38.3 acres near City Limits and in the path of growth. Priced at ag values! Plenty of Water available as property is located within the Merced Irrigation District. Ideal for a permanent planting (almonds, pistachios, walnuts, olives etc.) with the potential for high value residential development in the future when the orchard ages and needs to be taken out. (Note Assessor`s parcel map for 052-470-011) shows 17.7 Acres as it excludes MID canal on the north and west side of the property which is on the subject property. Hence the true acreage is roughly 18.7