Commercial Opportunities

The Central Valley is growing and diversifying, and Modesto at the center of these trends. Well-located and transportation connected, Modesto is a great location for both businesses and their employees, featuring business-friendly planning and permitting, excellent utilities infrastructure, an vibrant downtown and business and industrial parks with shovel-ready parcels.


Founded in 1870 and incorporated in 1884, downtown Modesto has matured into a comfortable metropolitan experience with fresh dining options, the award winning Gallo Center for the Arts, and major and independent theater options.  

Close to historic residential neighborhoods, the farmers market, and a number of parks, it is an ideal location for professional businesses, unique retail, restaurants and tasting rooms. The county/city hall and state and federal courthouses are also located downtown, making it the center for government. Technology is coming to downtown with the UC Merced Venture Lab Modesto locating in the Modesto Centre Plaza, joining rising companies including DataPath and Opportun.

Downtown Modesto is evolving by design with an approved Downtown Master Plan.  We encourage you to take a look.

Kiernan Business Park

Kiernan Business Park is a mixed-use development area proposed for commercial, office and residential uses. Kaiser Permanente chose this area for a regional medical facility campus, soon to be joined by the Valley Children's Medical Center, a regional pediatric center of excellence.  Kiernan also is home to rehabilitation and dialysis centers.  Kiernan offers work/life convenience, being located near to Route 99, high end housing and Vintage Faire, a thriving regional shopping center.


Kiernan Business Park

Kiernan Business Park Specific Plan Land Use Diagram

Beard Industrial Park

Beard Industrial Park’s over 2,000 acres includes several Fortune 500 companies (many in food related industries), which employ thousands of area residents. The Modesto and Empire Traction Company offers rail access to both the Union Pacific and Burlington Northern Santa Fe lines, which with over 30 warehouses and more than 300 acres available for development make this a great industrial and commercial location.  Modesto honors it's "Water, Wealth, Contentment, Health" motto with world-class water services that have attracted major food and beverage brands.

Crows Landing Road

Crows Landing Road located in South Modesto is a prime location for businesses seeking an ethnically diverse workforce. The South Modesto Businesses United non-profit organization has brought much of the local and Hispanic business community together to make this a quality business area for family businesses.

Tivoli, Woodglen and Village One

Tivoli, Woodglen and Village One are planned residential areas on the Northeast of Modesto with commercial opportunities. Organized with financing districts, these areas allow for enhanced infrastructure, landscaping and amenities for residents. Residential development opportunities are available, along with several commercial shopping center/office opportunities.