For sale

$2,000,000

Est. $13,758/mo —

•

1 ba

•

993

sq ft

17131 Cotton Rd, Los Banos, CA 93635

About this home

UPDATED LISTING 317-acre ranch now available for sale, situated in the historically reliable Central California Irrigation District (CCID). This property features 78 acres of irrigated cropland, 29 acres of irrigated pasture, which offers the potential for conversion into additional cropland. The homestead spans 12 acres and includes two houses, in need of complete renovation, and an additional 198 acres of non-irrigated ground currently used for grazing.

Single-familyProperty Type

1916Year Built

317 acresLot Size

$2,014Price/Sq.Ft.

Listed by David Harris •DRE #DRE #01487953 • California Ranch and Land

Listing updated: Jul 14, 2026 at 11:28am

Redfin checked: 2 minutes ago

•Source:FRESNOMLS #652022

Payment calculator

$13,758 per month

Principal and interest$11,325

Property taxes

$2,083

HOA dues

Home insurance

$350

Utilities

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Open houses

No upcoming open houses.

Nearby open houses (8)

OPEN TUE, 11AM TO 4PM3D WALKTHROUGH
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5 beds3 baths2,537 sq ft
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D.R. Horton- Sacramento
OPEN TUE, 11AM TO 4PM
$499,490
3 beds2 baths1,576 sq ft
1850 Nettle Way, Los Banos, CA 93635
D.R. Horton- Sacramento
OPEN SAT, 11AM TO 1:30PM
$535,000
4 beds3 baths1,964 sq ft
2403 N Rock Crk, Los Banos, CA 93635
Keller Williams Property Team
OPEN SAT, 11AM TO 4PM
$524,497
3 beds2 baths1,818 sq ft
1943 Aliso Ct, Los Banos, CA 93635
Carly Drebert
OPEN SAT, 11AM TO 1:30PM
$480,000
3 beds2 baths1,638 sq ft
450 Amabile Dr, Los Banos, CA 93635
OPEN SAT, 11AM TO 4PM
$613,523
5 beds3 baths2,438 sq ft
1705 Granite Blvd, Los Banos, CA 93635
Carly Drebert
OPEN SAT, 11AM TO 4PM
$552,389
4 beds2 baths2,018 sq ft
1857 Garapata Dr, Los Banos, CA 93635
Carly Drebert

Around this home

Schools

K - 12
Preschool & daycare

Charleston Elementary School

Public K-6 • Assigned • 2.4mi

4/10

Creekside Junior High

Public 7-8 • Assigned • 5.0mi

2/10

Los Banos High School

Public 9-12 • Assigned • 3.5mi

4/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Offer insights

17131 Cotton Rd · $2,000,000

Strong offer

$1.99M and above

75% chance or better to win

Why $1.99M+ is a strong offer

DAYS ON MARKET

The average home goes pending in 40 days.

SALE-TO-LIST

Most homes are selling 1% below list price.

About offer insights

Property details

Interior
Exterior
Finance

Interior features
No laundry hookups

Bathrooms
1 bathroom

Laundry & utility
No laundry hookups

Heating & cooling
Other heating
Other cooling

Sale and tax history for 17131 Cotton Rd

Sale History
Tax History

Year

Property tax

Land + Additions

Assessment*

2018

$794 (+1.2%)

$33,460 + $38,559

$72,019

2017

$785 (−1.0%)

$32,804 + $37,803

$70,607

2016

$793 (+2.1%)

$32,804 + $37,803

$70,607

2015

$777 (+2.8%)

$32,161 + $37,062

$69,223

2014

$756 (+678.4%)

$31,058 + $35,791

$66,849

2013

$97 (−1.3%)

$31,058 + $35,791

$66,849

2012

$98 (+6.5%)

$1,831 + $13,185

$15,016

2011

$92 (−0.6%)

$1,796 + $12,927

$14,723

2010

$93 (+2.7%)

$1,761 + $12,674

$14,435

2009

$91 (+6.8%)

$1,748 + $12,580

$14,328

2008

$85

$1,752 + $12,609

$14,361

Public record

Public record
Zoning

Beds

Baths

Stories

Lot width

—

Lot depth

—

Lot size

2 Acres

Year renovated

1946

Finished Sq. Ft.

