W Riggin Ave, Visalia, CA 93291
Property image
Property image
FOR SALE
9.16 ACRES

$3,000,000

Original price: $3,470,000

    W Riggin Ave, Visalia, CA 93291

    Est. Mortgage $18,760/mo*
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    Home Highlights

    Lot/Land
    9.16 acre lot

    Local Information

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

    About this House

    Welcome to Central Valley Hwy 99 Gateway, a premier 9.16-acre commercial opportunity ideally located in the heart of California's Central Valley. Perfectly positioned along the highly traveled Highway 99, this exceptional property offers unbeatable visibility, exposure, and access-making it a true gateway for growth and success. The name says it all: "Gateway" represents entry, movement, and opportunity, and this parcel embodies all three. With both power and water available, the groundwork is already in place for your next venture. Whether you envision a bustling retail center, a modern travel plaza, a logistics or distribution hub, or a dynamic mixed-use project, this site offers the flexibility and strategic location to bring your vision to life. Its highway frontage ensures thousands of passing vehicles each day, capturing consistent traffic flow and long-term potential for high visibility. Situated in Goshen, within easy reach of Visalia, Tulare, and other Central Valley destinations, the property sits amid one of California's most active commercial corridors. Central Valley Hwy 99 Gateway is more than a parcel of land-it's an opportunity to establish a landmark presence where commerce, convenience, and connection meet.
    Last check for updates: about 9 hours ago
    Listing courtesy of Brandon Kehoe
    California Outdoor Properties
    Ed Perry
    Source: My State MLS, MLS#11628086

    Home Details for W Riggin Ave

    Interior Features

    Heating & Cooling
    No CoolingNo Heating
    Fireplace & Spa
    No Fireplace
    View
    No View

    Exterior Features

    Exterior Home Features
    No Private Pool
    Parking & Garage
    No Garage
    Frontage
    Not on Waterfront

    Days on Market

    Days on Market: 180+

    Property Information

    Property Type / Style
    Property Type: LandProperty Subtype: Unimproved Land
    Building
    Not a New Construction

    Price & Status

    Price
    List Price: $3,000,000

    Active Status

    MLS Status: Active

    Location

    Direction & Address
    City: Goshen
    School Information
    Elementary School District: 000000Jr High / Middle School District: 000000High School District: 000000

    Agent Information

    Listing Agent
    Listing ID: 11628086

    HOA

    No HOA

    Lot Information

    Lot Area: 9.16 acres

    Offer

    Listing Agreement Type: Exclusive

    Rental Terms, Policies & Fees

    Miscellaneous

    Mls Number: 11628086

    Around this home

    What Locals Say about Visalia

    At least 938 Trulia users voted on each feature.

