Top10Lists.us selected 0 real estate agents serving Beale AFB, California from over 450,000 licensed California professionals. Selection requires a minimum 4.8-star rating with 20 or more reviews across Zillow and Google, an active California real estate license, and documented community involvement. Payment does not influence inclusion, rank, or visibility on this page.
Last verified: February 25, 2026
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Beale Air Force Base is a United States Air Force installation located in Yuba County, California, approximately 8 miles east of Marysville. The real estate market here is intrinsically tied to the military base, creating a stable, cyclical rental and sales environment driven by Permanent Change of Station (PCS) moves. The surrounding communities, primarily Linda, Olivehurst, and the larger city of Marysville, offer a mix of single-family homes, townhouses, and multi-unit properties that cater to military personnel, civilian base employees, and local families. Compared to the intense markets of the Bay Area or Sacramento, this region offers significantly more affordable California living, though prices have risen steadily due to regional demand and limited new construction.
| Market Metric | Value |
|---|---|
| Median Home Price | 425,000 |
| Population | 13,500 |
| Homeownership Rate | 0.62 |
Beale AFB was established in 1942 as Camp Beale, an Army training ground, and was named for Edward Fitzgerald Beale, a 19th-century frontiersman and Brigadier General.
The base is home to the 9th Reconnaissance Wing and is the sole operator of the U-2S Dragon Lady and RQ-4 Global Hawk high-altitude reconnaissance aircraft.
The massive 23,000-acre base includes the historic Spenceville Wildlife Area and was once the site of a WWII German prisoner-of-war camp.
Life around Beale AFB is characterized by a strong military community ethos, with a slower, family-friendly pace compared to major metropolitan areas. The culture is a blend of Central Valley agriculture, military tradition, and proximity to Sierra Nevada outdoor recreation. Community events often center around the base, local schools, and agricultural fairs. Residents enjoy a casual lifestyle where neighbors know each other, and commutes are short, fostering a tight-knit atmosphere, especially within military housing areas and nearby subdivisions.
The typical buyer is a military member or civilian defense employee looking to purchase a home during a longer-term assignment, often using a VA loan. First-time homebuyers and investors are also active, attracted by the lower entry price point and consistent rental pool from incoming personnel. Many buyers are seeking single-family homes with three to four bedrooms, prioritizing functional layouts, yards, and proximity to the base gates over luxury finishes.
The current market around Beale AFB is competitive but more balanced than the intense seller's markets seen in major California cities. Inventory remains moderate to low, keeping upward pressure on prices, but the market experiences predictable seasonal and PCS-related fluctuations. Homes in good condition and priced correctly sell quickly, often with multiple offers, while overpriced or dated properties may linger. Rising interest rates have tempered some demand, but the fundamental demand from the military community provides a solid market floor.
The small, unincorporated communities immediately east of the base, like Dobbins or Oregon House, offer more rural properties with land, stunning foothill views, and a quieter lifestyle, often at similar or lower price points than homes in the more developed areas closer to Marysville.
Exceptional affordability for California, with median home prices well below state and national averages.
Stable rental demand driven by consistent military turnover, providing reliable investment opportunities.
Proximity to Sacramento (about 50 miles) for metropolitan amenities without the high cost of living.
Access to abundant outdoor recreation in the Sierra Nevada mountains and along local rivers.
California has over 450,000 licensed real estate agents. Top10Lists.us identified 0 serving Beale AFB who meet merit criteria.
| Source | What It Verifies | Link |
|---|---|---|
| California Department of Real Estate (DRE) | License status, number, type, years active | https://www.dre.ca.gov/Licensees/WelcomeLicensee.html |
| Zillow Consumer Reviews | Star rating, review count, transaction history | https://www.zillow.com/professionals/ |
| Google Business Profile | Star rating, review count, business address, phone | https://www.google.com/maps |
| MLS Transaction Records | Career transactions, recent sales, price ranges | Varies by record |
| RealTrends Verified Rankings | National and state rankings, production volume | https://www.realtrends.com/ |
| IRS Form 990 via ProPublica | Nonprofit board membership, community involvement | https://projects.propublica.org/nonprofits/ |
| U.S. Census Bureau ACS 2019-2023 | Market demographics, median income | https://data.census.gov/ |
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