936

Unfinished Sq. Ft.

—

Total Sq. Ft.

936

Year built

1946

Style

Single Family Residential

County

Merced County

APN

88130052000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jan 20, 2023.

A-1

General Agricultural Zone

The purpose of the General Agricultural Zone A-1 is to provide for areas for intensive farming operations dependent on higher quality soils, water availability, relatively flat topography, and agricultural commercial and; or industrial uses dependent on proximity to urban areas or location in sparsely populated low traffic areas. Parcels smaller than 40 acres down to a minimum of 871,200 sq ft may be approved where consistent with surrounding parcel sizes. This zone implements the Agriculture A, Agriculture Residential AR, and Urban Reserve UR land use designations in the General Plan.

Permitted uses

Include but are not limited to:

Agriculture
Ranch
Winery & vineyard
Housing-Single unit
Housing-Other
Office-Other
Public service
Agriculture-Cropland
Agriculture-Grove / orchard
Park & open space

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

3/10 Fire Factor

0.46% chance of being in a wildfire in next 30 years

6/10 Heat Factor

6 days above 104° expected this year, 13 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

9/10 Air Factor

21 unhealthy days expected this year, 22 days in 30 years

Provided by First Street

Historical weather

Los Banos, CA • 93635

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

98/ 100

Exceptional sunlight

Sunscore

This home receives average direct sun exposure in Los Banos. There appears to be minimal shading by surrounding buildings, terrain, and vegetation.

10.8 hrs

7 hrs

JuneDecember

Provided by Shadowmap

Redfin Estimate for 17131 Cotton Rd

$1,807,362

$193K under list price of $2.00M

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $455K to $650K.

SOLD AUG 25, 2026
$487,000 Last sold price
4 beds2 baths2,107 sq ft
1709 Humboldt Ct, Los Banos, CA 93635
PMZ Real Estate
$1783/sq ft
smaller lot
85 years newer
SOLD APR 14, 2026
$470,000 Last sold price
3 beds2 baths1,449 sq ft
1434 Hayley St, Los Banos, CA 93635
Coldwell Banker Kaljian & Associates
$1690/sq ft
smaller lot
105 years newer
SOLD AUG 14, 2026
$520,000 Last sold price
5 beds3 baths2,679 sq ft
748 Heron Dr, Los Banos, CA 93635
HomeSmart PV & Associates
$1820/sq ft
smaller lot
86 years newer
SOLD JUL 2, 2026
$460,000 Last sold price
3 beds2 baths1,727 sq ft
2769 Wood Duck Dr, Los Banos, CA 93635
$1748/sq ft
smaller lot
85 years newer
SOLD JAN 30, 2026
$455,000 Last sold price
3 beds2 baths1,500 sq ft
1713 Spadafore St, Los Banos, CA 93635
Berkshire Hathaway HomeServices-Drysdale Properties, Berkshire Hathaway HomeServices-Drysdale Properties
$1711/sq ft
smaller lot
104 years newer
SOLD FEB 10, 2026
$650,000 Last sold price
3 beds2 baths1,800 sq ft
2525 E Pacheco Blvd, Los Banos, CA 93635
Berkshire Hathaway HomeServices-Drysdale Properties
$1653/sq ft
smaller lot
39 years newer

Rental earnings

Est. $1,903 per month, based on comparable rentals

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Details provided by FRESNOMLS and may not match the public record. Learn more.

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About this home

Payment calculator

Affordability tools

See this home in person

Nearby open houses (8)

Around this home

Schools

Lifestyle

Offer insights

Property details

Sale and tax history for 17131 Cotton Rd

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 17131 Cotton Rd

Early Access listings

Nearby similar homes

New listings for sale in 93635

More real estate resources