840 E Willow Ave, Manteca, CA 95337
Property image
Property image
FOR SALE

$100,000

    840 E Willow Ave, Manteca, CA 95337

    Est. Mortgage $712/mo*
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    Home Highlights

    Lot/Land

    Local Information

    • Map ViewExplore the area around 840 E Willow Ave.
    • Schools1 Elementary School1 Middle School1 High School
    • Shop & Eat
    -- mins to
    Commute Destination

    About this House

    What's unique:Water-adjacent vacant lot
    Opportunity to build on this water-adjacent vacant lot! Priced to sell, this parcel offers the setting buyers dream about - build your custom home or investment property. Due to the property's proximity to water, buyer to independently verify all flood zone designations and building restrictions with the applicable city/county planning and building departments prior to close of escrow. Don't miss this chance to secure a premium homesite at an exceptional value.
    Last check for updates: 35 minutes ago
    Listing courtesy of Ryan Sherman DRE #01410123, (209) 896-6012
    Sherman & Associates RE
    Originating MLS: MetroList Services, Inc.
    Source: MetroList Services of CA, MLS#226104828

    Home Details for 840 E Willow Ave

    Interior Features

    Appliances & Utilities
    Utilities: See Remarks
    Fireplace & Spa
    No Fireplace

    Exterior Features

    Exterior Home Features
    Vegetation: None
    Frontage
    Road Frontage: Other
    Water & Sewer
    Sewer: Unknown
    Surface & Elevation
    Topography: Mostly Level, Mostly Level

    Days on Market

    Days on Market: 37

    Property Information

    Property Type / Style
    Property Type: LandProperty Subtype: Residential Lot
    Property Information
    Usage of Home: Residential

    Price & Status

    Price
    List Price: $100,000

    Active Status

    MLS Status: Active

    Location

    Direction & Address
    City: Manteca

    Agent Information

    Listing Agent
    Listing ID: 226104828

    HOA

    Association for this Listing: MetroList Services, Inc.HOA Fee: No HOA Fee

    Lot Information

    Lot Area: 5998.212 sqft

    Listing Info

    Special Conditions: Trust, Other

    Mobile R/V

    Mobile Home Park
    Mobile Home Units: Feet

    Miscellaneous

    Mls Number: 226104828

    Around this home

    What Locals Say about Manteca

    At least 581 Trulia users voted on each feature.

