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Single Family ResidenceResidential
$332,528$206 / 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 94How 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 $330,000 on Jan 31, 2024

5434 HEADWATERS RD

FOREST RANCH, CA 95942
3
Beds
2
Baths
1,614 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.
2.97 ac
Lot SizeThe size of the land the home sits on, from county records.
2003
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
3
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

$333K
$312K low$353K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$330,000 · Jan 31, 2024

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,890 (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.$343,331 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$102,999
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$240,332
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$336,600
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$291,780

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
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.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(7)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Foreclosure Filings(1)

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 · 14.3 mi
E
Little Chico Creek Elementary SchoolC+
Elementary · Grades KG–5 · 14.6 mi
H
Chico High SchoolB+
High · Grades 9–12 · 16.0 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%

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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

5434 Headwaters 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 less than 65% of homes in Butte County
  • Costs less per square foot than 77% of homes in Butte County
  • Has a bigger lot than 87% of homes in Butte County
  • Newer than 84% 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
$104K$749K

This home is worth more than 43% 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$332,528
CheaperTypical $354,287Pricier

Pricier than 43% of homes nearby

Price per ft²$206
CheaperTypical $221Pricier

Pricier than 33% of homes nearby

Living area1,614 ft²
SmallerTypical 1,536 ft²Bigger

Bigger than 56% of homes nearby

Lot size2.97 ac
SmallerTypical 2.76 acBigger

Bigger than 51% of homes nearby

Year built2003
OlderTypical 1985Newer

Newer than 84% of homes nearby

How 5434 Headwaters Rd ranks against every home in each area.
MeasureThis homeForest Ranch 95942Butte County
Estimated valuepricier than$332,52843% of homes35% of homes
Price per ft²pricier than$20633% of homes23% of homes
Living areabigger than1,614 ft²56% of homes59% of homes
Lot sizebigger than2.97 ac51% of homes87% of homes
Year builtnewer than200384% of homes80% of homes

About 5434 Headwaters Rd

How much is 5434 Headwaters Rd, Forest Ranch, CA worth?

The TopHap Estimate for 5434 Headwaters Rd, Forest Ranch, CA is $332,528 as of Jul 14, 2026. The likely range is $311,931 to $353,125. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 5434 Headwaters Rd, Forest Ranch, CA last sell?

5434 Headwaters Rd, Forest Ranch, CA last sold on Jan 31, 2024 for $330,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

How big is 5434 Headwaters Rd, Forest Ranch, CA?

5434 Headwaters Rd, Forest Ranch, CA has 3 bedrooms, 2 bathrooms and 1,614 square feet of living space.

When was 5434 Headwaters Rd, Forest Ranch, CA built?

5434 Headwaters Rd, Forest Ranch, CA was built in 2003, making it 23 years old. The building has 1 story.

What schools serve 5434 Headwaters Rd, Forest Ranch, CA?

5434 Headwaters 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 5434 Headwaters Rd, Forest Ranch, CA compare to other homes in Forest Ranch 95942?

Among the 934 homes in Forest Ranch 95942, it is worth more than 43% of them ($332,528 against a typical $354,287), its price per square foot is higher than 33% of them ($206 against a typical $221), it is bigger than 56% of them (1,614 ft² against a typical 1,536 ft²), its lot is bigger than 51% of them (2.97 ac against a typical 2.76 ac) and it is newer than 84% of them (2003 against a typical 1985). Measured against all of Butte County, it is worth more than 35% 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 5434 Headwaters Rd, Forest Ranch, CA?

The 2025 property tax bill for 5434 Headwaters Rd, Forest Ranch, CA was $3,890. The county assessed it at $343,331.

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