




Outstanding +/-858-acre cattle and horse ranch bordering the city limits of West Santa Paula. This turnkey ranch features a barn, cross fencing, excellent grazing, and both city and well water. Ideally located between Ojai, Ventura, and Santa Paula, properties of this size and versatility are rarely available.The property includes three legal parcels with paved, private gated access, along with city water, electricity, and established utility easements. Valuable water rights include 10 acre-feet of adjudicated groundwater via a shared well, supporting agricultural use, livestock, or up to three homesites.Not under the Williamson Act and free of conservation easements (buyer to verify), the property offers flexibility for future use. With approximately 3,000 feet bordering the City of Santa Paula, it also benefits from prior planning work, including an Environmental Impact Report tied to the historic Fagen Canyon Project.The landscape offers a blend of level pasture, rolling hills, ocean-view ridgelines, and two seasonal reservoirs, with an extensive network of ranch roads and trails throughout. Cross fencing and auto-fill troughs enhance functionality, while abundant wildlife and a mild coastal climate complete the setting.Recently reduced and priced for immediate sale, this rare offering presents a compelling opportunity for a land bank, 1031 exchange, legacy ranch, or long-term investment.
Bathrooms
0
Lot Size
37,384,063.2 sqft
Days on Market
27
HOA Fee
N/A
MLS #
V1-35974
Fencing
Fair Condition, Livestock, Wire
Lot Features
Agricultural, Horse Property, Pasture, Ranch, Secluded, Sprinklers None, Value In Land
Water Source
Agricultural Well, Public, Shared Well
Rural
$0
| Rating | School Name | ||
|---|---|---|---|
| No school data available for this area. | |||
Balanced market
Avg. time on market
This is a Balanced Market. Homes are selling at a moderate pace.
Flood Risk
Minimal — not in a FEMA flood zone
Wildfire Risk
Moderate — near wildland-urban interface
Heat Risk
Low — moderate summer temperatures
Earthquake Risk
Southern California seismic zone
Based on price, location, and features
Topfind Realty, DRE # 02240815, is a licensed real estate broker in California. Topfind Realty pledges to support the Fair Housing Act and adhere to Equal Housing Opportunity laws.
Copyright © 2026 Topfind Realty. All Rights Reserved.