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Single Family ResidenceResidential
$226,118$174 / 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 83How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026
Last sold for $110,000 on Oct 14, 1998

5492 HEADWATERS RD

FOREST RANCH, CA 95942
2
Beds
2
Baths
1,296 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.
5 ac
Lot SizeThe size of the land the home sits on, from county records.
1984
Year BuiltThe year the home was originally built, according to county records.
2
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$226K
$188K low$264K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$110,000 · Oct 14, 1998

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,921 (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.$175,870 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$55,954
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$119,916
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$172,422
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$377,370

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.30 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.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.None
CoolingThe type of cooling or air conditioning in the home.None
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.

M
Harry M. Marsh Junior High SchoolB+
Middle · Grades 6–8 · 14.5 mi
E
Little Chico Creek Elementary SchoolB
Elementary · Grades KG–5 · 14.8 mi
H
Chico High SchoolB+
High · Grades 9–12 · 16.2 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

5492 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 90% of homes in Butte County
  • Costs less per square foot than 91% of homes in Butte County
  • Smaller than 65% of homes in Butte County
  • Has a bigger lot than 91% of homes in Butte County

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
$111K$731K

This home is worth more than 21% 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$226,118
CheaperTypical $340,587Pricier

Pricier than 21% of homes nearby

Price per ft²$174
CheaperTypical $212Pricier

Pricier than 16% of homes nearby

Living area1,296 ft²
SmallerTypical 1,536 ft²Bigger

Bigger than 37% of homes nearby

Lot size5 ac
SmallerTypical 2.73 acBigger

Bigger than 67% of homes nearby

Year built1984
OlderTypical 1985Newer

Newer than 48% of homes nearby

How 5492 Headwaters Rd ranks against every home in each area.
MeasureThis homeForest Ranch 95942Butte County
Estimated valuepricier than$226,11821% of homes10% of homes
Price per ft²pricier than$17416% of homes9% of homes
Living areabigger than1,296 ft²37% of homes35% of homes
Lot sizebigger than5 ac67% of homes91% of homes
Year builtnewer than198448% of homes56% of homes

About 5492 Headwaters Rd

How much is 5492 Headwaters Rd, Forest Ranch, CA worth?

The TopHap Estimate for 5492 Headwaters Rd, Forest Ranch, CA is $226,118 as of Oct 21, 2026. The likely range is $188,229 to $264,007. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 5492 Headwaters Rd, Forest Ranch, CA last sell?

5492 Headwaters Rd, Forest Ranch, CA last sold on Oct 14, 1998 for $110,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 5492 Headwaters Rd, Forest Ranch, CA?

5492 Headwaters Rd, Forest Ranch, CA has 2 bedrooms, 2 bathrooms and 1,296 square feet of living space.

When was 5492 Headwaters Rd, Forest Ranch, CA built?

5492 Headwaters Rd, Forest Ranch, CA was built in 1984, making it 42 years old. It is a modern home.

What schools serve 5492 Headwaters Rd, Forest Ranch, CA?

5492 Headwaters Rd, Forest Ranch, CA is assigned to Harry M. Marsh Junior High School (middle), rated B+; Little Chico Creek Elementary School (elementary), rated B; 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 5492 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 21% of them ($226,118 against a typical $340,587), its price per square foot is higher than 16% of them ($174 against a typical $212), it is bigger than 37% of them (1,296 ft² against a typical 1,536 ft²), its lot is bigger than 67% of them (5 ac against a typical 2.73 ac) and it is newer than 48% of them (1984 against a typical 1985). Measured against all of Butte County, it is worth more than 10% 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 5492 Headwaters Rd, Forest Ranch, CA?

The 2025 property tax bill for 5492 Headwaters Rd, Forest Ranch, CA was $1,921. The county assessed it at $175,870.

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