Skip to content
Skip to content
TopHapOpen in map
Rural ResidenceResidential
$543,685$205 / 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 Sep 24, 2026
Last sold for $55,000 on May 12, 2022

18860 RIVER DOWNS WAY

COTTONWOOD, CA 96022
3
Beds
2.5
Baths
2,657 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.
10.5 ac
Lot SizeThe size of the land the home sits on, from county records.
2023
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
6
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

$544K
$497K low$591K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$55,000 · May 12, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,900 (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.$681,071 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$70,357
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$610,714
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$667,718

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.29 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.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
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 · 3.5 mi
M
Evergreen Middle SchoolB+
Middle · Grades 5–8 · 3.8 mi
H
Red Bluff High SchoolB-
High · Grades 9–12 · 11.4 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%

Owner Tools

Do you own this home?
Claim this home

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

18860 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.

  • Worth more than 95% of homes in Tehama County
  • Costs less per square foot than 71% of homes in Cottonwood 96022
  • Bigger than 96% of homes in Tehama County
  • Has a bigger lot than 91% of homes in Tehama County
  • Among the newest homes in Cottonwood 96022

What homes are worth in Cottonwood 96022

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

This home
$95K$744K

This home is worth more than 90% 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.

Estimated value$543,685
CheaperTypical $350,221Pricier

Pricier than 90% of homes nearby

Price per ft²$205
CheaperTypical $227Pricier

Pricier than 29% of homes nearby

Living area2,657 ft²
SmallerTypical 1,562 ft²Bigger

Bigger than 94% of homes nearby

Lot size10.5 ac
SmallerTypical 1.81 acBigger

Bigger than 90% of homes nearby

Year built2023
OlderTypical 1991Newer

Newer than almost all homes nearby

How 18860 River Downs Way ranks against every home in each area.
MeasureThis homeCottonwood 96022Tehama County
Estimated valuepricier than$543,68590% of homes95% of homes
Price per ft²pricier than$20529% of homes44% of homes
Living areabigger than2,657 ft²94% of homes96% of homes
Lot sizebigger than10.5 ac90% of homes91% of homes
Year builtnewer than2023almost all homesalmost all homes

About 18860 River Downs Way

How much is 18860 River Downs Way, Cottonwood, CA worth?

The TopHap Estimate for 18860 River Downs Way, Cottonwood, CA is $543,685 as of Sep 24, 2026. The likely range is $496,580 to $590,790. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 18860 River Downs Way, Cottonwood, CA last sell?

18860 River Downs Way, Cottonwood, CA last sold on May 12, 2022 for $55,000, according to the county's recorded deed.

How big is 18860 River Downs Way, Cottonwood, CA?

18860 River Downs Way, Cottonwood, CA has 3 bedrooms, 2.5 bathrooms and 2,657 square feet of living space.

When was 18860 River Downs Way, Cottonwood, CA built?

18860 River Downs Way, Cottonwood, CA was built in 2023, making it 3 years old. The building has 1 story.

What schools serve 18860 River Downs Way, Cottonwood, CA?

18860 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.

How does 18860 River Downs Way, Cottonwood, CA compare to other homes in Cottonwood 96022?

Among the 6,432 homes in Cottonwood 96022, it is worth more than 90% of them ($543,685 against a typical $350,221), its price per square foot is higher than 29% of them ($205 against a typical $227), it is bigger than 94% of them (2,657 ft² against a typical 1,562 ft²), its lot is bigger than 90% of them (10.5 ac against a typical 1.81 ac) and it is newer than almost all of them (2023 against a typical 1991). Measured against all of Tehama County, it is worth more than 95% 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 18860 River Downs Way, Cottonwood, CA?

The 2025 property tax bill for 18860 River Downs Way, Cottonwood, CA was $6,900. The county assessed it at $681,071.

More homes on River Downs Way

Closest homes

More homes in Cottonwood 96022

Assigned schools

Explore the area

See this home in context

Open 18860 River Downs Way on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map