2591 Giannini Road, Atwater, California 95301, Atwater, 95301 - 4 bed, 3 bath
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Atwater, California 95301
Analysis of 2591 Giannini Road, Atwater, California 95301 is currently available with a list price of $1,650,000. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Atwater Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Property is new construction or fully renovated.
Although built in 1979, the property has undergone a meticulous, high-end professional remodel within the last 5 years. The chef's kitchen features premium Thermador and Wolf appliances with quartz/granite counters, and the bathrooms are updated with marble finishes and modern fixtures. With owned solar, Anderson windows, and smart lighting, the home is in mint condition with no deferred maintenance.
The property features 16 acres of producing almond orchards under a Blue Diamond contract, supported by robust water resources including MID rights and a high-capacity 800 GPM deep ag well.
The 3,840 sq ft residence has been meticulously renovated with high-end finishes, including Thermador and Wolf appliances, custom walnut archways, and marble accents, offering a turnkey luxury ranch experience.
Located in the sought-after McSwain community, the property provides access to top-rated schools with the state's #1 FFA program, complemented by a restored redwood barn perfect for 4-H or livestock projects.
Managing an 18-acre working ranch with active almond production requires significant agricultural knowledge, labor, and ongoing maintenance costs that may overwhelm a standard residential buyer.
The $1.65M price point and the specific combination of luxury living with intensive agricultural utility may limit the pool of qualified buyers to a very specific demographic.
Welcome to the Fagundes McSwain Ranch—an iconic property in the highly sought-after McSwain community offering luxury living, agricultural income potential, and the California ranch lifestyle, all just minutes from shopping, dining, and UC Merced. Located within top-rated school districts, including a high school recognized for having the #1 FFA program in the state. Approx. 18 acres featuring 16 acres of producing almonds (Nonpareil & Monterey varieties, approx. 14–20 years old) under Blue Diamond contract, plus 2 acres of homesite and irrigated pasture. Property benefits from MID water and a deep ag well approx.800 GPM. The professionally and meticulously remodeled 3,840± sq ft custom home blends traditional farmhouse charm with elegant French-inspired design and features 4 bedrooms, 3 bathrooms, and 2 offices. Interior highlights include knotty pine ceilings, custom walnut archways, weathered brick accents, Anderson windows, plantation shutters, surround sound, smart lighting, and a Vermont Castings gas fireplace. Chef’s kitchen features Thermador appliances, Wolf steam oven, quartz and leathered granite counters, marble backsplash, and custom cabinetry. Luxurious primary suite offers a soaking tub, walk-in shower with multiple heads, and marble finishes. Exterior improvements include covered porches with redwood flooring and knotty pine ceilings, detached finished garage, livestock shelter, dog kennel, playhouse, pumphouse, and owned solar. Restored redwood barn adds historic charm and creates an ideal setup for horses, livestock, entertaining, and 4-H or FFA projects. Future subdivision potential - Buyer to investigate. Marketing Package available upon request.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 4.0 | 3.0 |
| Baths | 3.0 | 2.0 |
| Square foot | 3,840 | 1,927.5 |
| Lot Size | 784,080 | 7,361.5 |
| Price | $1.65M | $457.1K |
| Price per sq ft | $430 | $270 |
| Built year | 1979 | 1993 |
| HOA | $0 | $95 |
| Days on market | 0 | 61 |
May 31, 2026
$1,650,000
Initial Listing