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Single Family ResidenceResidential
$451,104
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 88How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026
Last sold for $435,000 on Jul 21, 2005

15685 FOREST VIEW RD

MANCHESTER, CA 95459
0
Baths
1.15 ac
Lot SizeThe size of the land the home sits on, from county records.

Valuation

$451K
$399K low$503K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$435,000 · Jul 21, 2005

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,482 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$431,990 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$76,555
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$355,435
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$415,215
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$431,990

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.197 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.34%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyMENDOCINO
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(4)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Manchester Elementary SchoolD
Elementary · Grades KG–8 · 3.7 mi
H
Point Arena High SchoolD+
High · Grades 9–12 · 7.4 mi

District: Point Arena Joint Union High School District

Neighborhood · ZIP 95459These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.171
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.83
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.475

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.70%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.8.2%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.1%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.256
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$70,609
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$112,314
Average tempThe average temperature here across a full year.56°F
Annual precipHow much rain and melted snow falls here in a typical year.56 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

15685 Forest View Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 75% of homes in Manchester 95459
  • Has a bigger lot than 77% of homes in Manchester 95459

What homes are worth in Manchester 95459

Each bar is how many homes fall in that price range. The marker is this home.

This home
$310K$1.2M

This home is worth more than 25% of homes in Manchester 95459.

How it measures up in Manchester 95459

The dot is this home. The mark in the middle is the typical home in Manchester 95459.

Estimated value$451,104
CheaperTypical $581,898Pricier

Pricier than 25% of homes nearby

Lot size1.15 ac
SmallerTypical 0.43 acBigger

Bigger than 77% of homes nearby

How 15685 Forest View Rd ranks against every home in each area.
MeasureThis homeManchester 95459Mendocino County
Estimated valuepricier than$451,10425% of homes61% of homes
Lot sizebigger than1.15 ac77% of homes53% of homes

About 15685 Forest View Rd

How much is 15685 Forest View Rd, Manchester, CA worth?

The TopHap Estimate for 15685 Forest View Rd, Manchester, CA is $451,104 as of Oct 21, 2026. The likely range is $399,160 to $503,048. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 15685 Forest View Rd, Manchester, CA last sell?

15685 Forest View Rd, Manchester, CA last sold on Jul 21, 2005 for $435,000, according to the county's recorded deed.

What schools serve 15685 Forest View Rd, Manchester, CA?

15685 Forest View Rd, Manchester, CA is assigned to Manchester Elementary School (elementary), rated D; Point Arena High School (high), rated D+. All sit in Point Arena Joint Union High School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 15685 Forest View Rd, Manchester, CA compare to other homes in Manchester 95459?

Among the 318 homes in Manchester 95459, it is worth more than 25% of them ($451,104 against a typical $581,898) and its lot is bigger than 77% of them (1.15 ac against a typical 0.43 ac). Measured against all of Mendocino County, it is worth more than 61% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 15685 Forest View Rd, Manchester, CA?

The 2025 property tax bill for 15685 Forest View Rd, Manchester, CA was $5,482. The county assessed it at $431,990.

More homes on Forest View Rd

Closest homes

More homes in Manchester 95459

Assigned schools

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