Plain answers on buying, selling, escrow, costs and the Butte County market, written by Kannon Christiansen. Each post leads with the short answer, then the detail.
For buyers · For sellers · Neighborhoods guide · FAQ
Market update
Butte County Real Estate Market Update: October 2026
October 12, 2026
September 2026 Butte County single-family data: $419,000 median price, 31 days on market, 4.3 months of supply, and what rates above 7% mean.
How Do Home Prices and Mortgage Rates Work Together in Chico, CA?
October 5, 2026
How mortgage rates and home prices balance in Chico, CA, with real payment math and what it means for buyers and sellers right now.
Will Home Prices Drop Further or Stabilize in Chico, CA?
Chico's median sale price fell 10.6% year over year in August 2026, but price per square foot was flat and homes sold in 11 days. What it says about next.
Chico Home Prices vs. Sacramento & the Bay Area: What Your Money Actually Buys
Chico's median sat near $484,500 in mid-August 2026 versus about $500,000 in Sacramento and $1.3 million or more in the Bay Area. What the gap buys.
Butte County Real Estate Market Update: September 2026
Butte County median price of $432,525 over three months, 43 days on market, 99.3% of list price, and what mortgage rates near 6.7% mean for buyers and sellers.
Buying
Flood Zones in Chico, CA: The FEMA Map Update and What Buyers Should Check
November 3, 2026
FEMA updated flood maps for north Chico, Rock Creek, Kiefer Slough and Nord. What changed, when it takes effect, and what buyers should check on an address.
Wildfire and Fire Zones in Chico, CA: What Buyers Should Check
November 2, 2026
How to check a Chico, CA address for fire hazard zones, what California requires sellers to disclose, how insurance works and what to look at on a showing.
Monthly Cost of Owning a Home in Chico, CA
November 2, 2026
What it costs each month to own a Chico, CA home beyond the mortgage: property tax, utilities, insurance, HOA and upkeep, with sourced figures and a worksheet.
Earnest Money in Chico, CA: When Buyers Keep It or Lose It
November 2, 2026
What earnest money is in a California home purchase, the typical 1% to 3% deposit, the 3-day deadline and the contingencies that protect your deposit.
HOA Basics for California Home Buyers: What to Ask Before You Buy
October 31, 2026
California HOA basics for buyers: the documents the seller must provide, the 10-day delivery rule, fees and what to read before you remove contingencies.
ADUs in Chico, CA: What the City Says Before You Build or Buy
October 31, 2026
ADU and JADU basics in Chico, CA: what is allowed on a lot, the 500 square foot JADU limit, the City's free pre-approved plans and the permit steps.
How Long Does Escrow Take When Buying a Home in Chico, CA?
October 13, 2026
Buyer escrow in Chico typically takes about 30 days. See the day-by-day timeline, when your deposit is due, contingency deadlines, and what causes delays.
Renting vs. Buying in Chico, CA: What the Numbers Actually Show Right Now
August 8, 2026
A 3-bedroom Chico rental runs about $1,750 a month, while a median-priced home with 5% down is about $3,633 with taxes and insurance. What the gap buys.
Title Insurance Basics for Chico, CA Buyers
What title insurance covers, the difference between owner's and lender's policies, who pays in Butte County, and what it costs.
Property Taxes in Chico, CA: What Buyers Should Expect After Closing
Chico buyers pay a 1% base property tax plus voter-approved charges, then a supplemental bill after closing. Due dates, the 2% cap and ways to lower the bill.
Living Near Bidwell Park: Fire Hazard Zones and What Chico, CA Buyers Should Check
Homes near Bidwell Park are not automatically in a high fire hazard zone, but many are. How to look up an address and what to inspect on a showing.
How Does the Home Inspection Process Work in Butte County?
Buyers get 17 days by default to inspect after an accepted offer in Butte County. What inspections cover, defensible space checks, and what if problems turn up.
First-Time Homebuyer Tips That Actually Work in Chico, CA
Get a fully underwritten pre-approval, time your offer with neighborhood data, and pick a local lender. Down payment, credit and timeline answers for Chico.
Chico, CA Home Appraisal Process: If It Comes In Low
How a home appraisal works in Chico, the 17-day contingency in the California purchase agreement, and your three options if it comes in below price.
