The story of this market
The typical home in ZIP 95954 sells for about $281,332, or $186 per square foot.
Prices are down 9.39% from a year ago, which gives buyers more room to negotiate. Homes take about 82 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,500 a month.
ZIP 95954 — Magalia
The Magalia housing market is currently experiencing a correction, with median sale prices declining year-over-year as inventory levels remain elevated. High wildfire risk continues to be a primary factor influencing buyer sentiment and insurance costs in the area. Market activity is largely driven by local demand from the Chico metropolitan region.
This area is well-suited for budget-conscious buyers, retirees, and those seeking a quieter, semi-rural lifestyle with proximity to the amenities of Chico.
Median prices moved down 9.4% year over year.
Homes spend a median of 82 days on market with 2.3 months of supply — a fast-moving market.
19% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.8% · poverty 11.2% — a stable, low-distress profile.
versus the prior ACS vintage
ZCTA 95954, Butte County, California
The area faces significant wildfire risk, which influences local property insurance availability and premium costs.
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 commute to Chico for employment, with drive times generally ranging from 20 to 30 minutes via Skyway.
The area offers access to outdoor recreation including hiking trails, proximity to Butte Creek Canyon, and local community parks.
The rental market is characterized by limited inventory and steady demand, with many properties serving as long-term housing for the local workforce.
The local economy is largely supported by the broader Chico metropolitan area, with major sectors including education, healthcare, and government.
Transportation is primarily automobile-dependent, with limited public transit options connecting the area to the Chico employment core.
The Butte County Assessor maintains property valuations based on Proposition 13 guidelines.
Parcels are subject to various special districts including fire protection, school districts, and local utility service areas.
Property insurance availability is constrained due to high wildfire hazard ratings in the region.
Data retrieved from data.census.gov ZCTA 95954 profile.
A scenic area known for hiking, swimming, and natural beauty.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.