40-Acre AVOCADO RANCH with WATER SHARES and RENTAL INCOME. Welcome to this exceptional 40-acre ranch property dotted with stately oaks, sycamores, and a seasonal creek. Ideally situated in the heart of the Santa Clara Valley between Santa Paula & Fillmore. With over 35 acres of producing Haas avocado trees, this rare offering presents a prime opportunity for seasonal growers, investors, or those seeking a peaceful agricultural lifestyle.A 1,300sf 3b/2bth manufactured home, currently tenant occupied, generates immediate rental income. A spacious 900+sf barn provides ample storage for equipment, supplies, or potential workshop use.An all-weather private road runs through the ranch, providing convenient year-round access - including to the panoramic building pad at the top of the property, where you can create your dream home and take in sweeping 180-degree views of the surrounding valley.Water security is a key highlight, with domestic and agricultural shares in the San Cayetano Mutual Water Company, a backup agricultural well, and access to an 84,000-gallon water storage tank that serves three ranches, including Hall Rd. Whether you're looking to expand your existing farming operation or invest in an avocado ranch with solid infrastructure and strong income potential, this property delivers a rare combination of agricultural productivity, water reliability, and long-term upside, all in one of Southern California's most coveted growing regions. It's time to reconnect with nature on this beautiful Ventura County property.