Chico, CA Closing Costs: What Buyers and Sellers Actually Pay
Chico buyers typically pay 2% to 5% of the price in closing costs and sellers 6% to 10%. What is included, who pays title and escrow, what to negotiate.
Can You Get Homeowners Insurance in Chico, CA Right Now?
Yes, you can still get homeowners insurance in Chico, but fire-zone homes may need a FAIR Plan policy plus a Difference in Conditions wrap. What to do.
Selling
How Long Does It Take to Sell a House in Chico, CA?
October 20, 2026
Chico homes that closed in September 2026 were active a median of 28 days, then spent about 30 days in escrow. See the local numbers and what speeds up a sale.
Selling a Home in a Chico, CA Fire Zone: Repairs and Disclosures
October 19, 2026
What California sellers in a High or Very High fire hazard zone must disclose, which repairs to do before listing, and how fire zones affect insurance.
How Long Does Escrow Take When Selling a Home in Chico, CA?
October 14, 2026
Seller escrow in Chico usually runs about 30 days. See the step-by-step timeline, required disclosures, repair requests, and when you get paid.
Do I Pay Capital Gains Tax When I Sell My Home in Chico, CA?
October 6, 2026
Most Chico homeowners owe no federal capital gains tax on a primary home sale. The $250,000 and $500,000 exclusion, how gain is figured, and when to call a CPA.
What to Do Before You Call an Agent to List Your Chico Home
Before listing a Chico home, gather permits and your payoff amount, settle your timeline, do small repairs only, and know Butte County's fire-zone disclosures.
How Much Does It Cost to Sell a House in Chico, CA?
Selling a Chico house typically costs 6% to 10% of the sale price all-in. Commission, escrow, Butte County transfer tax, prorations and a $450,000 example.
1031 Exchange Basics for Investment Property Sellers in Chico, CA
A 1031 exchange lets a Chico investment property seller defer capital gains tax. The 45-day and 180-day deadlines, intermediaries and what disqualifies it.
Financing
Short-Term Rentals in Chico and Butte County: What Buyers Should Check
November 3, 2026
Thinking of buying a Chico or Butte County home to use as a short-term rental? What the city's tax code and the county ordinance say, and what to confirm first.
Buying a Student Rental Near Chico State: What Investors Should Know
October 21, 2026
Chico State enrollment, California rent cap and deposit rules, financing and what to check before buying a student rental near campus.
Why You Should Get Preapproved Before You Start House Hunting in Chico, CA
Preapproval shows what you can afford and signals to Chico sellers you're serious. Prequalification vs. preapproval, documents needed and how long it lasts.
What First-Time Home Buyer Programs Are Available in Butte County?
First-time buyer help in Butte County: Chico's Mortgage Subsidy Program, GSFA, CalHFA MyHome, ZIP and Dream For All, wildfire relief and tribal programs.
VA Loan Basics for Buyers in Chico, CA
A VA loan offers no down payment and no monthly mortgage insurance for eligible Chico buyers. Funding fee rates, exemptions and property requirements.
Can You Buy a Rental Property in Chico Without W-2 Income? (DSCR Loans Explained)
A DSCR loan qualifies you for a Chico rental based on the property's rent, not your income. Ratios, down payment, rates and how house-hacking works.
CalHFA Dream For All: Butte County Down Payment Help
CalHFA's Dream For All loan covers up to 20% of the price, capped at $150,000, for first-generation buyers. Eligibility, repayment and funding rounds.
Neighborhoods
Meriam Park, Chico, CA: Neighborhood Guide
October 31, 2026
Meriam Park is a walkable, mixed-use neighborhood in Southeast Chico planned around a town square. Design, location and what to check before you buy.
Barber Neighborhood, Chico, CA: Guide
October 31, 2026
Barber is a Chico neighborhood south of Little Chico Creek with roots in the Diamond Match factory. Location, history and what to check when buying.
Best Neighborhoods in Chico, CA: By What You Want Nearby
October 23, 2026
The best neighborhoods in Chico, CA by what you want nearby: walkable downtown, lakes and golf, acreage, parks and trails, or historic character.