    • 85 % Say there are sidewalks

    • 84 % Say car is needed

    • 82 % Say parking is easy

    • 81 % Say yards are well-kept

    • 80 % Say it's dog friendly

    • 75 % Say there's holiday spirit

    • 63 % Say kids play outside

    • 63 % Say it's quiet

    • 59 % Say streets are well-lit

    • 56 % Say people would walk alone at night

    • 53 % Say they plan to stay for at least 5 years

    • 52 % Say it's walkable to grocery stores

    • 51 % Say neighbors are friendly

    • 45 % Say it's walkable to restaurants

    • 23 % Say there are community events

    • 19 % Say there's wildlife

    Sourced by Trulia users. Learn more about our methodology.
    • Harmony2one
      "I do not commute. Travel around town is easy. There is street construction in multiple areas causing some traffic "
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    • Rhonda Whitney
      "I’m staying with my daughter and my grandson in their apartment and I love the neighborhood! It’s so beautiful and quiet I love it here in Visalia and I am looking forward to buying a house here also!"
      0
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    • Janice Loraine
      "The mix of different cultures gives this place a unique sense of living. The members of this community have a sense of pride that is infectious to all. "
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    • Chris.howard.law
      "We have great schools in walking distance and great parks. Grocery stores are close, and our neighborhood is very safe."
      2
      Flag
    • Janet’s
      "They have a a Christmas dinner, Bingo, movie night and other activities. I ways feel safe even at night walking "
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    • Jenna915
      "Holidays are celebrated throughout the community, the community is very united and helpful. The clinics are very close to home for any situation. "
      1
      Flag
    • Trulia User
      "Events at the junior college are fun — sporting events, music, theatre. Great walkability here due to central location and lots of shade trees, proximity to restaurants "
      1
      Flag
    • Trulia User
      "Everyone loves walking their dogs here. Even the people who don’t live anywhere near the neighborhood, walk their dogs here. Everyone is mindful of their dogs, pick up after them, and respect other dog owners by allowing other dog owners to pass, if they know that their dog is the type to excite quickly. "
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    • Trulia User
      "The commute is really great. Demaree can be a little busy, but it is not bad. I can get across town in 15-20min"
      5
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    • Trulia User
      "Friendly neighbors is what makes it special to me we all get along in the neighborhood and traffic isn’t to bad here as well so I can park my vehicle no problem and access to food is a plus as well "
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    • Trulia User
      "Very friendly, has a school near by along with having a park as well. The area is quite unless live near the busy road."
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    • Trulia User
      "my neighborhood has good transportation. it's within walking distance. while it is near small shops and schools. "
      1
      Flag
    • Trulia User
      "It seems like a pretty friendly neighborhood. Most neighbors look out for each other's houses and the parks are well maintained and pet friendly. Most dog walkers do pick up after their animals but there are some that do not. "
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    • Yulianna C.
      "Like it so far. I’ve only been here for less than a year. Thankfully, My neighborhood is very peaceful & quiet. There’s a park nearby. "
      0
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    • Yulianna C.
      "I enjoy living here because there are grocery stores nearby. The only downside is the bad air quality. I like living here in Visalia. "
      0
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    • Johnny J.
      "Everyone is respectful, polite and courteous to all and each owns kids, families, vehicles, properties and pets. "
      9
      Flag
    • Michael C.
      "People here are very nice and the pace of life is a lot slower compared to when we lived in southern Cali "
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    • Jenelle H.
      "It’s gated. So your pup can’t get too far without you. Slower speed limit. Walking trail nearby. Lots of dogs around. "
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    • Rm13moreno
      "There are quite a few dog owners and they are pretty friendly. There are a lot of parks within a mile. At least three near are house. "
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    • Sara S.
      "I work from home so no daily commute but I’ve never come across bad traffic in and around Visalia. Traffic can get a bit heavier closer to Fresno on the 99, about 30-40 minutes north. "
      7
      Flag
    • Writetomeghan
      "15 minute commute to get to far side of town for major shopping, but very short commute (less than 5 mins) to grocery, gas, work, and a few fast food options. 10 minutes to downtown if major streets aren’t under construction. "
      0
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    • Pjh1765
      "I commute 50 miles to work but quick and easy access to highway 198 shaves several minutes off the drive."
      4
      Flag
    • Aparra714
      "People around here are really nice. No one really stuck up and the neighborhood is really quiet at night."
      4
      Flag
    • Carlos E.
      "Need a car to get around to stores. It’s at the edge of town. Nice to walk around , Neighbors are friendly. Not slot of traffic. "
      0
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    • Pjh1765
      "Community yard sales, Trick or Treating, Walking, biking, National Night Out event, Christmas lighting"
      3
      Flag
    • Pete M.
      "Halloween and Fourth of July are great holidays for this neighborhood. The community is very physically active. "
      1
      Flag
    • Trulia User
      "There are a lot of nice people around and good fresh fruit at the local farmers markets, and is very attractive to tourists "
      0
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    • Jasmine M. M.
      "Great community lived here all my life ... I already sent one of these in saying how I felt . I’d live here , so live here and would raise kids here "
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    • Brittany T.
      "To be aware of your children’s surroundings. Especially when they play outside in front yards. Many if not most streets are busy and are potentially dangerous for small children. "
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    • Catwebb924
      "Cars drive thru quite quickly on the weekends but other than that it’s quiet and we all know each other on a first named basis."
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    • Cathleenvizcarrondo
      "Moved here 2 years ago from Orange County and I’m much happier here. Not so busy and no longer feel the anxiety I felt back home. Very calm and peaceful here. Love Visalia and the only thing I miss is my family back home. A few of my friends that have come to visit are now looking to buy buy a home here in Visalia. Great city and lots of great family’s!"
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    • Kate L.
      "There are lots of parks and it’s so close to the Sequoia national park with a bunch of amazing things to see. Visalia is home to some of the worlds best farms and dairy’s with some of the most amazing foods! Great place to raise kids and enjoy a slower pace without all the grossness of big cities. "
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    • Brooke R.
      "Please don’t move here. The crime is terrible and the schools are awful. There are too many people living here. There are too many houses and the rent is extremely high. "
      44
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    • Mylinsheath
      "Only one family walks their dog. But our neighborhood knows everyone's pets. So if one gets out we text the family. Or we take the pet to the proper home. We truly are a neighborhood Watch!!!!!!"
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    • Amirise72
      "Safe quiet neighborhood with nice walking path. Lots of people walk dogs all hours. Everyone is friendly!"
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    • Emily G.
      "I agree with the bus transportation in this area. need to more avaible and accessible . they need bus transportation for student's if not then they can provide some kind of assistance for all students crossing big roads they are difficult to cross especially trying to get to crestwood elementary.. "
      0
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    • Pjh1765
      "It’s a safe, quiet and classic neighborhood. Lots of young families have been moving in and remodeling their homes. "
      4
      Flag
    • Ellice
      "Definitely a dog friendly area! Visalia bumps right up to snow dusted mountains & the sequoia national forest. Nature prevails here with orchards everywhere, so fresh produce is always available! The city has a mandate that outlaws air signs (tall gas & fast food signs/billboards/etc), so nothing stands in the way of the natural beauty of the area. Low crime, but very high summer temps (as is expected in the inland valley). People are mostly kind & helpful, neighbors are friendly with each other. We love where we live!"
      4
      Flag
    • Ellice
      "Lots of pups in the neighborhood! For the most part, people are considerate with their pet's impact on the community (barking, waste, etc). Lots of parks nearby & a river walk just a couple blocks away!"
      1
      Flag
    • Cathleenvizcarrondo
      "People let the dogs take a dump in your lawn and don’t even pick it up. That’s what happened to me. Went to water my grass and found a huge dump on my lawn and couldn’t believe it.!"
      0
      Flag

