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Rural ResidenceResidential
$397,795
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 73How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

5469 RANCHO VISTA WAY

REDDING, CA 96002
0
Baths
4 ac
Lot SizeThe size of the land the home sits on, from county records.

Valuation

$398K
$291K low$504K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,021 (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.$295,062 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$69,606
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$225,456
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$289,278

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.43
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
75
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
64
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
61
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
9
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.17 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
CountySHASTA
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(1)

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
Pacheco Elementary SchoolD+
Middle · Grades 4–8 · 2.1 mi
E
Prairie Elementary SchoolB+
Elementary · Grades KG–3 · 3.7 mi
H
Anderson High SchoolB
High · Grades 9–12 · 5.8 mi

District: Pacheco Union Elementary School District

Neighborhood · ZIP 96002These 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.84
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.100
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.169

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.94%
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.9.5%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.5%
PopulationHow many people live in this area.35,551
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,134 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$74,196
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$91,702
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.36 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

5469 Rancho Vista 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 90% of homes in Redding 96002

What homes are worth in Redding 96002

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

This home
$207K$799K

This home is worth more than 62% of homes in Redding 96002.

How it measures up in Redding 96002

The dot is this home. The mark in the middle is the typical home in Redding 96002.

Estimated value$397,795
CheaperTypical $355,895Pricier

Pricier than 62% of homes nearby

Lot size4 ac
SmallerTypical 0.29 acBigger

Bigger than 90% of homes nearby

How 5469 Rancho Vista Way ranks against every home in each area.
MeasureThis homeRedding 96002Shasta County
Estimated valuepricier than$397,79562% of homes61% of homes
Lot sizebigger than4 ac90% of homes80% of homes

About 5469 Rancho Vista Way

How much is 5469 Rancho Vista Way, Redding, CA worth?

The TopHap Estimate for 5469 Rancho Vista Way, Redding, CA is $397,795 as of Aug 30, 2026. The likely range is $291,484 to $504,106. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 5469 Rancho Vista Way, Redding, CA last sell?

5469 Rancho Vista Way, Redding, CA last sold on Jan 1, 1900, according to the county's recorded deed.

What schools serve 5469 Rancho Vista Way, Redding, CA?

5469 Rancho Vista Way, Redding, CA is assigned to Pacheco Elementary School (middle), rated D+; Prairie Elementary School (elementary), rated B+; Anderson High School (high), rated B. All sit in Pacheco Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 5469 Rancho Vista Way, Redding, CA compare to other homes in Redding 96002?

Among the 10,978 homes in Redding 96002, it is worth more than 62% of them ($397,795 against a typical $355,895) and its lot is bigger than 90% of them (4 ac against a typical 0.29 ac). Measured against all of Shasta County, it is worth more than 61% 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 5469 Rancho Vista Way, Redding, CA?

The 2025 property tax bill for 5469 Rancho Vista Way, Redding, CA was $3,021. The county assessed it at $295,062.

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