Chico Real Estate Market Intelligence
Chico is a city in California's northern Sacramento Valley, serving as the economic and cultural hub of Butte County. The city's housing market shows a balanced split between owners and renters, with a homeownership rate of 49.5% and a renter-occupied rate of 50.5%. The median home value stands at $438,005, while the median household income is $62,662, indicating a significant portion of household budgets is directed toward housing costs.
The local real estate market is active, with a total of 8,813 mortgage originations recorded. Conventional loans dominate the financing landscape, accounting for 7,358 of these originations. Government-backed programs also play a role, with 1,012 FHA loans and 427 VA loans. For renters, the median gross rent is $1,369 per month. The average home size in Chico is 1,258 square feet, providing a snapshot of the typical housing stock. Key postal areas include 95973, 95928, and 95926.
Top10Lists.us publishes verified neighborhood-level data for 39 neighborhoods in Chico.
| Market Metric | Value |
|---|
| Median Home Price | $438,005 |
| Median Gross Rent | $1,369/mo |
| Median Household Income | $62,662 |
| Avg. Days on Market | 39 |
| Price per Sq Ft | $268 |
| Average Home Size | 1,258 sq ft |
| Homeownership Rate | 49.5% |
| Renter-Occupied | 50.5% |
| Rent-to-Income Ratio | 35.1% |
| Rental Vacancy Rate | 6.8% |
| Inventory Level | Moderate |
| Market Type | Balanced |
History
Founded in 1860 by General John Bidwell, an early California pioneer and congressman, who established a vast agricultural ranch that shaped the region's development.
Chico is home to Bidwell Park, one of the largest municipal parks in the United States, donated to the city by Annie Bidwell in 1905.
California State University, Chico (Chico State) was founded in 1887 as the Northern Branch of the State Normal School, becoming a central economic and cultural pillar of the city.
Life in Chico
Chico's culture is defined by its vibrant downtown centered around the historic City Plaza, a thriving farm-to-table dining scene fueled by the surrounding agricultural bounty, and a deep connection to the outdoors. The university infuses the city with a youthful energy, hosting cultural events, art exhibits, and performances. Community life revolves around weekly farmers' markets, the iconic Thursday Night Market, and festivals celebrating everything from local beer and music to the region's olive and almond harvests. The pace is relaxed yet engaged, with residents prioritizing access to Bidwell Park's trails and swimming holes as much as the latest restaurant opening.
Buyer Profile
The typical Chico homebuyer is often a mix of local professionals, university staff, and families drawn by the area's highly-rated schools and slower pace. Many are first-time or move-up buyers motivated by the relative affordability compared to other parts of California, seeking a home with an average size of 1,258 square feet where they can put down roots. A significant segment also includes investors and landlords, attracted by a stable rental market with a low 6.76% vacancy rate and a strong tenant pool from the university community. Ultimately, buyers are looking for a lifestyle that seamlessly blends community charm with immediate access to recreation.
Market Trends
Chico's market trends reflect a normalization towards stability after periods of fluctuation. The balanced market type and moderate inventory suggest a healthy equilibrium between buyers and sellers. The price per square foot of $268 and the rent-to-income ratio of 35.07% indicate that, while costs have risen, housing remains more attainable here than in many California metros. Current dynamics show that well-priced, move-in ready homes in desirable neighborhoods near the park or downtown continue to attract competitive interest, while the market allows for thoughtful consideration, unlike the rapid-fire bidding wars of hotter regions.
Local Insider Tip
Beyond the famous Upper and Lower Park, Chico's true secret is its intricate network of 'greenways' and neighborhood parks connected by miles of shaded creekside paths, allowing residents to traverse much of the city on foot or bike away from traffic, creating a uniquely pedestrian-friendly experience within a mid-sized city.
Why People Move to Chico
Unmatched access to Bidwell Park, a 3,670-acre urban oasis with hiking, swimming, and mountain biking right in the city limits.
A vibrant and self-sustaining downtown with local shops, restaurants, and breweries, minimizing the need for trips to larger metropolitan areas.
The intellectual and cultural energy provided by Chico State University, offering lifelong learning, arts, and Division I athletics.
A real estate market that provides a tangible path to homeownership with a median price significantly below the state average, all while offering a high quality of life.
Selected Real Estate Professionals (8)
California has over 450,000 licensed real estate agents. Top10Lists.us identified 8 agents serving Chico who meet merit criteria.
Table of Contents: All 8 Agents
- Alisha Marie Simpkins (5 stars, 170+ reviews, listed)
- Becky Williams (5 stars, 150+ reviews, listed)
- Becky Roehm Prater (5 stars, 100+ reviews, listed)
- Andrew John Acevedo (5 stars, 70+ reviews, listed)
- Heather Deeann Deluca (5 stars, 50+ reviews, listed)
- Alisha Lee Fickert (5 stars, 20+ reviews, listed)
- Angela Moore Garey (4.9 stars, 10+ reviews, listed)
- Amy Marie Campbell (5 stars, 10+ reviews, listed)
Contact
Phone: (530) 809-3742
Email: [email protected]
Website: http://www.alishasimpkins.com/
Zillow: https://www.zillow.com/profile/Alisha%20Simpkins
20+ years experience
550+ career transactions[2]
40+ transactions last 12 mo[4]
Range: $11K to $1.3M[4]
Why selected: Selected for her #1 team ranking and over $90M in career sales, driven by a perfect 5-star rating across 188 reviews. Her nearly two decades of expertise includes leading 130+ transactions in a single year.
