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Single Family ResidenceResidential
$476,528$202 / 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 96How 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 $435,000 on May 15, 2017

16168 FOREST RANCH RD

FOREST RANCH, CA 95942
3
Beds
2
Baths
2,354 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.
2.04 ac
Lot SizeThe size of the land the home sits on, from county records.
2004
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.
4
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$477K
$458K low$495K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$435,000 · May 15, 2017
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.$476,528
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$381,222

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,744 (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.$504,849 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$116,056
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$388,793
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$504,849

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyButte
Lot (acres)The size of the land the home sits on, from county records.2.04
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.Mat/Raft Foundation (Slab)
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(4)

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Sierra View Elementary SchoolB+
Elementary · Grades KG–5 · 12.4 mi
M
Harry M. Marsh Junior High SchoolA-
Middle · Grades 6–8 · 12.6 mi
H
Chico High SchoolB+
High · Grades 9–12 · 14.3 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%

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

16168 Forest Ranch 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 more than 77% of homes in Forest Ranch 95942
  • Costs less per square foot than 79% of homes in Butte County
  • Bigger than 87% of homes in Butte County
  • Has a bigger lot than 83% of homes in Butte County
  • Newer than 87% 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
$102K$759K

This home is worth more than 77% 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$476,528
CheaperTypical $352,422Pricier

Pricier than 77% of homes nearby

Price per ft²$202
CheaperTypical $221Pricier

Pricier than 29% of homes nearby

Living area2,354 ft²
SmallerTypical 1,528 ft²Bigger

Bigger than 86% of homes nearby

Lot size2.04 ac
SmallerTypical 2.89 acBigger

Bigger than 40% of homes nearby

Year built2004
OlderTypical 1984Newer

Newer than 87% of homes nearby

How 16168 Forest Ranch Rd ranks against every home in each area.
MeasureThis homeForest Ranch 95942Butte County
Estimated valuepricier than$476,52877% of homes70% of homes
Price per ft²pricier than$20229% of homes21% of homes
Living areabigger than2,354 ft²86% of homes87% of homes
Lot sizebigger than2.04 ac40% of homes83% of homes
Year builtnewer than200487% of homes84% of homes

About 16168 Forest Ranch Rd

How much is 16168 Forest Ranch Rd, Forest Ranch, CA worth?

The TopHap Estimate for 16168 Forest Ranch Rd, Forest Ranch, CA is $476,528 as of Jul 14, 2026. The likely range is $458,412 to $494,644. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16168 Forest Ranch Rd, Forest Ranch, CA last sell?

16168 Forest Ranch Rd, Forest Ranch, CA last sold on May 15, 2017 for $435,000, according to the county's recorded deed. TopHap holds 6 recorded sales for this parcel.

How big is 16168 Forest Ranch Rd, Forest Ranch, CA?

16168 Forest Ranch Rd, Forest Ranch, CA has 3 bedrooms, 2 bathrooms, 2,354 square feet of living space and a 2.04-acre lot.

When was 16168 Forest Ranch Rd, Forest Ranch, CA built?

16168 Forest Ranch Rd, Forest Ranch, CA was built in 2004, making it 22 years old. The building has 1 story.

What schools serve 16168 Forest Ranch Rd, Forest Ranch, CA?

16168 Forest Ranch Rd, Forest Ranch, CA is assigned to Sierra View Elementary School (elementary), rated B+; Harry M. Marsh Junior High School (middle), rated A-; 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 16168 Forest Ranch Rd, Forest Ranch, CA compare to other homes in Forest Ranch 95942?

Among the 1,028 homes in Forest Ranch 95942, it is worth more than 77% of them ($476,528 against a typical $352,422), its price per square foot is higher than 29% of them ($202 against a typical $221), it is bigger than 86% of them (2,354 ft² against a typical 1,528 ft²), its lot is bigger than 40% of them (2.04 ac against a typical 2.89 ac) and it is newer than 87% of them (2004 against a typical 1984). Measured against all of Butte County, it is worth more than 70% 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 16168 Forest Ranch Rd, Forest Ranch, CA?

The 2025 property tax bill for 16168 Forest Ranch Rd, Forest Ranch, CA was $5,744. The county assessed it at $504,849.

More homes on Forest Ranch Rd

Closest homes

More homes in Forest Ranch 95942

Assigned schools

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