The story of this market
The typical home in ZIP 95928 sells for about $505,000, or $268 per square foot.
Prices are roughly flat from a year ago (-0.99%), a market in balance. Homes take about 64 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,850 a month.
ZIP 95928 — Chico
The Chico housing market in 95928 shows signs of stabilization with a median price of $505,000 and a competitive market score. While year-over-year price growth has softened, demand remains steady, supported by the area's role as a regional economic and educational hub. Inventory levels are currently balanced, providing a stable environment for both buyers and sellers.
This ZIP is well-suited for families, students, and professionals who value proximity to the university and downtown amenities. It offers a balance of urban convenience and access to outdoor recreation, making it attractive to those seeking a community-oriented lifestyle.
Median prices moved down 1.0% year over year.
Homes spend a median of 64 days on market with 4.2 months of supply — a balanced-paced market.
35% of listings have cut prices · homes sell at 98.5% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · 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 7.4%/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 6.0%/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 95928, Butte County CA
Crime rates in Chico are generally higher than the national average, with property crime being the most prevalent concern. Local law enforcement actively monitors trends, and safety varies significantly by neighborhood within the city.
Schools in the Chico area are served primarily by the Chico Unified School District, which maintains a mix of highly-rated and average-performing institutions. The district is known for its focus on college and career readiness programs.
The region faces significant wildfire risk, which has impacted local property insurance availability and premiums. Flood risk is managed through local levee systems, though certain areas remain in designated flood zones.
Chico serves as a regional economic hub with major employment sectors in education, healthcare, and government. Development momentum is focused on infill projects and expanding infrastructure to support the growing population.
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 in 95928 primarily rely on personal vehicles for commuting, with Highway 99 serving as the main arterial route. Public transit options are limited, though the city provides local bus services.
The area features extensive outdoor amenities, including Bidwell Park, one of the largest municipal parks in the country. Residents also have access to local golf courses, shopping districts in downtown Chico, and nearby water recreation.
The rental market in 95928 is characterized by moderate vacancy pressure and consistent demand from students and local workers. Rent growth has stabilized following periods of high volatility, with a mix of long-term and short-term rental inventory.
The economy is anchored by California State University, Chico, Enloe Medical Center, and various government agencies. The region maintains a diverse mix of education, healthcare, and retail sectors.
The area is served by Highway 99 and local bus transit. Infrastructure improvements are focused on enhancing pedestrian and bicycle connectivity within the city core.
Development is currently focused on mixed-use infill projects and residential density increases near the university. City planning emphasizes sustainable growth and infrastructure modernization.
The Butte County Assessor manages property valuations, applying standard California tax assessment rules. Assessments are updated upon property transfer or through annual inflation adjustments.
Parcels in this ZIP are subject to various special districts, including school districts, fire protection, and local utility districts. These districts provide essential services and are reflected in property tax bills.
Property insurance in the area is influenced by wildfire risk, leading to higher premiums and limited carrier options for some properties. Homeowners are encouraged to maintain defensible space to mitigate risks.
California has experienced net domestic out-migration, though Chico remains a destination for regional relocation within the state.
California is primarily a non-judicial foreclosure state, providing a structured process for lenders and borrowers. Notice periods and redemption rights are governed by state law.
California requires comprehensive seller disclosures regarding the physical condition of the property and any known hazards. Sellers must provide these disclosures to buyers during the escrow process.
Data retrieved from 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.
One of the largest municipal parks in the US, offering trails and swimming holes.
Historic district with local boutiques, restaurants, and entertainment venues.
Major anchor institution providing cultural and economic activity.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.