Modesto So of Hwy 132 West of Hwy 99 Homes under $600,000

Welcome to Modesto, California—a vibrant city nestled in the heart of Stanislaus County, where the charm of small-town living meets the conveniences of urban life. Located south of Highway 132 and west of Highway 99, this area offers a unique blend of accessibility and tranquility. Known for its rich agricultural heritage and a strong sense of community, Modesto is an ideal place for families, young professionals, and retirees alike.

In this inviting region, you’ll discover a variety of homes priced under $600,000, making it an exceptional market for first-time buyers and those looking to invest in their dream home. From cozy single-family residences to modern townhomes, the housing options here cater to diverse tastes and lifestyles. Many properties boast spacious yards, perfect for outdoor gatherings or gardening, while others feature contemporary designs with open floor plans and updated amenities.

Living in Modesto means enjoying a plethora of local attractions, including parks, shopping centers, and a thriving downtown filled with restaurants and cultural events. The city’s strong educational system and community programs further enhance its appeal, making it a wonderful place to raise a family or settle down.

With its affordable housing market and welcoming atmosphere, Modesto is not just a place to live but a place to thrive. Come explore the opportunities that await you in this delightful corner of California—your new home is just around the corner!

Newest Modesto So of Hwy 132 West of Hwy 99 Homes under $600,000

$335,000

4 Beds ⋅ 1 Baths ⋅ 1,316 SqFt. ⋅ 226137019 MLS

Great price in Modesto with space, character, and possibilities! This 4-bedroom, 1-bath home sits on its own approximately 6,788 sq. ft. lot and features a newer heating and air conditioning system and water heater, updated approximately 3-4 years ago. The flexible layout includes two bedrooms upstairs, generous closet space, and a clean basement for additional storage. A garage and separate storage shed provide extra room for tools, hobbies, and everyday essentials. Additional features include public city water and camera and alarm systems. Looking for more space? The neighboring approximately 6,780 sq. ft. vacant residential lot is available for separate purchase. Buy the home on its own or take advantage of the opportunity to purchase both properties for approximately 13,568 sq. ft. of combined land. This listing includes only the home and its approximately 6,788 sq. ft. lot. The neighboring parcel is priced and sold separately. Buyer to verify parcel sizes, permits, system ages, development potential, and functionality and inclusion of camera and alarm systems.

1645 Victoria Drive, Modesto

Listing courtesy of EXIT Realty Consultants.

$239,950

2 Beds ⋅ 1 Baths ⋅ 772 SqFt. ⋅ 226136936 MLS

Great opportunity for investors or buyers looking for a fixer-upper! This 2-bedroom, 1-bath home offers 772 sq. ft. of living space on a generous 6,599 sq. ft. lot. The home features an open living and kitchen area, a roof replaced approximately 5-6 years ago, and a spacious backyard with plenty of possibilities. The property is in need of repairs and updating, offering an opportunity for those ready to bring their vision to life. Priced to reflect its current condition. Bring your ideas and make it your own!

2112 Kenneth Street, Modesto

Listing courtesy of Atlantic Realty.

$443,000

3 Beds ⋅ 2 Baths ⋅ 1,240 SqFt. ⋅ 226132629 MLS

Completely transformed from top to bottom! Discover this stunning, fully remodeled 3-bedroom, 2-bathroom home offering 1,240 sq. ft. of modern living space! This move-in-ready home features a brand-new kitchen with quartz countertops, new cabinetry and appliances, beautifully remodeled bathrooms, LVP flooring, recessed lighting, new dual-pane windows, a new roof, HVAC system, and much more! Fresh interior and exterior finishes, along with newly landscaped front and backyards, complete this beautiful transformation. Conveniently located near Carpenter Road and Maze Boulevard, with easy access to Highway 99 and Highway 120, making commuting a breeze. A perfect blend of modern style, comfort, and convenience!

2025 Olive Branch Drive, Modesto

Listing courtesy of Lifestyle Realty.

$350,000

3 Beds ⋅ 1 Baths ⋅ 900 SqFt. ⋅ 226130229 MLS

Enjoy a spacious lot with potential RV access. Conveniently located near Highway 99, downtown Modesto, shopping, dining.

326 Roselawn Avenue, Modesto

Listing courtesy of HomeSmart PV & Associates.

$393,000

2 Beds ⋅ 2 Baths ⋅ 1,194 SqFt. ⋅ 226127415 MLS

This warm, move-in-ready home features vaulted ceilings and an airy open-concept layout, ideal for daily living and entertaining. Recent 2024 upgrades include a new roof, HVAC system, water heater, and all major appliances (washer, dryer, refrigerator, stove, dishwasher, microwave, range hood), plus garage door sensors, meaning lower maintenance and modern comfort right away. The kitchen flows seamlessly into the family room, with sliding glass doors opening to a backyard for easy indoor-outdoor living. Also, an extended-height fence perfect for privacy. The floors and walls in both bedrooms have been painted. The primary suite includes a walk-in closet and direct backyard access. With no homes directly behind the property, the private, fenced backyard offers exceptional peace and privacy. The front is secured with an iron fence, a solar-powered automatic driveway gate, and a separate pedestrian gate. Located in a quiet, established community next to a school, this home provides excellent convenience: a high school within walking distance, Food Maxx and Home Depot about 10 minutes drive, and Modesto Junior College (MJC) also nearby. Quick access to Maze Boulevard and Highway 132 makes commuting efficient.