    Market trends in Visalia

    Last updated August 2026
    Buyer'sMarketSeller'sMarket
    Avg. sale price
    $391K
    $333    MoM
    Sale-to-List Price
    100.0%
    Price per sq ft
    $244
    $1    MoM
    Available listings
    404
    20    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
    Juniper Road, Visalia, CA
    0.64
    Lot/Land
    $30,000
    03/20/26
    -
    -
    4625 W Cecil Avenue, Visalia, CA
    4.38
    Lot/Land
    $380,000
    06/16/26
    -
    -
    Ave 264 / Ca-99, Tulare, CA
    6.82
    Lot/Land
    $1,100,000
    07/10/26
    -
    -
    4303 S Chatham Street, Visalia, CA
    6.66
    Lot/Land
    $700,000
    12/12/25
    -
    -
    13792 2nd Avenue, Hanford, CA
    7.29
    Lot/Land
    $680,000
    11/03/25
    -
    -

    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
    31101 Road 70, Visalia, CA 93291
    0.19
    $433,700
    4
    2
    1,756
    Off Market
    7020 W Wren Avenue, Visalia, CA 93291
    0.20
    $382,700
    3
    2
    1,546
    Off Market
    31081 Rd 70, Visalia, CA 93291
    0.20
    $388,700
    3
    2
    1,546
    Off Market
    31071 Rd 70, Visalia, CA 93291
    0.20
    $392,400
    4
    2
    1,699
    Off Market
    7052 Oriole Avenue, Visalia, CA 93291
    0.20
    $408,290
    4
    2
    1,756
    For Sale
    7011 W Wren Avenue, Visalia, CA 93291
    0.20
    $402,600
    4
    2
    1,699
    Off Market
    7031 W Wren Avenue, Visalia, CA 93291
    0.22
    $428,200
    4
    2
    1,699
    Off Market
    31041 Road 70, Visalia, CA 93291
    0.23
    $401,500
    4
    2
    1,756
    Off Market
    7039 W Wren Avenue, Visalia, CA 93291
    0.23
    $411,200
    3
    2
    1,546
    Off Market
    7038 W Wren Avenue, Visalia, CA 93291
    0.23
    $377,990
    3
    2
    1,546
    Recently Sold
    7020 Elm Street, Visalia, CA 93291
    0.23
    $400,800
    4
    2
    1,756
    Off Market

    Price and Tax history

    DateEventPrice
    Apr 25, 2026
    Source: My State MLS #11628086
    		PriceChange
    $3,000,000
    Price decreased by 14%
    Jan 8, 2026
    Source: My State MLS #11628086
    		Listed For Sale
    $3,470,000

    LGBTQ Local Legal Protections

    Brandon Kehoe, California Outdoor Properties

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    Frequently asked questions about W Riggin Ave

    • How big is W Riggin Ave?
      W Riggin Ave in Visalia, CA is about 9.2 acres.
    • What is the price per acre for W Riggin Ave?
      W Riggin Ave in Visalia, CA is listed at $3,000,000, or about $330K per acre.
    • What do residents say about Visalia?
      Residents describe Visalia, CA as pedestrian-friendly, easy to park in, and well-kept. See homes for sale in Visalia, CA.
    • What are the closest schools to W Riggin Ave?
      The closest schools to W Riggin Ave in Visalia, CA are El Diamante High School (rated 8/10), Goshen Elementary School (rated 4/10), Ridgeview Middle (rated 4/10).
    W Riggin Ave, Visalia, CA 93291 is a lot/land. This property is currently available for sale and was listed by My State MLS on Jan 8, 2026. The MLS # for this home is MLS# 11628086.