The Avenues, Chico, CA: Neighborhood Guide
The Avenues is one of Chico's oldest neighborhoods: a tree-canopied grid near Enloe Medical Center. Recent closed sales ran $630,000 to $930,000.
Neal Dow, Chico, CA: Neighborhood Guide
Neal Dow is a Chico neighborhood with bike lanes and shaded walking paths near Highway 99 and Mangrove Avenue, with three schools in the area.
Lower Bidwell and Vallombrosa, Chico, CA: Neighborhood Guide
Lower Bidwell and Vallombrosa is an established area northwest of Bidwell Park with 1950s homes and older estates built between 1910 and 1960.
Little Chico Creek Estates, Chico, CA: Neighborhood Guide
Little Chico Creek Estates is an east Chico neighborhood on former olive orchard land beside Baroni Park and Little Chico Creek, facing Meriam Park.
Heritage Oaks, Chico, CA: Neighborhood Guide
Heritage Oaks is an early-2000s Chico neighborhood built by Epick Homes, within walking distance of the Chico Mall and bordering the Teichert Ponds.
Hancock Park, Chico, CA: Neighborhood Guide
Hancock Park is a single-story northeast Chico neighborhood next to a nearly four-acre park and Bidwell Ranch open space with trail access.
Garner/Keefer, Chico, CA: Neighborhood Guide
Garner/Keefer is a rural far-north Chico area near Keefer Slough with ranchettes, orchard land and custom homes on acre-plus lots. Horse properties are common.
Downtown Chico, Chico, CA: Neighborhood Guide
Downtown Chico pairs English cottage-style homes shaded by sycamores with the city's commercial core, near Lower Bidwell Park, Mansion Park and the Esplanade.
Doe Mill Neighborhood Guide: Homes in Chico, CA
Doe Mill is a 48-acre planned neighborhood in south Chico, built in 2002, with craftsman homes, Baroni Park and Little Chico Creek.
Chico vs. Paradise vs. Magalia: Where Should You Buy a Home in Butte County?
Median prices, days on market, commute, Camp Fire rebuild status and insurance compared for Chico, Paradise and Magalia from CRMLS closed sales.
Canyon Oaks Country Club, Chico, CA: Neighborhood Guide
Canyon Oaks Country Club is a gated Chico foothill community around a private 18-hole golf course. Recent closed sales ran about $769,000 to $2 million.
California Park, Chico, CA: Neighborhood Guide
California Park is a master-planned east Chico community around two private lakes with 50+ acres of open space and trails. Recent sales: $534,000 to $555,000.
Butte Creek Country Club, Chico, CA: Neighborhood Guide
Butte Creek Country Club, established in 1962, is a mid-century golf course neighborhood in Chico along Highway 99 and Butte Creek with mature trees.
Big Chico Creek Estates, Chico, CA: Neighborhood Guide
Big Chico Creek Estates is a west Chico neighborhood of custom single-family homes on generous lots, many backing onto walking paths along the creek.
Around Chico State University, Chico, CA: Neighborhood Guide
The blocks around Chico State mix century-old Victorians with newer infill homes and tree-lined sidewalks, a short walk from campus and Downtown Chico.
Amber Grove Neighborhood Guide: What It's Like Living in This North Chico Community
Amber Grove is a single-story neighborhood just north of downtown Chico off the Esplanade, with generous lots, a community park and holiday lights.
A Guide to Chico, CA Neighborhoods: Home Prices, Features, and Local Amenities
Compare Chico neighborhoods like California Park, Canyon Oaks, The Avenues, Meriam Park, Doe Mill and North Chico, with recent closed-sale price ranges.
Living in Chico
Student Housing Near Chico State: Buying and Renting Basics
October 31, 2026
Buying or renting near Chico State: how the blocks around campus differ by home type, enrollment trends, deposit rules and what to check before you buy.
Paradise, CA Area Guide: Rebuilding on the Ridge
October 31, 2026
Paradise, CA rebuild status, prices, commute to Chico and insurance, with dated figures from CRMLS and the Town of Paradise.
Oroville, CA Area Guide: Lake Oroville and the Feather River
October 31, 2026
Oroville, CA is the Butte County seat, home to Lake Oroville and the Feather River. Facts on parks, trails and what to know before buying a home there.
