Reserve This Property
$500 deposit · Fully refundable during the first 10 days
Own This Property for $79k down + $4384/month – No Banks!
Riverfront California Land for Sale near Sequoia National Forest
Imagine owning more than 14 beautiful acres along the Tule River, with breathtaking Sierra Nevada mountain views, rich sandy loam soil, your own private water well, and the freedom to create the California ranch lifestyle you’ve always dreamed of! Located just outside Porterville, this extraordinary property offers a rare combination of river frontage, agricultural potential, excellent buildability, and convenient access to town. Whether you’re dreaming of a custom urban ranch, a thriving hobby farm, a horse property, or a peaceful family retreat, this land is ready to bring your vision to life!
- 1300+ feet of River Frontage (seasonal)
- Power & Water Well On-Site
- No HOA or Deed Restrictions
- Perfect Urban Ranch Setting!
- Two Easy Access Options
- Very Buildable: Clear, Flat, Accessible
- Surveyed
- Less than 20 mins to Success Lake & Sequoia foothills
- Owner Financing Available: $79k down, $4384/month – No Banks!
- Lowest Priced 10+ acre Riverfront Lot in the Area!
The crown jewel of this property is its incredible 1,300+ feet of frontage along the Tule River, a seasonal river fed by melting snow from the nearby Sierra Nevada mountains and periodic rainfall. This river brings a unique natural beauty to this remarkable stretch of California countryside. Picture peaceful mornings overlooking the river corridor, evenings beneath mountain-pierced skies, and the soothing sounds of flowing water during the river’s seasonal runs. With more than a quarter-mile of river frontage, you’ll enjoy an extraordinary connection to nature right in your own backyard!
One of the biggest advantages of this property is that both electrical power and a private water well are already on-site! That’s a tremendous head start for anyone planning to develop their dream homestead or agricultural retreat. And this isn’t just any well. The property’s water has long been celebrated for its exceptionally fresh, sweet taste! The well draws from an underground aquifer associated with the Tule River, where water naturally filters through deep layers of sand. The aquifer receives recharge from rainfall and water moving through the river system, including seasonal Sierra Nevada snowmelt. The property’s setting, away from immediately adjoining dairies and vineyards, adds to its appeal for buyers seeking a peaceful, rural environment. The area’s historic water-management practices, including seasonal river releases sometimes referred to as the June “Riparian Run,” further highlight the important relationship between the Tule River and the surrounding groundwater system. For anyone dreaming of a self-sufficient homestead, orchard, or urban ranch, having an existing private well is an especially attractive feature!
Here’s something you don’t encounter every day: Before our current ownership, this beautiful property had remained in family hands since 1896! For well over a century, generations of the same family held onto this special stretch of Tulare County countryside. Now, a new chapter is ready to begin, and you have the opportunity to make this remarkable property part of your own family’s story. Whether you plan to build a legacy estate, establish a productive agricultural property, or simply preserve a beautiful piece of California land, this acreage offers the kind of history and character that can’t be manufactured.
If you’ve been searching for land that’s genuinely suited to agricultural pursuits, you’ll love what this property has to offer! The soil is described as sandy loam, a desirable texture known for its workability, drainage, and versatility. Unlike properties plagued by hard adobe, caliche, or heavily compacted subsurface layers, this tract offers favorable soil conditions for a variety of potential uses. Imagine planting your own orchard, growing fresh vegetables, establishing a vineyard, or creating a flourishing garden where you can enjoy the fruits of your labor! Whether you’re an experienced grower or simply dream of living closer to the land, this property offers an exciting foundation for your agricultural ambitions.
Want horses? Bring them! Dreaming of raising cattle, goats, pigs, or chickens? There’s plenty of room to explore your ranching ambitions! With NO HOA and NO deed restrictions, you won’t have an association dictating how your property should look or imposing its own rules on your rural lifestyle. This is an exceptional setting for a spacious country homestead, hobby farm, or urban ranch where you can enjoy the freedom of acreage while remaining just minutes from the conveniences of Porterville. Picture a beautiful custom home overlooking your pastures, a barn for your horses, an orchard bursting with fruit, and room for the entire family to enjoy the outdoors.
Beautiful land is even better when it’s easy to use, and this property delivers! The acreage is predominantly clear, flat, and accessible, providing an excellent starting point for planning your future improvements. Even better, you have TWO convenient access options: 78 feet of paved road frontage directly on Westwood Road, providing straightforward access to the property. 415 feet of frontage along a more private driveway bordering part of the property’s southern boundary and connecting to Westwood Road. Whether you prefer the convenience of direct paved-road access or the quieter feel of a private driveway entrance, you’ll have flexibility when planning your future homesite and improvements. And here’s another major advantage: the property has already been surveyed, with the survey available from the seller.
