The story of this market
The typical home in ZIP 95916 sells for about $499,000, or $303 per square foot.
Prices are down 5.85% from a year ago, which gives buyers more room to negotiate. Homes take about 76 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,850 a month.
ZIP 95916 — Berry Creek
The Chico housing market is currently balanced, with a median sale price of $499,000 and a moderate inventory level. While year-over-year prices have seen a slight decline, the market remains stable due to consistent demand from local professionals and university-affiliated residents. High interest rates and insurance costs continue to influence buyer behavior, keeping the market in a neutral state.
This area is well-suited for families seeking a balance of outdoor recreation and suburban amenities, as well as university-affiliated professionals. It also attracts investors looking for stable rental demand in a regional economic hub.
Median prices moved down 5.8% year over year.
Homes spend a median of 76 days on market with 1.3 months of supply — a fast-moving market.
24% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.2% · poverty 18.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 95916, Butte County, CA
Crime rates in the Chico area are generally higher than the national average, with property crime being the most frequently reported issue. Local law enforcement maintains active community outreach programs to address regional safety concerns.
Schools in the Chico area are served primarily by the Chico Unified School District, which maintains a mix of highly rated elementary schools and comprehensive high school programs. The district is noted for its focus on college and career readiness.
The region faces moderate wildfire risk, necessitating strict adherence to defensible space requirements and fire-resistant building codes. Flood risk is localized, primarily managed through regional levee systems and drainage infrastructure.
Economic momentum is driven by the education sector, healthcare, and a growing professional services base. Infrastructure projects focus on downtown revitalization and expanding transit connectivity within the city.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Commutes are primarily car-dependent, with Highway 99 and Highway 32 serving as the main arteries for regional travel. Local transit is provided by B-Line, offering bus service throughout the city and surrounding areas.
The area features extensive outdoor amenities, including Bidwell Park, one of the largest municipal parks in the country, offering trails, swimming holes, and golf courses. Shopping and dining are concentrated in the historic downtown district and regional centers.
The rental market is characterized by moderate vacancy pressure and a slight year-over-year decline in asking rents. Investor interest remains active, particularly in properties near the university and downtown core.
The economy is anchored by California State University, Chico, and Enloe Medical Center, which are the largest employers. The region also supports a diverse mix of agriculture, retail, and professional services.
The city is served by the B-Line bus system and is connected to the broader region via Highway 99. Infrastructure improvements are focused on enhancing bikeability and pedestrian access.
Development is focused on infill projects and the expansion of residential capacity in designated growth zones. The city's planning pipeline prioritizes sustainable growth and housing affordability.
The Butte County Assessor's office manages property valuations, adhering to state-mandated assessment practices and Proposition 13 guidelines.
Parcels are subject to various special districts, including the Chico Unified School District, local fire protection districts, and regional flood control assessments.
Property insurance premiums are rising due to regional wildfire risk, with many carriers tightening underwriting standards for properties in high-hazard zones.
The state continues to see net domestic out-migration, though regional hubs like Chico maintain steady population growth due to local economic stability.
California is a non-judicial foreclosure state, with a standard notice of default and trustee sale process that provides specific timelines for borrower redemption.
Sellers are required to provide a comprehensive Transfer Disclosure Statement (TDS) covering all known material defects and property conditions.
Data retrieved from data.census.gov for ZCTA 95916 and Chico city place-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
One of the largest municipal parks in the US, featuring extensive hiking and biking trails.
Historic district with a high concentration of local restaurants, boutiques, and entertainment.
Public 18-hole course located within the park system.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.