The story of this market
The typical home in ZIP 95938 sells for about $442,000, or $271 per square foot.
Prices are up +5.2% from a year ago, so sellers still have some momentum. Homes take about 60 days to sell. HUD's fair market rent for a two-bedroom is $1,850 a month.
ZIP 95938 — Durham
The Chico housing market is currently balanced, with moderate price growth and stable inventory levels. While wildfire risk remains a factor for insurance, the area's role as a regional economic and educational hub continues to drive consistent demand.
Chico fits a diverse demographic, including families seeking a balanced lifestyle, university-affiliated professionals, and retirees drawn to the area's natural amenities. It is less suited for those requiring high-density urban transit or proximity to major metropolitan employment cores.
Median prices moved up 5.2% year over year.
Homes spend a median of 60 days on market with 1.0 months of supply — a fast-moving market.
19% of listings have cut prices · homes sell at 99.8% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.2% · poverty 18.0% — 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.
versus the prior ACS vintage
ZCTA 95938, Butte County CA
Chico experiences crime rates that are generally higher than the national average, with property crime being the most prevalent concern. Local law enforcement and community initiatives focus on addressing these trends, which are typical for a regional hub of its size.
The area is served by the Chico Unified School District, which provides a range of public education options. School quality is generally considered stable, with performance metrics varying across individual campuses.
The region faces significant wildfire risk, which has influenced local insurance availability and premium costs. Flood risk is managed through local infrastructure, though specific zones require flood insurance.
Chico serves as a major economic and educational anchor for the North State, driven by California State University, Chico and regional healthcare providers. Development momentum is focused on infill projects and expanding residential capacity to meet regional demand.
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 rely on personal vehicles for commuting, with Highway 99 serving as the main north-south artery. Local transit is provided by the B-Line bus system, though most employment centers are reached via short to moderate drives.
The area is anchored by Bidwell Park, one of the largest municipal parks in the country, offering extensive hiking, biking, and swimming opportunities. Downtown Chico provides a dense concentration of shopping, dining, and cultural venues.
The rental market is characterized by steady demand driven by the university student population and regional workforce. Vacancy rates remain relatively low, and rent growth has tracked with broader regional economic trends.
The economy is anchored by education, healthcare, and government services. Major employers include California State University, Chico, Enloe Medical Center, and various regional administrative offices.
The city is served by Highway 99 and Highway 32, facilitating regional travel. Public transit is managed by the Butte Regional Transit (B-Line) system.
Development is currently focused on residential infill and mixed-use projects near the university and downtown core.
The Butte County Assessor manages property valuations in accordance with state law, focusing on annual assessment rolls and Proposition 13 compliance.
Parcels are subject to various special districts, including the Chico Unified School District, Butte-Glenn Community College District, and local fire/utility districts.
Property insurance markets are tightening due to regional wildfire exposure, leading to increased premiums and reliance on the FAIR Plan for some properties.
Data retrieved from US Census Bureau 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, featuring extensive trails and swimming holes.
Major regional anchor and cultural hub.
Historic district with a high concentration of local businesses and entertainment.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.