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Butte County

Oroville Real Estate

Oroville is the Butte County seat, up the Feather River from Yuba-Sutter, and it consistently carries more homes for sale than Marysville does. It is also the one town on this list where I tell people to price the insurance before they fall for the house. Here is what I check, and where you can check it yourself.

See homes in OrovilleEvery home for sale there, always up to date.

The market

More inventory than most people expect.

Oroville is a different county from Yuba City and Marysville, which changes the paperwork more than it changes the drive. What it buys you is choice: the dated count below is read from the same MLS the portals use, and it is usually the largest of any town in this region outside Yuba City itself. More listings means more room to be patient, and more that has been sitting long enough to be worth an offer.

An older Northern California home exterior of the kind common in Oroville, CA

Oroville
Butte County seat Yuba City
Sutter County Marysville
Yuba County seat Gridley
Butte County · between the two

Before you write an offer

Five Oroville specifics I always check.

These come up constantly in Oroville, and they are the things an agent from outside the area tends to miss.

Tap any item to see why it matters.

The one to do first

Fire hazard zone, and what it does to insurance

Butte County is where this question stops being theoretical. Parts of the area sit in designated Fire Hazard Severity Zones, and that designation drives what an insurer will write and what it will cost — sometimes more than the difference between two houses. Price the insurance on the specific address before you get attached to it, not after you are in contract. Cal Fire publishes the zone maps, so you can look up an address yourself rather than take anybody’s word for it.

Cal Fire hazard severity zones →

Different county, different office

Butte County sets the tax bill, not Sutter or Yuba

If you are moving up from Yuba City or Marysville, the assessor you have been dealing with is not the one who handles this. Butte County assesses it, and the base value is set by what you pay, then rises by a capped amount each year regardless of what the market does around you. Look the parcel up before you make an offer.

Butte County Assessor →

Outside the city limit

Well, septic and what the land is zoned for

Plenty of Oroville-area property sits outside city services, on its own well and its own septic system. That changes the inspection, it changes the financing, and it changes what you are allowed to build or keep on the land. On an acre or more these three questions matter more than the kitchen does.

Land and acreage →

Older housing stock

Condition over cosmetics

A lot of what is for sale here was built before current standards, which is part of why the numbers look the way they do. Roof, foundation, electrical panel and plumbing decide what a house actually costs you. A kitchen you dislike is cheap to change. A panel that no insurer will write against is not.

Ask about a specific house →

Worth knowing

The lake and the river cut both ways

Lake Oroville and the Feather River are the reason a lot of people look here at all, and proximity to water is genuinely part of the value. It is also part of what an insurer and an appraiser will ask about. Enjoy the view, and read the disclosures on the specific parcel rather than the postcard version of the town.

City of Oroville →

Not a claim, a record

He has closed here.

A St, Oroville, closed 6 July 2026 at $289,000. It is on the results page with the rest of them, street and town only, house numbers left off out of respect for the families now living there. That page is a sample rather than a full record — the complete history sits in MetroList and on his public agent profiles, which he does not control the contents of and which this site links to on purpose.

See the closings →

Message Antonio about Oroville What is my Oroville home worth?

See everything for sale
Live MLS home search Free home valuation
Real comparables, not an algorithm First-time buyer help
Down-payment programs that are real Oroville en español
Te ayudo en tu idioma

Questions about this town

What people ask about Oroville.

Is Oroville a good place to buy?

It depends entirely on the insurance number for the specific address, and that is not a dodge — it is the honest order to do this in. Get the fire zone and an insurance quote for the parcel first. If those work, Oroville usually gives you more house and more choice than the same money buys further south.

Why is insurance such a big deal in Butte County?

Because designated fire hazard zones affect which carriers will write a policy and what they charge, and that cost is part of your monthly payment whether or not anyone mentioned it. Look the address up on the Cal Fire map, then get a real quote. Do not rely on what the last owner paid.

Does Antonio actually work Oroville, or just list it?

He works it. There is a closing on this page you can check on the results page, and his live Oroville listings are in his own MLS search, linked above. If a question about a specific street is outside what he knows, he will say so rather than guess.

How far is Oroville from Yuba City and Marysville?

Up the valley from both, in the next county north. Map the drive at the hour you would actually make it rather than trusting a mileage figure, because the number that matters is your morning, not the distance.

Can you help in Spanish?

Yes. Antonio and his daughter Ana both work in English and Spanish, and the contracts and disclosures get walked through in whichever language you actually want to make a decision in.

The rest of the region

Compare it with the towns south of here.

Every town in this region prices differently. Here are the guides, each with its dated MLS count. Coming up from Sacramento? Start here →

Yuba City
Sutter County · most inventory Marysville
Yuba County seat Live Oak
Sutter County · orchards Linda
Yuba County Olivehurst
Yuba County · larger lots Plumas Lake
Newest construction Sutter
Below the Buttes · rural Gridley
Butte County · on the 99 Biggs
Butte County · smallest market Wheatland
Yuba County · on the 65

No cost, no obligation

Know Oroville before you buy in it.

Send Antonio an address and he will tell you the fire zone, what the tax bill is built from, and whether the house is worth the insurance before you spend a Saturday on it.

Talk to Antonio Ask about a specific house →

Property tax

What you will actually pay in property tax

The part of the monthly number people guess at.

How property tax works here

The 1% baseProposition 13 caps the general property tax at 1% of assessed value. That part is the same in Oroville as everywhere else in California.

Assessed value is not market valueIt is set by what you paid, then rises by no more than 2% a year, regardless of what the house is worth later. A neighbor who bought in 1998 pays on a 1998 number.

What sits on top of the 1%Voter-approved bonds and direct assessments, schools, fire, lighting, landscaping. This is why two houses on the same street can carry different bills, and why a single figure for Oroville would mislead you.

The bill nobody budgets forBuying triggers a reassessment to market value, and a separate supplemental tax bill arrives for the difference, prorated. It comes after closing, it is not in your escrow figures, and it surprises almost every first-time buyer.

Antonio does not quote a tax rate from memory, and neither should anyone else. Get the real figure for the exact parcel before you write an offer: Butte County Assessor publishes it by parcel number. If you want, he will pull it with you.

Sources

Checked against these sources on October 11, 2026. Tax rates, assessments and flood maps change: confirm them for the exact address before an offer.

Property tax: the 1% base rate and the 2% yearly cap on assessed value (Proposition 13)California State Board of Equalization, “California Property Tax: An Overview” (Publication 29)
The supplemental tax bill after you buyCalifornia State Board of Equalization, supplemental assessments
The exact property tax for a parcelButte County Assessor →
Flood designation, checked by addressFEMA Flood Map Service Center

Search Oroville homes

Homes for sale

Nearby towns

Every search shows homes for sale now from the MLS. Ask Antonio about any of them, in English or Spanish.