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Single Family ResidenceResidential
$474,346$234 / ft²
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 95How 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 $425,000 on Sep 28, 2023

16090 WAGON RD

FOREST RANCH, CA 95942
4
Beds
2.5
Baths
2,028 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
5 ac
Lot SizeThe size of the land the home sits on, from county records.
2001
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
4
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$474K
$450K low$499K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$425,000 · Sep 28, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,005 (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.$485,000 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$145,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$340,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$433,500
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$376,200

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyBUTTE
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.No Foundation
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.Above-Ground Pool

Transaction History(6)

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.

M
Harry M. Marsh Junior High SchoolB+
Middle · Grades 6–8 · 13.0 mi
E
Little Chico Creek Elementary SchoolB
Elementary · Grades KG–5 · 13.3 mi
H
Chico High SchoolB+
High · Grades 9–12 · 14.7 mi

District: Chico Unified School District

Neighborhood · ZIP 95942These 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.152
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.94
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.125

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.15%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.1%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.0%
PopulationHow many people live in this area.1,809
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.8 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$120,912
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$171,455
Average tempThe average temperature here across a full year.56°F
Annual precipHow much rain and melted snow falls here in a typical year.59 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.83%

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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

16090 Wagon 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 more than 81% of homes in Forest Ranch 95942
  • Costs less per square foot than 67% of homes in Butte County
  • Bigger than 79% of homes in Butte County
  • Has a bigger lot than 91% of homes in Butte County
  • Newer than 81% of homes in Forest Ranch 95942

What homes are worth in Forest Ranch 95942

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

This home
$111K$731K

This home is worth more than 81% of homes in Forest Ranch 95942.

How it measures up in Forest Ranch 95942

The dot is this home. The mark in the middle is the typical home in Forest Ranch 95942.

Estimated value$474,346
CheaperTypical $340,587Pricier

Pricier than 81% of homes nearby

Price per ft²$234
CheaperTypical $212Pricier

Pricier than 65% of homes nearby

Living area2,028 ft²
SmallerTypical 1,536 ft²Bigger

Bigger than 78% of homes nearby

Lot size5 ac
SmallerTypical 2.73 acBigger

Bigger than 67% of homes nearby

Year built2001
OlderTypical 1985Newer

Newer than 81% of homes nearby

How 16090 Wagon Rd ranks against every home in each area.
MeasureThis homeForest Ranch 95942Butte County
Estimated valuepricier than$474,34681% of homes69% of homes
Price per ft²pricier than$23465% of homes33% of homes
Living areabigger than2,028 ft²78% of homes79% of homes
Lot sizebigger than5 ac67% of homes91% of homes
Year builtnewer than200181% of homes77% of homes

About 16090 Wagon Rd

How much is 16090 Wagon Rd, Forest Ranch, CA worth?

The TopHap Estimate for 16090 Wagon Rd, Forest Ranch, CA is $474,346 as of Oct 21, 2026. The likely range is $450,165 to $498,527. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16090 Wagon Rd, Forest Ranch, CA last sell?

16090 Wagon Rd, Forest Ranch, CA last sold on Sep 28, 2023 for $425,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 16090 Wagon Rd, Forest Ranch, CA?

16090 Wagon Rd, Forest Ranch, CA has 4 bedrooms, 2.5 bathrooms and 2,028 square feet of living space.

When was 16090 Wagon Rd, Forest Ranch, CA built?

16090 Wagon Rd, Forest Ranch, CA was built in 2001, making it 25 years old. The building has 1 story.

What schools serve 16090 Wagon Rd, Forest Ranch, CA?

16090 Wagon Rd, Forest Ranch, CA is assigned to Harry M. Marsh Junior High School (middle), rated B+; Little Chico Creek Elementary School (elementary), rated B; Chico High School (high), rated B+. All sit in Chico Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 16090 Wagon Rd, Forest Ranch, CA compare to other homes in Forest Ranch 95942?

Among the 934 homes in Forest Ranch 95942, it is worth more than 81% of them ($474,346 against a typical $340,587), its price per square foot is higher than 65% of them ($234 against a typical $212), it is bigger than 78% of them (2,028 ft² against a typical 1,536 ft²), its lot is bigger than 67% of them (5 ac against a typical 2.73 ac) and it is newer than 81% of them (2001 against a typical 1985). Measured against all of Butte County, it is worth more than 69% 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 16090 Wagon Rd, Forest Ranch, CA?

The 2025 property tax bill for 16090 Wagon Rd, Forest Ranch, CA was $5,005. The county assessed it at $485,000.

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