Orland, CA Area Guide: A Glenn County Farm Town
October 31, 2026
Orland, CA is a Glenn County farm town near Black Butte Lake. Facts on population, schools, location and what to know before buying.
Magalia, CA Area Guide: The Ridge Above Paradise
October 31, 2026
Magalia, CA sits on the ridge above Paradise. Prices, commute to Chico, Camp Fire recovery and insurance, with dated CRMLS figures.
Hiking Trails In and Near Chico, CA
October 31, 2026
Hiking trails in and near Chico, CA, from Bidwell Park and Yahi Trail to Feather Falls and North Table Mountain, with lengths and difficulty.
Healthcare in Chico, CA: Enloe Health and What to Know
October 31, 2026
Enloe Health is Chico's regional hospital. Facts on its 264 beds, Level II trauma center, Esplanade campus and what it means if you are moving here.
Durham, CA Area Guide: Living Near Chico
October 31, 2026
Durham, CA is an almond-country community in Butte County south of Chico. Facts on population, schools, ZIP codes and what to know before buying.
Dog-Friendly Chico, CA: Parks, Patios and Off-Leash Rules
October 31, 2026
Where to take your dog in Chico, CA: Bidwell Park off-leash hours, DeGarmo Dog Park, CARD park rules and dog-friendly patios, with sources.
Chico State and Butte College: What to Know Before You Move
October 31, 2026
Chico State and Butte College facts for people moving to Chico: enrollment, campus size, locations and how they shape the local housing market.
Bidwell Mansion State Historic Park, Chico, CA: Visitor Guide
October 31, 2026
Bidwell Mansion State Historic Park in Chico: its history, the December 2024 fire that closed the mansion, visitor center hours and fees. Confirm before visiting.
Best Breakfast and Brunch in Chico, CA: Local Guide
October 28, 2026
The best breakfast and brunch spots in Chico, CA, from Deja Vu Breakfast Company on the Esplanade to cafes downtown and in East Chico, with addresses and hours.
Schools in Chico, CA: Chico Unified School District Guide
October 25, 2026
A guide to schools in Chico, CA: Chico Unified's elementary, junior high and high schools, how to find the school for an address, and how to enroll.
Chico, CA Weather and Climate: Month-by-Month Guide
October 25, 2026
Chico, CA weather by month: average highs and lows, rainfall, and what the hot summers and mild, wet winters mean for living and buying a home.
Chico Certified Farmers Market: Saturday and Wednesday Guide
October 25, 2026
A guide to the Chico Certified Farmers Market: Saturday and Wednesday locations, hours, what's sold, and tips for visiting downtown Chico on market day.
Best Things to Do in Chico, CA: Local Guide
October 23, 2026
The best things to do in Chico, CA: Bidwell Park, swimming holes, Sierra Nevada Taproom, museums, markets and Chico State sights, with a local agent's tips.
Best Day Trips Near Chico, CA: Local Guide
October 23, 2026
The best day trips near Chico, CA: Feather Falls, Lake Oroville, Lassen Volcanic National Park, the Sacramento River and more, with real trail facts.
Best Breweries and Bars in Chico, CA: Local Guide
October 23, 2026
The best breweries, taprooms and bars in Chico, CA, from Sierra Nevada and Farmers Brewing to Mulberry Music Station Brewery, Argus and The Banshee.
Best Bakeries and Cafes in Chico, CA: Local Guide
October 23, 2026
The best bakeries and cafes in Chico, CA, from Upper Crust downtown to Tin Roof, cookies, donuts and more, with addresses.
Bidwell Park Guide: Swimming Holes, Trails and Tips
October 22, 2026
A local guide to Bidwell Park in Chico, CA: Lower, Middle and Upper Park, swimming holes, trails, dog rules, closures and safety tips.
Best Parks in Chico, CA: Local Guide
October 22, 2026
The best parks in Chico, CA, from Bidwell Park and its swimming holes to neighborhood parks, playgrounds, a splash pad and a skate park.
Best Restaurants in Chico, CA: Local Picks and Guide
October 21, 2026
The best restaurants in Chico, CA, with a local agent's top five picks plus more grouped by type: steak, Mexican, pizza, burgers and Asian.
