Date
Details
Price
Change
Source
3/23/2026
Listed
$1,495,000
—
MLS
Disclaimer: Historical sales information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
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1/86
$1,495,000
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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.
Full Property Details
Full Property Details for 16400 Ash Ave
General
- Price: $1,495,000
- Status: Active
- Type: Multi-Family
- Source: METROLIST_Cali
- MLS ID: 226028841
- Updated: 3/27/2026
- Added to Site: 11 day(s) ago
Interior
- Rooms/Areas: Dining Room, Family Room, In Law Apartment, Kitchen, Laundry, Living Room
- Fireplace: Yes
- Number of Fireplaces: 1
- Fireplace(s): Brick
- Appliances: Hood Over Range, Dishwasher, Microwave, Free Standing Electric Range
- Flooring: Carpet, Vinyl
Rooms
Bathrooms
- Total Bathrooms: 2
- Full Bathrooms: 2
Bedrooms
- Total Bedrooms: 3
Other Rooms
- Kitchen: Breakfast Area
- Dining Room: Dining/Family Combo, Other
- Laundry: Electric
Parking
- Parking: No Garage, Boat Storage, RV Access, RV Possible, Detached, RV Storage, See Remarks
Location
- County: Stanislaus
- Cross Streets: Fig Ave.
- Driving Directions: From Hwy 33 in Patterson: Las Palmas Ave. east 2. Right on Elm 1/2 mile, Left on Orange .9 mile; Right on Ash .4 mile to driveway on left. From Turlock at Hwy. 99. West Main exit to Patterson. Left on Ash Ave (immediately after crossing the San Joaquin River).9 mile to driveway. From Bay Area: Hwy. 580E to I-5S. Patterson (Sperry exit) east to Hwy 33. Left .6 mile to Las Palmas; Right 2 miles, Left on Orange .9 mile, Right on Ash .4 mile to driveway on left. Property is 660' east of Ash Ave.
- Direction Faces: East
School Information
- School District: Stanislaus
- Elem School District: Patterson Joint
- Midd School District: Patterson Joint
- High School District: Patterson Joint
Heating & Cooling
- Cooling Type: Ceiling Fan(s), Central, Wall Unit(s)
- Heating Type: Propane, Central, Fireplace(s), Wall Furnace
- Heating Fuel: Propane, Central, Fireplace(s), Wall Furnace
Utilities
- Sewer: Septic System
- Water: Private, Well
- Utility Description: Electric, Propane, Propane Tank Leased
Structural Information
- Architectural Style: One Story Ranch
- Construction: Concrete, Wood, Wood Siding
- Foundation: Concrete, Raised, Slab
- Roof: Composition
- Stories/Levels: 1
- Square Feet: 1,989
- Sq. Ft. Source: Assessor Auto-Fill
- Year Built: 1950
Additional Structures
- Other Structures: Barn(s), Shed(s), Storage, Workshop, Other
Lot Features
- Property View: Orchard, Canyon, City Lights, Pasture, River, Valley, Hills, Other, Mountains
- Mountain views: Yes
- Lot Size (Acres): 47.2
- Lot Size (Sq. Ft.): 2,056,032
- Road Maintenance: Private Maintained Road
- Irrigation System: Irrigation Available, Irrigation District
- Zoning: A2-40
- Lot Description: Navigable Waterway, Dead End, River Access, Secluded, Shape Irregular, Stream Year Round
- Fencing (Description): Partial, Wire, Wood, Front Yard, Full
Horse Property
- Horse Property: Yes
- Horse Facility Desc.: Pasture, Barn(s), Chutes, Corrals, Trailer Storage, Fenced
Disclosures and Reports
- Special Conditions: Trust, None
- APN: 048-006-012-000
Listed by Greg Nunes Realty
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Listing agent
— 16400 Ash Ave —
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Schools
Schools serving 16400 Ash Ave
School District:Patterson Joint Unified School District
| Name | Grades | Distance |
|---|---|---|
Las Palmas Elementary School 624 West Las Palmas Avenue, Patterson, CA 95363 | K-5 | 3.6 mi |
Creekside Middle School, Patterson, CA 535 Peregrine Drive, Patterson, CA 95363 | 6-8 | 4.1 mi |
Patterson High School 200 North 7th Street, Patterson, CA 95363 | 9-12 | 3.5 mi |
Disclaimer:
School attendance boundaries provided by ATTOM Data Solutions and are for reference only. Contact the school directly to verify enrollment eligibility.
Price & Sales History for 16400 Ash Ave
Tax History
Tax History for 16400 Ash Ave
Year
Property Taxes
Change
Tax Assessment
Change
2025
$2,179
3%
$174,918
4%
2023
$2,124
5%
$168,514
2%
2022
$2,015
2%
$165,189
2%
2021
$1,978
5%
$162,005
1%
2020
$1,887
2%
$160,411
4%
2019
$1,858
5%
$154,031
2%
2018
$1,769
—
$151,011
2%
2017
$1,770
3%
$148,051
2%
2016
$1,718
1%
$145,149
2%
2015
$1,694
3%
$142,970
2%
2014
$1,652
-3%
$139,538
—
2013
$1,695
—
$139,538
—
Disclaimer: Historical tax information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
Estimate the Cost
Estimate the Cost for 16400 Ash Ave
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16400 Ash Avenue, Patterson, CA 95363 (MLS# 226028841) is a Multi-Family property with units containing 3 bedrooms and 2 full bathrooms. 16400 Ash Avenue is currently listed for $1,495,000 and was received on March 23, 2026. Want to learn more about 16400 Ash Avenue? Do you have questions about finding other Multi-Family real estate for sale in Patterson? You can browse all Patterson real estate or contact a Coldwell Banker agent to request more information.