Enjoy the peace and privacy of your own riverfront retreat without giving up easy access to everything you need! This property is ideally situated near Porterville, a welcoming Central California community nestled at the foothills of the Sierra Nevada Mountains. And when it’s time for adventure, some of California’s most beautiful natural destinations are surprisingly close! Less Than 10 Minutes to Downtown Porterville: Enjoy local restaurants, shopping, and everyday conveniences, including major retailers like Target and Walmart. Less Than 20 Minutes to Success Lake: Spend your weekends boating, fishing, kayaking, or relaxing beside this beautiful Sierra foothills reservoir. Approximately 36 Minutes to Sequoia National Forest: Escape into the mountains for hiking, camping, towering trees, and breathtaking alpine scenery. Approximately 1 Hour to Sequoia National Park: Explore one of America’s most iconic national parks, famous for its giant sequoias, dramatic mountain landscapes, and unforgettable outdoor experiences. It’s an incredible combination: your own private riverfront acreage, minutes from town and within easy reach of the Sierra Nevada’s outdoor playground!
Imagine waking up to Sierra Nevada mountain views, enjoying fresh country air, tending your own orchard, and watching the Tule River flow past your land during its seasonal runs. Imagine having the space to raise animals, grow your own food, build your dream home, and create memories that last for generations – all while being less than 10 minutes from downtown Porterville! Opportunities like this don’t come along every day. Grab it today at an unbeatable Acretown price!
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.
Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.
We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on the Layers & Basemaps button at top right.
- PRICING AT A GLANCE:
- OWNER FINANCING: $79k down, $4384/month, $396,000 total price. No bank required. Own it free and clear in just 10 years
- Or pay in full now: $359,900 cash
- ADDRESS (but use Google Maps link for navigation): 249 S Westwood Rd, Porterville, CA 93257
- SIZE: 14.31 acres
- GPS COORDINATES: 36.062100, -119.070950
- PARCEL #: 240-120-042-000
- ABRIDGED LEGAL DESCRIPTION: POR NE/4 SEC 32-21-27
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view recorded survey here (get County’s boundary/KML file here – open in Google Earth)
- TITLE: General Warranty Deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
- DIMENSIONS (approximate): starting at NW corner, 2,166′ E x 78′ S (along street) x 168′ W x 202′ S x 415′ W x 142′ N x 383′ W x 325′ S x 1,362′ NW along the curved Tule River boundary to POB
- FLOODPLAIN: Tule River floodway + 500 year floodplain in homesite areas (view map here)
- WETLANDS: Tule River along the south side of the property (view map here)
- ELEVATION: 421 feet
- TERRAIN: generally flat
- CONDITION: partially cleared, partially wooded
- ACCESS: approximately 78 feet of direct frontage on S Westwood Road, a paved public road + 415 feet of direct frontage along a legally-accessible driveway that connects to Westwood Rd
- POWER: on-site power pole
- WATER: yes, existing shared well on site
- WASTEWATER: septic system would need to be installed
- TAXES: $2,519 in 2025
- HOA: none
- DEED RESTRICTIONS: none
- ZONING: AE-20 – Exclusive Agricultural
- County-confirmed legally buildable lot under PLA 94-064
- one single-family residence without a variance, subject to standard requirements
- view confirmation letter here
- crops, orchards, pasture, and customary agricultural accessory buildings are permitted
- dwelling occupancy is limited to the owner or lessee and family
- setbacks: 25 feet front/rear and 10 feet sides
- dwellings require 20-foot separation and 100 feet from livestock/poultry structures
- view full rules here
- County-confirmed legally buildable lot under PLA 94-064
- SCHOOL DISTRICTS: Vandalia Elementary – Pioneer Middle School – Porterville High School
- NEAREST CITIES: Porterville < Visalia < Fresno
- NEAREST AIRPORTS: Porterville Municipal Airport (10 mins), Meadows Field Airport (55 mins), Fresno Yosemite International Airport (1 hr 19 mins)
- COUNTY GOVERNMENT:
- Assessor (559) 636-5100
- Treasurer / Tax Collector (559) 636-5250
- Recorder (559) 636-5050
- Clerk (559) 636-5051
- Planning & Zoning (559) 624-7106
- County GIS
Ready to take the next step?
Schedule a free 15-minute Property Fit Call with the team that owns the land. We’ll talk through your plans and help you decide whether this property is right for you.
Schedule Your Property Fit Call
Free · 15 minutes · No obligation
coming soon . . .
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $396,000
- Down Payment = $79,000
- Monthly Payment = $4383.75
- Term = 10 years (120 payments)
- Interest Rate = 10.9%
- No Pre-Payoff Penalty
- No Banks Required
- Minimum Credit Standard = 700
A few things to know about our owner financing program:
- We verify credit with a simple, free credit report. You can pull yours free from Credit Karma. Send it before or immediately after you reserve the property, and once it’s verified your agreement goes out and we move straight to closing. Most buyers complete this in less than 15 mins.
