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Single Family ResidenceResidential
$221,632$291 / 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 77How 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

22054 LUCAS RANCH WAY

FOREST RANCH, CA 95942
1
Beds
1.5
Baths
762 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.
1.65 ac
Lot SizeThe size of the land the home sits on, from county records.
1974
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
1
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$222K
$170K low$273K high
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.$176,342
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$141,074
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.20%
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.$45,290
BANK OF AMERICA · recorded Nov 15, 2000

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,134 (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.$211,423 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$54,847
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$156,576
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$207,278
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$266,670

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.169 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%
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.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Modern
CountyBUTTE
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.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
Cedarwood Elementary SchoolD+
Elementary · Grades KG–6 · 17.2 mi
M
Pine RidgeD
Middle · Grades KG–6 · 20.0 mi
H
Paradise Senior High SchoolB+
High · Grades 9–12 · 23.7 mi

District: Paradise 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

22054 Lucas Ranch 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 less than 89% of homes in Butte County
  • Costs more per square foot than 84% of homes in Forest Ranch 95942
  • Smaller than 96% of homes in Butte County
  • Has a bigger lot than 83% of homes in Butte County
  • Older than 74% 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
$112K$776K

This home is worth more than 19% 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$221,632
CheaperTypical $355,134Pricier

Pricier than 19% of homes nearby

Price per ft²$291
CheaperTypical $221Pricier

Pricier than 84% of homes nearby

Living area762 ft²
SmallerTypical 1,531 ft²Bigger

Bigger than 12% of homes nearby

Lot size1.65 ac
SmallerTypical 2.76 acBigger

Bigger than 37% of homes nearby

Year built1974
OlderTypical 1985Newer

Newer than 26% of homes nearby

How 22054 Lucas Ranch Way ranks against every home in each area.
MeasureThis homeForest Ranch 95942Butte County
Estimated valuepricier than$221,63219% of homes11% of homes
Price per ft²pricier than$29184% of homes73% of homes
Living areabigger than762 ft²12% of homes4% of homes
Lot sizebigger than1.65 ac37% of homes83% of homes
Year builtnewer than197426% of homes38% of homes

About 22054 Lucas Ranch Way

How much is 22054 Lucas Ranch Way, Forest Ranch, CA worth?

The TopHap Estimate for 22054 Lucas Ranch Way, Forest Ranch, CA is $221,632 as of Jul 14, 2026. The likely range is $170,444 to $272,820. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 22054 Lucas Ranch Way, Forest Ranch, CA last sell?

22054 Lucas Ranch Way, Forest Ranch, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 22054 Lucas Ranch Way, Forest Ranch, CA?

22054 Lucas Ranch Way, Forest Ranch, CA has 1 bedrooms, 1.5 bathrooms and 762 square feet of living space.

When was 22054 Lucas Ranch Way, Forest Ranch, CA built?

22054 Lucas Ranch Way, Forest Ranch, CA was built in 1974, making it 52 years old. It is a modern home. The building has 2 stories.

What schools serve 22054 Lucas Ranch Way, Forest Ranch, CA?

22054 Lucas Ranch Way, Forest Ranch, CA is assigned to Cedarwood Elementary School (elementary), rated D+; Pine Ridge (middle), rated D; Paradise Senior High School (high), rated B+. All sit in Paradise Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 22054 Lucas Ranch Way, Forest Ranch, CA compare to other homes in Forest Ranch 95942?

Among the 934 homes in Forest Ranch 95942, it is worth more than 19% of them ($221,632 against a typical $355,134), its price per square foot is higher than 84% of them ($291 against a typical $221), it is bigger than 12% of them (762 ft² against a typical 1,531 ft²), its lot is bigger than 37% of them (1.65 ac against a typical 2.76 ac) and it is newer than 26% of them (1974 against a typical 1985). Measured against all of Butte County, it is worth more than 11% 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 22054 Lucas Ranch Way, Forest Ranch, CA?

The 2025 property tax bill for 22054 Lucas Ranch Way, Forest Ranch, CA was $2,134. The county assessed it at $211,423.

Closest homes

More homes in Forest Ranch 95942

Assigned schools

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