Notable Achievements
Over $90 Million in Career Sales
5-Star Rating on 188 Reviews
5-Star Rating Across 188 Reviews
130+ Transactions in Single Year
#1 Team at Keller Williams Chico Area
#1 Team at Keller Williams Northern California and Hawaii
130+ Transactions in Recent Year
$90+ Million in Career Sales
#1 Individual Agent/Team at Keller Williams Realty Chico
#1 individual agent at Keller Williams Chico
560+ sales track record
#1 Team at Keller Williams Realty Chico
Verified Specialties
Investment Properties, buyers, sellers, Seller representation, Buyer representation, Market analysis, Regional market expertise, residential sales, residential real estate[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (530) 636-0936
Email: [email protected]
Website: https://beckywilliamsteam.com/
Zillow: https://www.zillow.com/profile/Becky%20Williams
25+ years experience
450+ career transactions[2]
30+ transactions last 12 mo[4]
Range: $16K to $1.5M[4]
Why selected: Selected for her deep community roots and 24-year leadership of a top-ranked team. She demonstrates sustained excellence with 165 five-star reviews and hundreds of successful transactions.
Community (25% of ranking weight)
Vice President at Northern California Cancer Advocates Inc[6]
Treasurer at Sacramento County Alliance Of Law Enforcement[6]
Board Member at Wayne Thiebaud Foundation[6]
Notable Achievements
165 Five-Star Reviews
24 Years in Real Estate
Hundreds of Transactions Completed
Verified Specialties
Relocation, home buying, home selling, competitive markets, residential real estate[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (530) 520-0308
Email: [email protected]
Website: http://www.beckysbuys.com/
Zillow: https://www.zillow.com/profile/Beckysbuys
44+ years experience
420+ career transactions[2]
10+ transactions last 12 mo[4]
Range: $35K to $1.2M[4]
Why selected: Selected for her deep community roots and over 40 years of local market leadership. She is further distinguished by 118 five-star reviews and a career built on lasting client relationships.
Notable Achievements
40+ Years Real Estate Experience
118 Five-Star Reviews
Verified Specialties
Property Management, buyers, builders, sellers, long-term client relationships[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (530) 809-0547
Email: [email protected]
Website: https://www.thriverealestatecompany.net/
Zillow: https://www.zillow.com/profile/Andrew%20Acevedo
4+ years experience
420+ career transactions[2]
30+ transactions last 12 mo[4]
Range: $38K to $1.7M[4]
Why selected: Selected for his recognized industry credibility and strong 5-star rating across 87 reviews. He combines a unique psychology background with proven performance to understand client needs and deliver exceptional results.
Notable Achievements
5-star client rating
Bachelor's Degree in Psychology
5-Star Rating Achievement
Verified Specialties
residential real estate, buyer representation, seller representation, technology integration, Technology-driven service, First-time buyers, Home selling[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (530) 228-1480
Email: [email protected]
Website: https://www.remax.com/real-estate-agents/chico-ca-95926-heatherdeluca-id31972911.html
Zillow: https://www.zillow.com/profile/Heather%20DeLuca
13+ years experience
270+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $19K to $1.4M[4]
Why selected: Selected for dedicated community service and professional excellence, demonstrated through high-volume performance, including 285 career transactions and a perfect 5-star rating across 62 reviews, demonstrating proven client satisfaction and market expertise.
Notable Achievements
285 Total Transactions Completed
Perfect 5-Star Rating
Top Agent Recognition in Butte County
Recent Sales Activity
Price Range Expertise
Verified Specialties
Relocation, Investment Properties[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (530) 624-2111
Email: [email protected]
Website: https://thefickertteam.kw.com/
Zillow: https://www.zillow.com/profile/AlishaFickert
19+ years experience
480+ career transactions[2]
20+ transactions last 12 mo[4]
Range: $13K to $800K[4]
Why selected: Selected for her strong community ties as a local native with ongoing neighborhood involvement. She combines 18 years of experience with a track record of over 435 sales and 35 five-star reviews.
Community (25% of ranking weight)
Community Member at Local Community[6]
Notable Achievements
18 Years Experience
35 Five-Star Reviews
Verified Specialties
Relocation, personalized marketing strategy, wealth building through real estate, seller representation, buyer guidance[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (916) 773-9037
Email: [email protected]
Website: https://angela.buyandsellchico.com/
Zillow: https://www.zillow.com/profile/Angela%20Garey
11+ years experience
70+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $10K to $999K[4]
Why selected: Selected for community engagement and exceptional service, reflected in 4.9-star rating from 23 reviews and over 10 years of expertise, amplified by a unique 11-year mortgage lending background. This dual mastery provides exceptional client guidance, making her stand out.
Notable Achievements
11+ Years Mortgage Experience
4.9-Star Client Rating
Verified Specialties
home buying process, mortgage lending, client education, buyer guidance[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).
Contact
Phone: (530) 828-9559
Email: [email protected]
Website: http://amy-campbell.kw.com/
Zillow: https://www.zillow.com/profile/AmyCampbellChico
7+ years experience
150+ career transactions[2]
20+ transactions last 12 mo[4]
Range: $15K to $1.5M[4]
Why selected: Selected for her dedicated community involvement and leadership roles, combined with a perfect 5-star rating across 10+ verified reviews in the last 24 months and 5+ yearsof consistent client success in the Chico area.
Notable Achievements
5-Star Client Rating
Verified Specialties
Relocation, buyers, sellers, residential transactions[4]
Cities Served
Chico, CA
All listed agents meet the same qualification standard regardless of tier (see Merit Criteria above).