173 Acres of Prime Development Land at the Gateway to Merced City and UC Merced! This strategic property is positioned for future annexation into Merced City limits, featuring access via a newer highway on/off ramp. The north side of the highway already hosts established commercial businesses, creating momentum for development. The site presents an exceptional opportunity to create your own master planned project with positive reception from neighboring properties and city agencies, with the possibility of assembling nearby parcels and properties. This premium location borders Highway 99, Union Pacific Railroad, the future California High Speed Rail corridor, and Mission Ave, the main gateway to UC Merced. Comprising multiple parcels with extensive frontage and high visibility, this property offers unparalleled development potential in a rapidly growing region.