The story of this market
The typical home in ZIP 95966 sells for about $311,000, or $215 per square foot.
Prices are roughly flat from a year ago (+0.8%), a market in balance. Homes take about 77 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,000 a month.
ZIP 95966 — Oroville
The 95966 housing market is currently stable, with median prices hovering around $311,000 and a modest year-over-year increase of 0.8%. Market activity is characterized by longer days on market compared to previous years, reflecting a cooling trend in buyer urgency. High insurance costs and wildfire risk remain the primary headwinds for local real estate momentum.
This ZIP is well-suited for budget-conscious family buyers and retirees seeking access to outdoor recreation. It is less ideal for commuters requiring high-frequency transit or professionals seeking dense urban amenities.
Median prices moved up 0.8% year over year.
Homes spend a median of 77 days on market with 3.2 months of supply — a balanced-paced market.
21% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.8% · poverty 17.5% — 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 5.3%/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
net influx — more people moved in than out
ZCTA 95966, Butte County CA
Crime rates in Oroville 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 in the Oroville area are primarily served by the Oroville Union High School District and Oroville City Elementary School District, with performance ratings varying significantly across individual campuses.
The area faces significant wildfire risk due to its proximity to wildland-urban interface zones, leading to higher property insurance premiums and limited carrier availability. Flood risk is managed by the Oroville Dam infrastructure, though insurance requirements remain a factor for specific low-lying parcels.
Economic momentum is tied to local government, education, and the recreation sector centered around Lake Oroville. Infrastructure development is currently focused on dam maintenance and regional road improvements to support local tourism.
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%).
Commuting is primarily car-dependent, with residents often traveling via Highway 70 toward Chico or Yuba City for employment. Public transit options are limited, consisting mainly of local bus services within the city.
The area is anchored by Lake Oroville and the Feather River, offering extensive boating, fishing, and hiking opportunities. Local parks and the historic downtown district provide the primary shopping and dining amenities.
The rental market is characterized by moderate demand and limited new supply, keeping vacancy rates relatively low. Investor activity is present, though short-term rental growth is constrained by local zoning regulations.
The economy is driven by public sector employment, healthcare, and tourism related to the lake and river. Industry mix is largely service-oriented with a smaller agricultural component.
Transportation is dominated by private vehicle use on Highway 70 and Highway 162. Regional connectivity is provided by Butte Regional Transit.
Development is currently focused on infill residential projects and small-scale commercial renovations in the downtown core.
The Butte County Assessor maintains property valuations based on the purchase price plus a maximum 2% annual adjustment per state law.
Parcels are subject to various special districts including the Oroville Union High School District and local water/irrigation districts.
Property insurance is a significant concern due to high wildfire risk, with many residents relying on the California FAIR Plan as a provider of last resort.
Data retrieved from data.census.gov ZCTA 95966 profile.
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 hub for boating, camping, and fishing.
Provides extensive trails and recreational access points.
Features local boutiques, restaurants, and historic architecture.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.