The story of this market
The typical home in ZIP 95917 sells for about $381,500, or $245 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 58 days to sell. HUD's fair market rent for a two-bedroom is $1,650 a month.
ZIP 95917 — Biggs
The 95917 housing market is currently balanced, with stable pricing and low inventory levels. Demand remains consistent among local buyers and those seeking more affordable options outside of the Chico urban center, though limited supply keeps transaction volume modest.
This ZIP is well-suited for families and individuals seeking a quiet, rural lifestyle with affordable entry-level housing compared to the nearby Chico urban core.
Median prices moved up 2.1% year over year.
Homes spend a median of 58 days on market with 3.2 months of supply — a fast-moving market.
15% 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 5.8% · poverty 14.2% — 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 6.6%/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 6.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 95917, Butte County CA
Crime rates in the Biggs area are generally lower than the California state average, with property crime being the primary concern in the region.
Schools serving the 95917 area are primarily part of the Biggs Unified School District, which provides a small-town educational environment with moderate performance ratings.
The area faces moderate wildfire risk typical of the Sacramento Valley periphery and is subject to standard flood zone management protocols near the Feather River.
Economic momentum is driven by local agriculture and proximity to the Chico employment hub, with limited large-scale industrial development currently underway.
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%).
Residents primarily commute via Highway 99 to Chico for employment, with average commute times reflecting a rural-to-urban transit pattern.
Local recreation includes access to the Gray Lodge Wildlife Area and various community parks, with major shopping and dining located in nearby Chico.
The rental market is tight with low vacancy rates, driven by limited inventory and demand from agricultural workers and commuters to Chico.
The economy is heavily anchored by the agricultural sector, including rice farming and processing, with significant employment spillover from the Chico metropolitan area.
Transportation is dominated by private vehicle use via Highway 99, with limited public transit options connecting to the Chico regional transit system.
Development is currently focused on small-scale residential infill and agricultural infrastructure improvements.
The Butte County Assessor maintains property valuations in accordance with California state law, focusing on annual adjustments based on market sales.
Parcels are subject to Biggs Unified School District taxes and various local water and irrigation district assessments.
Property insurance premiums are rising due to regional wildfire risk, necessitating comprehensive coverage for homeowners in the wildland-urban interface.
California is a non-judicial foreclosure state, providing a structured process for lenders and specific protections for homeowners.
California requires comprehensive seller disclosures regarding property condition, natural hazards, and environmental factors.
Data retrieved from data.census.gov ZCTA-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.
A major regional destination for bird watching and outdoor recreation.
Central community space for local events and recreation.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.