The story of this market
The typical home in ZIP 95942 sells for about $425,000, or $265 per square foot.
Prices are up +1.2% from a year ago, so sellers still have some momentum. Homes take about 82 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,850 a month.
ZIP 95942 — Forest Ranch
The 95942 market is characterized by low inventory and high median household incomes compared to the broader Chico area. Market activity is slow due to the rural nature of the ZIP and wildfire-related insurance constraints, resulting in longer days on market. Prices have remained stable over the last year, reflecting a niche buyer demographic.
This ZIP is best suited for buyers seeking rural, mountain-style living who are comfortable with longer commutes and wildfire-related insurance considerations.
Median prices moved up 1.2% year over year.
Homes spend a median of 82 days on market with 12.0 months of supply — a slower-moving market.
23% of listings have cut prices · homes sell at 96.5% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 3.9% — 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 5.4%/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 5.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 95942, Butte County CA
The area is located in a high-risk wildfire zone, which significantly impacts property insurance availability and premium costs.
Growth is primarily driven by residential development in rural-mountain settings, with limited commercial infrastructure.
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 typically face a 25-30 minute drive to reach the employment and service hubs in Chico.
The area offers extensive access to outdoor recreation, including hiking trails, forest access, and proximity to mountain wilderness areas.
The rental market is limited, consisting primarily of single-family homes with low turnover and minimal short-term rental density.
The local economy is largely residential, with residents commuting to Chico for major employment in education, healthcare, and government sectors.
Parcels are served by local fire protection districts and the Chico Unified School District.
High wildfire risk makes property insurance a critical and often expensive factor for homeowners in this ZIP.
Data retrieved from Census Reporter and ACS 2024 profiles.
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.
Provides extensive hiking and environmental education opportunities.
Local community park serving the immediate area.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.