Best Coffee Shops in Chico, CA: Local Picks and Guide
October 21, 2026
The best coffee shops in Chico, CA: a local agent's top five picks plus independent shops and roasters grouped by area, from downtown to Meriam Park.
What Makes Chico, CA a Great Place to Call Home?
August 7, 2026
Chico has a compact downtown, one of the largest municipal parks in the country, college-town energy and a lower cost of living than the Bay Area or Sacramento.
Moving to Chico, CA in 2026: A Relocation Checklist for Homebuyers
A relocation checklist for Chico homebuyers: what to research before touring, insurance, DMV, utilities, schools and other California-specific steps.
Is It Expensive to Live in Chico, CA?
Chico is cheaper than most big California markets but not cheap nationally. Real closed-sale data, insurance, utilities and how it compares to Sacramento.
Chico, CA Utilities: What Water, Power, and Sewer Cost in 2026
Chico utility costs in 2026: about $40 a month for water, $38 for sewer (proposed to rise), and $200 to $400 for electricity, plus who provides each service.
Home tour
2088 Lamb Ln, Chico, CA 95926 | Single Story Avenues Home Tour ($419,000)
October 23, 2026
Video tour of 2088 Lamb Ln in The Avenues, Chico: a single-story 2011 home with 3 beds, 2 baths, a 2-car garage, composite deck and no HOA. $419,000.
4428 Shorthorn Court, Chico, CA | 1 Acre Home Tour with 2 Primary Suites
October 20, 2026
Video tour of 4428 Shorthorn Court in Chico, CA: a 1-acre property with two primary suites and four garage spaces.
3226 Freshwater Creek, Chico, CA | Newer One-Level Home Tour ($455,000)
October 17, 2026
Video tour of 3226 Freshwater Creek in Chico, CA: built in 2017, one level, 3 bed, 2 bath, no HOA, listed at $455,000.
2862 Wingfield, Chico, CA 95928 Home Tour: 3-Car Garage and Leased Solar ($599,000)
October 15, 2026
Video tour of a single-story 2014 Chico home with 4 bedrooms, 3 baths, a 3-car garage, no HOA and leased solar, listed at $599,000.
Amber Grove, Chico, CA | 4-Bed Single-Story Home Tour
October 14, 2026
Video tour of a 4-bedroom, 3-bath single-story home in Amber Grove, Chico, CA with a 6-burner gas stove, gas fireplace, 2-car garage and no HOA.
Home Tour: 3560 Shadowtree, Canyon Oaks, Chico, CA
October 10, 2026
Video tour of a single-story 2004 home in gated Canyon Oaks with a backyard waterfall, owned 4.4 kW solar and a trailhead 600 feet away, listed at $599,999.
Home Tour: 1941 Waxwing Way, Chico, CA 95926
October 1, 2026
Video tour of a single-story 2012 Shastan-built Chico home with 3 bed, 3 bath, 1,980 sq ft, a gunite pool, owned 9.6 kW solar and no HOA, listed at $739,000.
974 Bertino, Chico, CA | Two Separate Homes on One Lot Tour ($660,000)
Video tour of a Chico home in Amberlynn Estates with a 4-bed main house and a separate 1-bed ADU on one lot, with owned solar on both. $660,000.
956 Manzanita Ave, Chico, CA 95926 | Oversized Garage and Workshop Home Tour ($485,000)
Video tour of a single-story Chico home on a 0.36-acre corner lot with RV parking, an oversized garage with a workshop, and a new roof and HVAC. $485,000.
40 Taige Way, Chico, CA 95928 | Luxury 5 Bed Home Tour ($1,225,000)
Video tour of a custom 4,100 sq. ft. Chico home on a full acre: 5 bedrooms, guest suite, gunite pool with waterfall, 4-car garage and solar. $1,225,000.
1406 W 7th St, Chico, CA 95928 | Remodeled 4 Bed Home Tour ($329,000)
Video tour of a remodeled 4-bed, 2-bath 1935 home near Chico State and Downtown Chico with a new roof, dual-pane windows and mini-split HVAC. $329,000.