 Acre well-maintained fig orchard planted to Sierras, Black Mission and Tenas. The growing crops are included in the sale with reimbursement to Seller for cultural costs.

40.16 acres of Nonpareil and Monterey almonds planted in 2013. 30 hp, 450 gpm well and a 15 hp 290 gpm well connected to 3 sand filters for drip irrigation. There is a Chowchilla Water District outtake located 14 mile south of this block. There is an easement to the outtake for a pipeline that has not been installed yet.

±3,200 acre wine grape ranch under long-term CASH RENT lease to high quality, large-scale grower/winemaker tenant with extensive groundwater credits for use on this ranch. Lease runs to the end of 2036 with tenant option to renew for five subsequent one year renewals. Thus, lease could extend through the end of 2041. The lease is contracted at $3,939,924 ($1,260/contracted acre) cash rent for 2025 with escalators of 2.5% annually. Sale is improved with two stick-built homes (3,649 SF & 2,797 SF), four mobile homes, horse stable, couple pole sheds, fuel depot and other ancillary structures. Irrigation water is supplied by twenty (20) on-site irrigation wells with surface water from the Eastside Bypass & Ash Slough when available. In addition, 209.90 acres are in the Chowchilla Water District as a subordinate user. All planted acreage is irrigated via drip system. NDA required for additional information (yields, well tests, copy of lease, etc.). See attached brochure for additional information.

