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Rural ResidenceResidential
$1,275,000$354 / 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 92How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $900,000 on Jun 4, 2024

16385 RIVER HEIGHTS DR

RED BLUFF, CA 96080
3
Beds
2.5
Baths
3,600 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.
10.9 ac
Lot SizeThe size of the land the home sits on, from county records.
1983
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
4
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.3M
$1.2M low$1.4M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$900,000 · Jun 4, 2024
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$1,275,000
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$1,020,000

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$8,900 (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.$879,461 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$255,221
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$624,240
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$862,217

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.30%
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.Rural Residence
CountyTEHAMA
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
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, Detached
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
Bend Elementary SchoolA
Elementary · Grades KG–8 · 0.8 mi
H
Red Bluff High SchoolB-
High · Grades 9–12 · 6.9 mi

District: Red Bluff Joint Union High School District

Neighborhood · ZIP 96080These 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.114
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.97
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.155

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.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.14%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.13%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.30,312
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.27 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$62,550
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$96,417
Average tempThe average temperature here across a full year.60°F
Annual precipHow much rain and melted snow falls here in a typical year.33 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.88%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.Yes

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

16385 River Heights Dr 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.

  • Among the most valuable homes in Red Bluff 96080
  • Among the highest price per square foot in Red Bluff 96080
  • Among the largest homes in Red Bluff 96080
  • Has a bigger lot than 92% of homes in Red Bluff 96080

What homes are worth in Red Bluff 96080

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

This home
$92K$722K

This home is worth more than almost all homes in Red Bluff 96080.

How it measures up in Red Bluff 96080

The dot is this home. The mark in the middle is the typical home in Red Bluff 96080.

Estimated value$1,275,000
CheaperTypical $296,334Pricier

Pricier than almost all homes nearby

Price per ft²$354
CheaperTypical $212Pricier

Pricier than almost all homes nearby

Living area3,600 ft²
SmallerTypical 1,440 ft²Bigger

Bigger than almost all homes nearby

Lot size10.9 ac
SmallerTypical 0.45 acBigger

Bigger than 92% of homes nearby

Year built1983
OlderTypical 1978Newer

Newer than 61% of homes nearby

How 16385 River Heights Dr ranks against every home in each area.
MeasureThis homeRed Bluff 96080Tehama County
Estimated valuepricier than$1,275,000almost all homesalmost all homes
Price per ft²pricier than$354almost all homes98% of homes
Living areabigger than3,600 ft²almost all homesalmost all homes
Lot sizebigger than10.9 ac92% of homes91% of homes
Year builtnewer than198361% of homes55% of homes

About 16385 River Heights Dr

How much is 16385 River Heights Dr, Red Bluff, CA worth?

The TopHap Estimate for 16385 River Heights Dr, Red Bluff, CA is $1,275,000 as of Jul 14, 2026. The likely range is $1,168,277 to $1,381,723. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16385 River Heights Dr, Red Bluff, CA last sell?

16385 River Heights Dr, Red Bluff, CA last sold on Jun 4, 2024 for $900,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 16385 River Heights Dr, Red Bluff, CA?

16385 River Heights Dr, Red Bluff, CA has 3 bedrooms, 2.5 bathrooms and 3,600 square feet of living space.

When was 16385 River Heights Dr, Red Bluff, CA built?

16385 River Heights Dr, Red Bluff, CA was built in 1983, making it 43 years old. The building has 2 stories.

What schools serve 16385 River Heights Dr, Red Bluff, CA?

16385 River Heights Dr, Red Bluff, CA is assigned to Bend Elementary School (elementary), rated A; Red Bluff High School (high), rated B-. All sit in Red Bluff Joint Union High School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 16385 River Heights Dr, Red Bluff, CA compare to other homes in Red Bluff 96080?

Among the 9,984 homes in Red Bluff 96080, it is worth more than almost all of them ($1,275,000 against a typical $296,334), its price per square foot is higher than almost all of them ($354 against a typical $212), it is bigger than almost all of them (3,600 ft² against a typical 1,440 ft²), its lot is bigger than 92% of them (10.9 ac against a typical 0.45 ac) and it is newer than 61% of them (1983 against a typical 1978). Measured against all of Tehama County, it is worth more than almost all 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 16385 River Heights Dr, Red Bluff, CA?

The 2025 property tax bill for 16385 River Heights Dr, Red Bluff, CA was $8,900. The county assessed it at $879,461.

Closest homes

More homes in Red Bluff 96080

Assigned schools

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