829 Inez Drive, Modesto

Listing courtesy of Grand Realty Group.

$585,800

6,732 SqFt. ⋅ 226126640 MLS

Excellent Mixed-Use Investment Opportunity in Modesto! This versatile income-generating property features two residential apartments upstairs and two retail storefronts downstairs, offering multiple income streams. The residential units include a spacious 3-bedroom, 1-bath apartment renting for $1,500 per month and a 2-bedroom, 1-bath apartment renting for $1,200 per month. The two retail spaces were previously leased together for $4,000 per month, providing a combined rental income potential of $6,700 per month ($80,400 annually) based on these rental figures. Recent improvements include a newer roof, approximately two years old, and one fully remodeled retail space. The property also offers convenient open parking for residential tenants, retail tenants, and customers. With its versatile layout, multiple income sources, and recent upgrades, this property presents an excellent opportunity for investors seeking long-term value and income potential.

207 H Street, Modesto

Listing courtesy of Royalty Mortgage & Real Estate.

$350,000

2 Beds ⋅ 1 Baths ⋅ 824 SqFt. ⋅ 226125483 MLS

Charming 2-bedroom, 1-bath home offering a wonderful opportunity for first-time homebuyers, investors, or anyone looking for a place to call their own! Featuring new flooring throughout and freshly painted interiors, this inviting home is ready for its new owners. The spacious backyard offers plenty of room for outdoor entertaining, gardening, or future improvements. A detached garage with convenient alley access adds versatility and functionality. The generously sized lot may also offer potential for an Accessory Dwelling Unit (ADU), subject to city approval and applicable regulations. Conveniently located near the recently renovated Cesar Chavez Park, offering recreational amenities and community activities. Don't miss this opportunity to make this home your own!

718 4th Street, Modesto

Listing courtesy of Forbes Mill RE & Investment.

$30,000

2 Beds ⋅ 1 Baths ⋅ 800 SqFt. ⋅ 226125138 MLS

Priced to sell and offered as-is, with the seller making no repairs. This property presents an opportunity for buyers looking to bring their own vision and updates to the home. Newer roof.

1200 S Carpenter Road Unit #62, Modesto

Listing courtesy of PMZ Real Estate.

$310,000

2 Beds ⋅ 1 Baths ⋅ 834 SqFt. ⋅ 226123311 MLS

Welcome to 802 Wheatley Avenue! This charming detached single-family home offers comfort, key updates, and incredible flexibility. Enjoy peace of mind with a newer roof (approx. 3-4 years old) and updated plumbing. The functional floor plan features bright, welcoming living spaces and includes a versatile extra room with great potential to serve as a 3rd bedroom, home office, or guest space. Outside, the generous yard provides plenty of room for entertaining, gardening, or relaxation. Conveniently located near local schools, shopping, and major roadways a fantastic opportunity for first-time buyers or investors alike. Schedule your showing today!

802 wheatley, Modesto

Listing courtesy of HomeSmart PV & Associates.

$105,000

2 Beds ⋅ 1 Baths ⋅ 887 SqFt. ⋅ 226123175 MLS

CASH BUYERS ONLY! Calling all investors, contractors and builders. The home has sustained fire damage and requires extensive repair or reconstruction.

2549 Parkdale Drive, Modesto

Listing courtesy of EXIT Realty Consultants.

$79,900

2 Beds ⋅ 2 Baths ⋅ 1,248 SqFt. ⋅ 226115061 MLS

Welcome to 1200 S. Carpenter Rd, Space #22, a beautifully maintained 2-bedroom, 2-bath mobile home located in a desirable gated community with a pool. Perfect for downsizing or for mom and dad, this home offers comfortable living in a quiet, well-kept setting. Prime central location just minutes from Highway 99, the mall, Costco, pharmacies, car wash, dining, and moreeverything is truly a stone's throw away.

1200 S Carpenter Road Unit #22, Modesto

Listing courtesy of EXIT Realty Consultants.

$449,998

2,086 SqFt. ⋅ 226111122 MLS

This property has many options for generating generational wealth. This Duplex consists of a 2 bedroom/1 bathroom currently leased at $1900/mo, 2nd unit is a 3 bedroom/1 bathroom leased at $2200/mo. This is great for a 1st time buyer looking to establish a great wealth building property or a seasoned investor looking to add a great property to their portfolio.

824 Clementa Way, Modesto

Listing courtesy of Realty ONE Group Zoom.

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All measurements and all calculations of area (i.e., Sq Ft and Acreage) are approximate. Broker has represented to MetroList that Broker has a valid listing signed by seller authorizing placement in the MLS. Above information is provided by Seller and/or other sources and has not been verified by Broker. Copyright 2026 MetroList Services, Inc. The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program of MetroList® MLS. All information has been provided by seller/other sources and has not been verified by broker. All interested persons should independently verify the accuracy of all information. Last updated .

Modesto So of Hwy 132 West of Hwy 99 Homes under $600,000

Newest Modesto So of Hwy 132 West of Hwy 99 Homes under $600,000

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