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Residential - Vacant LandResidential
Last sold for $139,000 on Jun 2, 2015

18820 RIVER DOWNS WAY

COTTONWOOD, CA 96022
0
Baths
15.14 ac
Lot SizeThe size of the land the home sits on, from county records.

Valuation

Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$139,000 · Jun 2, 2015

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,722 (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.$170,393 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$170,393
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$167,052

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.9 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.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Residential - Vacant Land
CountyTEHAMA
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

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
Evergreen Elementary SchoolB+
Elementary · Grades KG–4 · 3.4 mi
M
Evergreen Middle SchoolB+
Middle · Grades 5–8 · 3.6 mi
H
Red Bluff High SchoolB-
High · Grades 9–12 · 11.3 mi

District: Evergreen Union Elementary School District

Neighborhood · ZIP 96022These 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.82
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.99
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.183

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.91%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.18%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.15,366
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.62 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,149
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$101,062
Average tempThe average temperature here across a full year.61°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%

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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

18820 River Downs Way 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.

  • Has a bigger lot than 94% of homes in Cottonwood 96022

How it measures up in Cottonwood 96022

The dot is this home. The mark in the middle is the typical home in Cottonwood 96022.

Lot size15.14 ac
SmallerTypical 1.81 acBigger

Bigger than 94% of homes nearby

How 18820 River Downs Way ranks against every home in each area.
MeasureThis homeCottonwood 96022Tehama County
Lot sizebigger than15.14 ac94% of homes94% of homes

About 18820 River Downs Way

When did 18820 River Downs Way, Cottonwood, CA last sell?

18820 River Downs Way, Cottonwood, CA last sold on Jun 2, 2015 for $139,000, according to the county's recorded deed.

What schools serve 18820 River Downs Way, Cottonwood, CA?

18820 River Downs Way, Cottonwood, CA is assigned to Evergreen Elementary School (elementary), rated B+; Evergreen Middle School (middle), rated B+; Red Bluff High School (high), rated B-. All sit in Evergreen Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

What are the property taxes on 18820 River Downs Way, Cottonwood, CA?

The 2025 property tax bill for 18820 River Downs Way, Cottonwood, CA was $1,722. The county assessed it at $170,393.

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