    • 89 % Say there are sidewalks

    • 82 % Say it's dog friendly

    • 81 % Say car is needed

    • 80 % Say parking is easy

    • 79 % Say yards are well-kept

    • 72 % Say there's holiday spirit

    • 66 % Say streets are well-lit

    • 64 % Say kids play outside

    • 59 % Say it's quiet

    • 58 % Say it's walkable to grocery stores

    • 57 % Say people would walk alone at night

    • 52 % Say they plan to stay for at least 5 years

    • 51 % Say neighbors are friendly

    • 48 % Say it's walkable to restaurants

    • 26 % Say there are community events

    • 18 % Say there's wildlife

    Sourced by Trulia users. Learn more about our methodology.
    • Geo Shaw
      "Need more dog parks and dog friendly businesses"
      0
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    • Alexander Whitney
      "Various large scale events seem to happen often in the Woodward park across the street. In feels active and fun. "
      0
      Flag
    • Andreamstockton63
      "We love the festival,parades, outdoor concerts, flea markets, also farmers markets. Manteca works hard to promote its city and thur a tight net community improvements moves forward faster than other cities nearby. "
      0
      Flag
    • Crobison1975
      "We have a great park and walking area! And area for dogs. Our dogs love walking the park and getting out! Great exercise for us humans too"
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    • 95f4drt746
      "Great neighbors! Clean, well maintained neighborhood. Large park with playground. You can see the 4th of July fireworks from the park. Easy access to school bus and nearby shopping. "
      0
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    • Otto Kottler
      "I do not commute to work anymore as I am now retired. Local commute is done by car. I'm not aware of any public transportation in this neighborhood."
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    • Jasartuche
      "4th of July parties in the neighborhood. Great parks for the family and kids to play at. Safe neighborhoods. "
      0
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    • Lisa Alcosiba
      "I don’t have a dog myself, but if I did I wouldn’t mind having more dog parks for them to be able to play. "
      1
      Flag
    • Daniel Verdugo
      "Manteca used to be a great small town to raise a family but it’s now over crowded with traffic everywhere stores crowded and a growing homeless population. "
      6
      Flag
    • Augustin Polanco
      "There is a trail where dogs are welcomed, most people follow the rules en etiquette. Dogs seem happy on the trail."
      1
      Flag
    • Charlie D. C.
      "Neighborhood watch and safety environment around in this area for kids are valid. If you want to classify it, this city is a quiet/ peaceful neighborhood. "
      0
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    • Amarielow
      "There are so many parks and walking paths to walk the dog at any time of the day or night. There are some that don't use leashes however I've never had a problem with any dogs off leash. "
      9
      Flag
    • Gforbing
      "Lovely walking paths. 2 large parks near by. Many people walk in the afternoons with their fur babies. "
      4
      Flag
    • Gforbing
      "Nice are. Woodward & Tesoro are great neighborhoods with beautiful walking paths. We are always walking and see others in the go. I feel safe walking my big dog at night. No issue with new fire station either. Never hear the sirens. "
      1
      Flag
    • Lauracanady60
      "Very frustrating because signal lights are NOT timed around commute times or weekends there are to many backups in town you find people blocking intersections and also trains backup traffic because we have more people moving here ."
      2
      Flag
    • Gforbing
      "It a good area. Have lived here all my life an have not had any major issues. There plenty of parks. "
      0
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    • Joannsnajera.26
      "It’s a pretty safe neighborhood. Dog friendly and close to the freeway for commuters. I’ve lived here for over 10 years and live comfortably "
      3
      Flag
    • Gforbing
      "Nice area. No problems. Enjoy long walks and bike rides to nearby park. Have lived in Manteca for over 30 years. "
      0
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    • Clare M.
      "It’s mostly quiet in my area but other areas of Manteca isn’t safe for dogs, dogs have been poisoned and let out of their yards. "
      1
      Flag
    • Mandy M.
      "Have to drive because there is no close public transportation to my location and it is hard to get Uber eats delivered "
      0
      Flag
    • Dixsha J.
      "There are very nice Christmas parades, street fairs, and pumpkins fests. Very nice area and community events are very fun too. I enjoy living in this community very much."
      0
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    • Justkeepswimming9800
      "My neighborhood has a lot of shopping places to eat, shop for clothes or food and get a haircut or the dentist, banking and more."
      0
      Flag
    • Dixsha J.
      "It is a very great and friendly place to live in. And I enjoy living here with the amazing neighbors."
      1
      Flag
    • Geballeza
      "My neighborhood has easy access to freeways. Walking distance to elementary and high schools, grocery store, fast food restaurants, sit down restaurants and gas stations. Also close to Bass Pro, gyms and movie theaters. "
      1
      Flag
    • Ckbbpancakes
      "we have numerous street fairs, fall festivals, produce markets, farmers markets and craft street fairs. "
      0
      Flag
    • Fulleri4739
      "There are never any homeless people around. No unleashed dogs. No trash dumped. No loud neighbors. Very safe. "
      0
      Flag
    • Amy M.
      "Quiet area, nicer part of town with great schools! More shops coming in. Only thing is commuting sucks."
      1
      Flag
    • Jessica V.
      "All the neighbors in my area are friendly and look out for each other. We have become a close knit community. "
      1
      Flag
    • Edith C.
      "All new homes new families from Bay Area I can barely afford to stay. Rent and home prices are now unattainable for us long time residents. "
      1
      Flag
    • Jassalrdabest
      "This neighborhood is great, and everyone is accepted into the community. People around here are nice but sometimes they can be a little bit rude. Mostly people are welcoming. My neighbors gave us cookies when we moved here! "
      3
      Flag
    • Jodi V.
      "I commute to the Bay Area for work. I spend a lot of time on the road. Due to my hours I am not able to use public transportation."
      0
      Flag
    • Michael A.
      "I’ve lived in this neighborhood for 4.5 years everyone’s friendly and the neighborhood is clean and quiet."
      0
      Flag
    • Lupe F.
      "The 4th of July event is always fun, the whole community usually attends. The fireworks show that evening always impresses"
      1
      Flag
    • D M.
      "We have holiday parades right up the streets. walking distance every year. I consider that special. "
      0
      Flag
    • Samantha S.
      "I’ve lived in this neighborhood for awhile and it’s very friendly. I would recommend this area, a lot of families with little kids and teens. "
      0
      Flag
    • Justin P. M.
      "it have a lot of park it's quiet the neighbors look out for you. close to the Freeway and to Costco "
      1
      Flag
    • Irene Reveles
      "there is a beautiful park with tables and play ground and also a library & skate park near by.walking distance to the post office and lots of banks and walking distance to down town with lot more to see.restaurants & shops."
      1
      Flag
    • Megan B. S.
      "There are many groups/activities and school clubs for kids to be involved in. Check your resources. "
      0
      Flag

    Market trends in Manteca

    Last updated August 2026
    Buyer'sMarketSeller'sMarket
    Avg. sale price
    $577K
    $4.67K    MoM
    Sale-to-List Price
    99.7%
    Price per sq ft
    $307
    $11    MoM
    Available listings
    297
    3    MoM

    Home Value

    Learn more about this home's value by checking out the value of nearby homes and how much similar homes have sold for.

