The story of this market
The typical home in ZIP 95965 sells for about $260,000, or $271 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 75 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,650 a month.
ZIP 95965 — Oroville
The 95965 housing market remains stable with a median price of $260,000, reflecting a balanced environment between buyers and sellers. While inventory is relatively tight, the market is seeing modest year-over-year price growth. Demand is supported by local employment in government and healthcare, though wildfire insurance concerns remain a key factor for prospective buyers.
This ZIP is well-suited for families and outdoor enthusiasts who value proximity to Lake Oroville and a more affordable cost of living compared to larger California metros. It also attracts retirees and those seeking a quieter, nature-oriented lifestyle.
Median prices moved up 2.1% year over year.
Homes spend a median of 75 days on market with 1.1 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 6.8% · poverty 15.4% — a mixed stability 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 3.9%/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 4.6%/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 95965, Butte County CA
Crime rates in the Oroville area are generally higher than the national average, with property crime being the most frequently reported issue. Local law enforcement continues to focus on community policing initiatives to address these regional trends.
Schools serving the 95965 ZIP code are primarily part of the Oroville Union High School District and Oroville City Elementary School District, which offer a mix of public educational options with varying performance ratings.
The area faces significant wildfire risk due to its proximity to wildland-urban interface zones, leading to higher insurance premiums and stricter building requirements. Flood risks are also monitored, particularly for properties near the Feather River and Lake Oroville.
Economic momentum is driven by local government, healthcare, and tourism related to Lake Oroville. Infrastructure improvements are focused on fire mitigation and regional connectivity to the broader Chico metropolitan area.
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%).
Commuters primarily rely on Highway 70 and Highway 162 to reach employment centers in Oroville and Chico. Public transit options are limited, making personal vehicle ownership essential for most residents.
The area is anchored by Lake Oroville State Recreation Area, offering extensive boating, fishing, and hiking opportunities. Local parks and the historic downtown district provide additional shopping and community gathering spaces.
The rental market is characterized by steady demand driven by the local workforce and students, with limited new inventory keeping vacancy rates low. Short-term rentals are present near the lake, though long-term housing remains the primary focus.
The economy is anchored by public sector employment, healthcare services, and tourism. Agriculture and retail trade also play significant roles in the local industry mix.
Development is primarily focused on residential infill and infrastructure maintenance. Large-scale commercial expansion is limited, with emphasis on revitalizing existing downtown corridors.
Parcels are subject to various special districts including school, water, and fire protection districts. These assessments are itemized on annual property tax bills.
Property insurance availability and premiums are heavily influenced by wildfire risk assessments. Many homeowners rely on the California FAIR Plan as a provider of last resort.
Data retrieved from US Census Bureau ZCTA 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.
Major regional attraction for boating, fishing, and camping.
Provides scenic trails and recreational fishing access.
Features local boutiques, restaurants, and cultural landmarks.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.