- Want different terms? We can often accommodate a larger down payment in exchange for a lower interest rate or fewer payments. Just ask.
- Every sale is handled by an independent title company or closing attorney, and your $500 reservation is fully refundable for 10 days, no obligation.
- TIMELINE: $500 reserves it today > credit report verified after > agreement signed within 2 days > down payment due at closing in about 30 days
OUTSIDE FINANCING: Your best deal for third-party financing will probably come from AgWest Farm Credit, E-Construction Loans, or FBN Finance, and their details are below:
AgWest Farm Credit is one of the best local land lenders in the area, and they require as little as 20% down with interest rates as low as 8-9% for a term of 10-15 years, with no pre-payoff penalties. You can contact them by phone at (559) 684-1478 or visit their nearest office at: 200 E. Cartmill Avenue, Tulare, CA 93274.
E-Construction Loans, Tim Jarvis, timjarvis@sbcglobal.net, (408) 238-4606: Tim is a land lender and offers loans at 10% down, 25-year amortization and a balloon payment in 10 years. Please contact him for all the details. They do serve California.
FBN Finance is one of the country’s largest land lenders. The property needs to be (1) zoned agricultural or (2) contain harvestable timber. It also needs to be a minimum of 5 acres and require a minimum of $75k financing (after the down payment).
Nestled at the foothills of the majestic Sierra Nevada Mountains, Porterville, California, offers the perfect blend of small-town charm, modern conveniences, and incredible outdoor recreation! With its welcoming downtown, local restaurants, shopping, and beautiful surrounding countryside, Porterville is an ideal home base for exploring some of Central California’s most spectacular natural attractions. Just 19 minutes away, beautiful Success Lake offers boating, fishing, kayaking, camping, and scenic lakeside relaxation beneath the rolling Sierra foothills. Adventure seekers will love being approximately 36 minutes from Sequoia National Forest near Camp Nelson, where towering pines, mountain trails, and breathtaking scenery create endless opportunities for outdoor exploration. And just about an hour away, world-famous Sequoia National Park awaits, home to ancient giant sequoias, spectacular mountain landscapes, and some of California’s most unforgettable hiking experiences. Whether you’re looking for a peaceful place to call home or a convenient gateway to year-round adventure, Porterville delivers an unbeatable combination of natural beauty, recreation, and everyday convenience!
NEARBY: Tule River Parkway (11 mins), Zalud Park (11 mins), Murry Park (14 mins), Success Lake — Tule Recreation Area (19 mins), Sequoia National Forest (36 mins), Mooney Grove Park (37 mins), Colonel Allensworth State Historic Park (42 mins), Lake Kaweah — Horse Creek Campground (44 mins), Sequoia National Park (1 hour), Balch County Park (1 hr 13 mins), and more!
PORTERVILLE (8 mins to town center), nearest city with Walmart
- RETAIL – Walmart, Target, Save Mart, Smart & Final, Dollar General, Family Dollar, O’Reilly Auto Parts, Walgreens, and many more!
- RESTAURANTS – Black Bear Diner, Smashway Burgers, McDonald’s, Pizza Hut, Jack in the Box, Taco Bell, Tasty Burger, Wingstonp, Burger King, Port of Subs, Wendy’s, Panera, Dutch Bros, Starbucks, Poor Richards Pizza, and many more!
- MEDICAL SERVICES? Yes, Sierra View Medical Center, and more!
- RECREATIONAL – Galaxy Theaters, Tule River Parkway, Porterville Historical Museum, Zalud Park, and more!
VISALIA (42 mins), nearest major city
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions”, enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer.
- Save or download the directions before visiting in case you lose cell service.
You can also navigate to GPS coordinates: 36.062100, -119.070950
WALKING THE PROPERTY LINES WITH YOUR PHONE: Before visiting the property, we highly recommend installing the Google Earth app and enabling Precise Location. Then:
- Tap here to open the property boundary map. The Google Earth app should open automatically.
- Tap Table of contents at the bottom of the screen.
- Select the property name. Google Earth will take you directly to the property and display its boundary lines.
- Tap the My Location arrow to see your live position as you walk the property.
The blue dot represents your current location relative to the property lines. We strongly recommend opening and testing the map BEFORE visiting the property.
IMPORTANT: Property boundary maps and phone locations are approximate and should not be treated as a legal survey. Please contact us if you have any questions.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.
Hundreds of buyers have successfully purchased land from Acretown. This simple reservation just holds the property while you review the agreement.
Reserve This Property
$500 deposit · Fully refundable during the first 10 days
$500 DEPOSIT — APPLIED TO PURCHASE — FULLY REFUNDABLE DURING THE FIRST 10 DAYS