    Comparable sales

    These are recently sold homes that have a similar location or other similar features to this home, like bedrooms, bathrooms, and square footage. Get a sense of the expected prices in the area by viewing these homes.
    Address
    Distance
    Property Type
    Sold Price
    Sold Date
    Bed
    Bath
    Sqft
    180 N Airport Way, Manteca, CA
    3.07
    Lot/Land
    $325,000
    04/29/26
    -
    -
    3701 W Canal Blvd, Tracy, CA
    2.86
    Lot/Land
    $1,287,650
    07/30/26
    -
    -
    20109 S Union Rd, Manteca, CA
    3.45
    Lot/Land
    $250,000
    05/28/26
    -
    -
    119 Almond Ave, Manteca, CA
    4.19
    Lot/Land
    $190,000
    04/23/26
    -
    -
    119 Willow Ave, Manteca, CA
    4.48
    Lot/Land
    $169,500
    06/29/26
    -
    -
    23300 S Manteca Rd, Manteca, CA
    5.01
    Lot/Land
    $3,000,000
    10/20/25
    -
    -
    9827 S Lockhart Rd, French Camp, CA
    6.39
    Lot/Land
    $118,500
    07/08/26
    -
    -

    Nearby home prices

    Get a sense of expected prices in the area by checking the value of nearby homes.
    Address
    Distance
    Price
    Bed
    Bath
    Sqft
    Status
    856 E Willow Ave, Manteca, CA 95337
    0.01
    $305,000
    2
    2
    1,661
    For Sale
    866 E Willow Ave, Manteca, CA 95337
    0.03
    $340,000
    2
    1
    1,484
    Recently Sold
    Address Not Disclosed, Manteca, CA 95337
    0.05
    $466,500
    2
    1
    1,640
    Off Market
    893 Wetherbee Ave, Manteca, CA 95337
    0.03
    $657,500
    2
    2
    1,735
    Recently Sold
    855 Wetherbee Ave, Manteca, CA 95337
    0.02
    $382,800
    1
    2
    1,324
    Off Market
    20475 S Ash Ln, Manteca, CA 95337
    0.06
    -
    -
    -
    -
    Off Market
    785 E Willow Ave, Manteca, CA 95337
    0.03
    $360,500
    2
    1
    754
    Off Market
    825 Wetherbee Ave, Manteca, CA 95337
    0.02
    $150,000
    1
    1
    306
    Recently Sold
    788 E Willow Ave, Manteca, CA 95337
    0.03
    $550,000
    3
    3
    1,782
    Recently Sold
    791 Wetherbee Ave, Manteca, CA 95337
    0.03
    $412,700
    3
    2
    960
    Off Market
    Address Not Disclosed, Manteca, CA 95337
    0.06
    $349,300
    1
    1
    870
    Off Market

    Price and Tax history

    DateEventPrice
    Aug 19, 2026
    Source: MetroList Services of CA #226104828
    		Listed For Sale
    $100,000
    Feb 22, 2022
    Source: MetroList Services of CA #221070474
    		ListingRemoved
    Jun 18, 2021
    Source: MetroList Services of CA #221070474
    		Listed For Sale
    $175,000
    Dec 27, 2002
    Source: N/A
    		Sold
    $30,000

    LGBTQ Local Legal Protections

    Ryan Sherman, Sherman & Associates RE
    Agent Phone: (209) 896-6012

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    Frequently asked questions about 840 E Willow Ave

    • How big is 840 E Willow Ave?
      840 E Willow Ave in Manteca, CA is about 0.14 acres (5,998 sq ft).
    • What is the price per acre for 840 E Willow Ave?
      840 E Willow Ave in Manteca, CA is listed at $100,000, or about $725K per acre.
    • What do residents say about Manteca?
      Residents describe Manteca, CA as pedestrian-friendly, dog-friendly, and easy to park in. See homes for sale in Manteca, CA.
    • What are the closest schools to 840 E Willow Ave?
      The closest schools to 840 E Willow Ave in Manteca, CA are Nile Garden Elementary School (Middle, rated 9/10), Sierra High School (rated 6/10).
    840 E Willow Ave, Manteca, CA 95337 is a lot/land. This property is currently available for sale and was listed by MetroList Services of CA on Aug 19, 2026. The MLS # for this home is MLS# 226104828.