22135 Bruella Rd

360,676 / 8.28
Lot Size / Acres

Description

22135 N Bruella Road presents a rare and premier opportunity to secure +/- 8.28 acres of pristine California soil in the highly coveted Acampo wine country. Perfectly positioned on the east side of Highway 99, this expansive parcel offers the ultimate blank canvas for those dreaming of a custom estate. Whether you envision a sprawling farmhouse surrounded by your own private label wine grapes, a Mediterranean villa with a lush orchard, or a premier equestrian facility, the possibilities here are...22135 N Bruella Road presents a rare and premier opportunity to secure +/- 8.28 acres of pristine California soil in the highly coveted Acampo wine country. Perfectly positioned on the east side of Highway 99, this expansive parcel offers the ultimate blank canvas for those dreaming of a custom estate. Whether you envision a sprawling farmhouse surrounded by your own private label wine grapes, a Mediterranean villa with a lush orchard, or a premier equestrian facility, the possibilities here are truly endless. This property captures the essence of rural luxury while maintaining unparalleled proximity to modern amenities. You are located in the heart of one of the world's most celebrated viticultural regions, just minutes away from award-winning tasting rooms and the vibrant, historic charm of Downtown Lodi. Enjoy the peace and privacy of country living with the convenience of being a short drive from world-class dining, shopping, and easy commuter access to the greater Sacramento and Bay Area regions. Surrounded by established estates and scenic agricultural beauty, this is more than just a piece of land; it is an invitation to curate a lifestyle defined by space, sophistication, and the timeless appeal of the Lodi wine region. Bring your architect and your vision to transform this significant acreage into the sanctuary you have always imagined.
  1. Listed by Jonathan Kendall • DRE #02023907 • eXp Realty of Northern California, Inc.
    P: (209)-663-7099 jonathan.kendall@exprealty.com

Property Details for 22135 Bruella Road

Zoning Description
Agricultural/Residential
Zoning
AG-40
LISTING UPDATED: 01/23/2026 11:28 AM

Property Details for 22135 Bruella Road

StatusActive
MLS #226008194
Days on Compass2
Taxes-
HOA Fees-
Condo/Co-op Fees-
Compass TypeLand
MLS TypeLand / Residential Acreage
Year Built-
Lot Size8.28 AC
CountySan Joaquin County

Location

Listing Courtesy of eXp Realty of Northern California, Inc., Jonathan Kendall, DRE #02023907
Add your commute