Y O U R S I E R R A N E V A D A S A N C T U A R Y - 2 2 0 . 8 9 A C R E S 2 0 2 2 C U S T O M H O M E 4 5 M I N U T E S T O Y O S E M I T E For the buyer ready to trade coastal density for horizon-whether that's a Bay Area or a Los Angeles professional reconsidering the math on California urban life, or an international buyer placing US real estate at the center of a broader global strategy-this is what the other side looks like. Two hundred twenty acres of private foothills in Madera County, California, anchored by a 2022 custom home, a million-gallon pond, and a Williamson Act tax shelter most owners never get to inherit. Forty-five minutes to the south gate of Yosemite National Park. Two and a half hours from the San Francisco Bay Area. A property at this scale, with new construction included and Tax-sheltered land at the heart of the structure rarely comes to market in this region. This is a Sierra Nevada holding with built-in tax efficiency and real structural flexibility. A retreat for now. An ultimate residence for when you're ready. And a strategic California real estate asset for the long term. T H E O P P O R T U N I T Y - R E T R E A T T O D A Y, O P T I O N S F O R T O M O R R O W The buyer who fits this property is typically already known to them. For coastal-California families, that's a couple with significant home equity, looking to acquire a true mountain sanctuary before the next round of insurance-driven price discovery rolls through the foothills. For international buyers-from London and Geneva to Dubai and Singapore, Mexico City to So Paulo - it's a strategic placement of capital into a Yosemiteadjacent California asset: a recognized global lifestyle destination, a stable USD-denominated holding, and a property with built-in tax efficiency for owners who hold it long. Some buyers will use this as a weekend or extended-stay retreat. Others will relocate full-time on a one- to two-year horizon. A growing number are exploring short-term rental income as a longer-arc play, with patience to navigate the Williamson Act process- covered in detail below-that governs use of the land. The structure of this property supports every version of that plan. T H E H O M E - 2 , 4 5 8 S Q F T , B U I L T 2 0 2 2 , B U I L T T O L A S T Modern, turnkey, and free of deferred maintenance. Four bedrooms, three full bathrooms, 2,458 square feet of thoughtfully designed living space. High-end finishes throughout. Most importantly: built to current California standards. energy and fire-resistance standards. In the post-Palisades, post-Eaton insurance market, this is no longer an Aesthetic preference is the difference between an insurable asset and an uninsurable one. Older foothill Homes are getting non-renewed by the major carriers. This one was engineered to current code from day one. Immediate occupancy. No build cycles, no supply-chain headaches, no surprise punch lists. T H E S H O P - F U L L B A T H , P R E - P L U M B E D F O R A D U C O N V E R S I O N The oversized metal shop is far more than equipment storage. It includes its own full bathroom and is preplumbed for conversion into an Additional Dwelling Unit (ADU). For the right buyer, this is a meaningful value-add opportunity-a guest house, in-law space, caretaker quarters, or a separately rentable unit upon County permitting. As a working structure, it serves equally well for ranch equipment, vehicle storage, a remote-work studio, or a dedicated workshop separated entirely from the main residence. W A T E R and P O W E R - T H E S A N C T U A R Y A D V A N T A G E The one-million-gallon pond is the property's most strategically valuable amenity, and it functions on two levels at once. First, lifestyle: kayaking, fishing, swimming, and the kind of golden-hour reflections that justify the entire purchase decision on their own. Second, ecosystem: the pond draws wildlife year-round and creates the privacy soundscape that small parcels simply cannot reproduce. Rooftop solar combined with a full backup generator delivers true off-grid capability. When the next public Safety power shutoff rolls through the foothills; you won't notice. When utility costs spike, you're insulated. For buyers who have spent the last five years watching the grid get less reliable and the bills get larger, this matters. T H E L A N D - T H R E E P A R C E L S, O N E H O L D I N G The 220.89 acres are held across three separate contiguous Assessor's parcels-a structural advantage that few comparable properties offer the following: APN 055-200-079 - 86.06 acres, improved. Contains the residence and metal shop. APN 055-200-083 - 72.81 acres, vacant. Pond, raw grazing land, and recreational trails. APN 055-200-084 - 62.02 acres, vacant. Raw grazing land and trails with perimeter fencing. Rolling Sierra Nevada foothill terrain with panoramic views from every aspect. Cattle grazing is currently in place across the unimproved parcels, maintaining the land in productive use and supporting the property's Williamson Act while standing. T H E W I L L I A M S O N A C T-T A X S H E L T E R N O W, O P T I O N A L I T Y O V E R T I M E The property is enrolled in a California Land Conservation Act (Williamson Act) contract that conveys with the sale. For buyers who plan to use the property as a primary residence, second home, or family retreat, the contract is straightforward upside: the underlying acreage is assessed based on agricultural value rather than residential market value, sheltering annual property tax exposure well below what a comparable unrestricted $1.65M California holding would generate. The 134+ acres on the two vacant parcels alone deliver meaningful carrying-cost reduction year after year. For buyers evaluating short-term rental income, the path is real but requires honest due diligence. Under Madera County's STR ordinance, short-term rental operation is generally incompatible with land held under an active Williamson Act contract. A buyer pursuing STR has three options, and the right one depends on the timeline. and risk tolerance: Compatibility review. Before assuming cancellation is required, a buyer should obtain a written interpretation from Madera County Planning on whether the intended use is permitted under the existing contract as-is. Some Uses may be compatible depending on parcel structure, contract type, and zoning. This is the lowest-cost first step and the one most buyers skip. Nonrenewal. Filed with the County, this stops the contract from automatically renewing and returns the land to unrestricted use at the end of the contract's remaining term-typically nine years. Annual taxes step up gradually during the nonrenewal period. Low-cost, low-risk, but slow. Best fit for buyers who want preserved flexibility without paying the cancellation fee. Cancellation. The only path to immediate non-agricultural use. Cancellation is a discretionary entitlement subject to Board of Supervisors approval, public notice, likely CEQA review, and required county findings. The cancellation fee equals 12.5% of the unrestricted fair market value of the cancelled land (25% if the contract is a Farmland Security Zone contract - buyer to verify type with Madera County). Add application fees, legal and consulting costs, and a realistic six- to twelve-month timeline. Approval is not guaranteed: California Government Code 51282 specifies that the existence of a more profitable use, on its own, is not sufficient grounds for cancellation. Whichever path applies, a buyer should confirm the current contract type (standard Williamson Act vs. Farmland Security Zone), request a written compatibility determination from Madera County Planning, and allocate entitlement risk and costs clearly in the purchase agreement. This is exactly the kind of structural detail that deserves a real conversation with County Planning and a real estate attorney experienced in Williamson Act matters before the deal is structured. For buyers who are not pursuing STR-and that is most buyers in this profile-the Williamson Act is straightforward upside: ongoing tax shelter on 220 acres that otherwise would be assessed near residential market value. I N V E S T M E N T F L E X I B I L I T Y The three-parcel structure unlocks exit strategies that single-APN properties cannot match. Hold all 220.89 acres as a private estate with full Williamson Act tax shelter. Pursue the Williamson Act process on the improved parcel only - preserving tax efficiency on the two vacant parcels while opening a longer-term path to STR. Sell off either vacant parcel individually to recoup capital while retaining the hub. Carve out distinct building sites for a private compound. Land-bank the additional acreage for long-term appreciation as a Yosemite corridor. inventory continues to compress. A same-road active land listing currently trades at a meaningfully higher peracre rate for less than a quarter of the acreage offered here - supporting strong relative value at the current list price. T H E L I F E S T Y L E - T R A D E T R A F F I C F O R H O R I Z O N Forty-five minutes to the south gate of Yosemite National Park. The full Yosemite, Sequoia, and Sierra National Forest recreational ecosystem is at your doorstep - hiking, climbing, fly fishing, kayaking, skiing in season. On the property itself: ATV trails, deer and wild pig, fishing the pond, and miles of private hiking with sweeping foothill vistas. The hot tub and outdoor living areas catch sunrise and sunset across the rolling hills. This is the version of California life that the coastal corridors stopped offering somewhere around 2015. L O C A T I O N and A C C E S S Raymond, California sits at the eastern edge of Madera County in the Sierra Nevada foothills - close enough to Yosemite to make day trips routine, far enough from coastal density to deliver real privacy and space. Two and a half hours from the San Francisco Bay Area via Highway 99. Approximately four to five hours