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Single Family ResidenceResidential
$506,337$237 / 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 91How 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 $419,000 on Oct 29, 2019

16385 STAGE RD

FOREST RANCH, CA 95942
2
Beds
2
Baths
2,135 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.
5.64 ac
Lot SizeThe size of the land the home sits on, from county records.
1988
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
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

$506K
$458K low$554K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$419,000 · Oct 29, 2019
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.$187,337
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$149,870
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.61%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$319,000
TRI COUNTIES BANK · recorded Oct 29, 2019

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,289 (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.$458,232 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$125,767
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$332,465
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$458,232

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Modern
CountyButte
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.2000
Lot (acres)The size of the land the home sits on, from county records.5.64
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.Raised (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, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(3)

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 SchoolA-
Middle · Grades 6–8 · 13.7 mi
E
Little Chico Creek Elementary SchoolC+
Elementary · Grades KG–5 · 14.0 mi
H
Chico High SchoolB+
High · Grades 9–12 · 15.3 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%

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.No

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 Stage 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 83% of homes in Forest Ranch 95942
  • Bigger than 83% of homes in Butte County
  • Has a bigger lot than 91% of homes in Butte County

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
$108K$798K

This home is worth more than 83% 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$506,337
CheaperTypical $354,287Pricier

Pricier than 83% of homes nearby

Price per ft²$237
CheaperTypical $221Pricier

Pricier than 63% of homes nearby

Living area2,135 ft²
SmallerTypical 1,526 ft²Bigger

Bigger than 81% of homes nearby

Lot size5.64 ac
SmallerTypical 2.98 acBigger

Bigger than 78% of homes nearby

Year built1988
OlderTypical 1984Newer

Newer than 59% of homes nearby

How 16385 Stage Rd ranks against every home in each area.
MeasureThis homeForest Ranch 95942Butte County
Estimated valuepricier than$506,33783% of homes76% of homes
Price per ft²pricier than$23763% of homes37% of homes
Living areabigger than2,135 ft²81% of homes83% of homes
Lot sizebigger than5.64 ac78% of homes91% of homes
Year builtnewer than198859% of homes64% of homes

About 16385 Stage Rd

How much is 16385 Stage Rd, Forest Ranch, CA worth?

The TopHap Estimate for 16385 Stage Rd, Forest Ranch, CA is $506,337 as of Jul 14, 2026. The likely range is $458,240 to $554,434. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16385 Stage Rd, Forest Ranch, CA last sell?

16385 Stage Rd, Forest Ranch, CA last sold on Oct 29, 2019 for $419,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 16385 Stage Rd, Forest Ranch, CA?

16385 Stage Rd, Forest Ranch, CA has 2 bedrooms, 2 bathrooms, 2,135 square feet of living space and a 5.64-acre lot.

When was 16385 Stage Rd, Forest Ranch, CA built?

16385 Stage Rd, Forest Ranch, CA was built in 1988, making it 38 years old. It is a modern home. The building has 1 story.

What schools serve 16385 Stage Rd, Forest Ranch, CA?

16385 Stage Rd, Forest Ranch, CA is assigned to Harry M. Marsh Junior High School (middle), rated A-; Little Chico Creek Elementary School (elementary), rated C+; 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 16385 Stage Rd, Forest Ranch, CA compare to other homes in Forest Ranch 95942?

Among the 1,023 homes in Forest Ranch 95942, it is worth more than 83% of them ($506,337 against a typical $354,287), its price per square foot is higher than 63% of them ($237 against a typical $221), it is bigger than 81% of them (2,135 ft² against a typical 1,526 ft²), its lot is bigger than 78% of them (5.64 ac against a typical 2.98 ac) and it is newer than 59% of them (1988 against a typical 1984). Measured against all of Butte County, it is worth more than 76% 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 16385 Stage Rd, Forest Ranch, CA?

The 2025 property tax bill for 16385 Stage Rd, Forest Ranch, CA was $5,289. The county assessed it at $458,232.

Closest homes

More homes in Forest Ranch 95942

Assigned schools

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