Building Information for 22135 Bruella Road

Lot Size8.28 AC

Payment Calculator

$2,137 per month

30 year fixed, 6.15% Interest

Principal and Interest

$1,950

Property Taxes

$187

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 22135 Bruella Road

Summary
Location and General Information
  • Area/District: 20904
  • Area Short Display: 20904
  • Cross Street: East Peltier Road
  • City: Acampo
  • County: San Joaquin
  • State: CA
  • Zip Code: 95220
  • Zip Plus 4: 9420
  • Topography: Agricultural Leveled,Level,Agricultural Leveled,Level
  • Directions to Property: CA-99 S, Take Exit 277 for CA-12 E/CA-88 E toward Lodi/Jackson, keep right at the fork following signs for Acampo/Woodbridge, and then turn left onto N Bruella Rd; the property will be approximately 2 miles down. From Stockton, take CA-99 N for about 11 miles, take Exit 277 toward CA-12 E/CA-88 E, turn right onto E Kettleman Ln, and then use the left two lanes to turn left onto N Bruella Rd; the property will be approximately 2 miles down.
Taxes and HOA Information
  • APN: 017-170-20
  • License Fee: $.00
  • City Transfer Tax Rate: .00%
  • County Transfer Tax Rate: .00%
  • Association: false
  • Association Fee: $.00
School Information
  • School District (County): San Joaquin
  • Elementary School District: Lodi Unified
  • Middle or Junior School District: Lodi Unified
  • Senior High School District: Lodi Unified
Parking
  • Covered Spaces: 0
  • Independent Parking Spaces: 0
  • Carport Spaces: 0
  • Garage Spaces: 0
  • Total Parking Spaces: 0
  • Tandem Parking Spaces: 0
  • Open Parking Spaces: 0
  • Parking Fee $: 0.0
Virtual Tour
  • Virtual Media Count: 0
Property
Lot Information
  • Square Footage: 0.0
  • Minimum Bldg SqFt: 0.0
  • # of Lots: 0
  • Lot Size Acres: 8.28
  • Road Frontage Type: County Road
  • Lot Size Source: Assessor Auto-Fill
  • Lot Size Square Feet: 360677.0
  • Lot Features: Shape Irregular
Property and Assessments
  • Home Warranty: false
  • Irrigation: Well
  • Year Built: 0
  • Picture Count: 6
  • Photos Provided By: Agent
  • Elevation: 0
  • Current Use: Agricultural, See Remarks
  • Possible Use: Agricultural, Row Crops, Single Family, Orchard
  • Crops: See Remarks
  • Development Status: See Remarks
  • Soil: Class 1, Loam, Sandy
  • Vegetation: See Remarks
  • Property Disclaimer: All data, photos, visualizations and information regarding a property, including all measurements and calculations of area, has been obtained from various sources and has not been, and will not be verified by the listing broker, except as required by the MLS Rules, or MLS. Information on this website may be from sources other than broker, sellers and/or MLS, may include information generated using artificial intelligence, digitally altered photographs or images, and is not guaranteed as complete, accurate or reliable. All data, photos, visualizations and information regarding a property is provided “AS IS” and without any warranty, express or implied, and should be independently reviewed and verified for accuracy.
  • Census Tract: 46.0
Green Features
  • Green Verification Year: 0
Utilities
  • Sewer: None
  • Utilities: Other
  • Water Source: Agricultural Well
Interior and Exterior Features
Exterior Features
  • # of Floors: 0
  • # of Guest Space(s): 0
  • # Of Buildings: 0
  • Stories: 0
  • Horse Property: false
  • Pool: false
  • Senior Community: false
Interior Features
  • Spa: false
  • # of Fireplaces: 0
  • Entry Level: 0
  • Possible Bedrooms: 0.0
  • Bedrooms: 0
  • Bathrooms: 0.0
  • Full Bathrooms: 0
  • Half Bathrooms: 0
  • # of Rooms: 0
Room Information
1 Bedroom Unit
  • # of 1 Bedroom Units: 0
  • 1 Bedroom Annual Occupancy: .00%
  • # of 1 Bedrooms Occupied: 0
2 Bedroom Unit
  • # of 2 Bedroom Units: 0
  • 2 Bedroom Annual Occupancy: .00%
  • # of 2 Bedrooms Occupied: 0
3 Bedroom Unit
  • # of 3 Bedroom Units: 0
  • 3 Bedroom Annual Occupancy: .00%
  • # of 3 Bedrooms Occupied: 0
4 Bedroom Unit
  • # of 4 Bedroom Units: 0
  • 4 Bedroom Annual Occupancy: .00%
  • # of 4 Bedrooms Occupied: 0
Multi Family
Multi-Family Information
  • # Commercial Units: 0
  • Total # Owner Occupied: 0
  • # Studios Occupied: 0
  • # of Studio Units: 0
Multi-Family Additional Information
  • 2nd Unit Approx SqFt: 0.0
  • 2nd Unit Rents for: $.00
  • 2nd Unit Bedrooms: 0.0
  • Additional Living Unit: No
Unit 1
  • Unit 1 Bedrooms: 0
  • Unit 1 Full Baths: 0
  • Unit 1 Partial Baths: 0
  • Unit 1 Rent: $.00
  • Unit 1 Approx SqFt: 0.0
  • Unit 1 # of Rooms: 0
Unit 2
  • Unit 2 Bedrooms: 0
  • Unit 2 Full Baths: 0
  • Unit 2 Partial Baths: 0
  • Unit 2 Rent: $.00
  • Unit 2 Approx SqFt: 0.0
  • Unit 2 # of Rooms: 0
Unit 3
  • Unit 3 Bedrooms: 0
  • Unit 3 Full Baths: 0
  • Unit 3 Partial Baths: 0
  • Unit 3 Rent: $.00
  • Unit 3 Approx SqFt: 0.0
  • Unit 3 # of Rooms: 0
Unit 4
  • Unit 4 Bedrooms: 0
  • Unit 4 Full Baths: 0
  • Unit 4 Partial Baths: 0
  • Unit 4 Rent: $.00
  • Unit 4 Approx SqFt: 0.0
  • Unit 4 # of Rooms: 0
Mobile/Manufactured Home
  • Width: 0.0
  • Length: 0.0
  • Berth Size Length: 0.0
  • Berth Size Width: 0.0
Income & Expenses
  • Income Includes: None
Rental
Rent Information
  • Land Lease: false
  • Studio Annual Occupancy: .00%

Property History for 22135 Bruella Road

DateEvent & SourcePriceAppreciation
Jan 23, 2026

Listed (Active)

METROLIST #226008194

$400,000
DateEvent & SourcePrice
01/23/2026

Listed (Active)

METROLIST #226008194

$400,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 22135 Bruella Road

Taxable ValueLand$102,296Additions$74,463Total$176,759
Tax Record2025$2,248 ($187 / month)
Home Facts
Lot Size360,676 SqFtStyleVines and Bush FruitsZoning82CountySAN JOAQUINAPN017-170-200-000

Schools near 22135 Bruella Road

This home is within Lodi Unified School District.
Rating
School
Type
Grades
Distance
Public - K to 6
Public - K to 8
Public - 9 to 12
Charter - K to 8
Rating
School
Distance
Victor Elementary School
PublicK to 6

Houston School
PublicK to 8

Lodi High School
Public9 to 12

Joe Serna Jr. Charter School
CharterK to 8

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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22135 Bruella Road is a 8.28 ac of land for sale in Acampo, CA 95220. This property was listed for sale on January 23, 2026 by eXp Realty of Northern California, Inc., it's currently listed at $400,000. This listing's school district is Lodi Unified School District. Nearby schools include Victor Elementary School, Houston School and Lodi High School. 22135 Bruella Road is a 0-bed, 0-bath, 8.28 ac of land on a 360,676 sq. ft. / 8.28 acres lot.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of eXp Realty of Northern California, Inc., Jonathan Kendall, DRE #02023907

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