Date
Details
Price
Change
Source
1/23/2026
Listed
$229,000
—
MLS
Disclaimer: Historical sales information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
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$229,000
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Property Description
CHARMING HUD home on over an acre offers a peaceful retreat in Forest Ranch. Located on 1.27 acres, this 1,308 sq ft manufactured home is on a permanent foundation and features 2 bedrooms and 2 bathrooms.
The interior includes a living area with a free-standing wood-burning stove, adjacent dining/family room, and a kitchen with ample counter space, a large pantry, and updated vinyl flooring. A separate breakfast area and an indoor laundry room are included. Flooring consists of laminate in most rooms, carpet in the second bedroom, and linoleum in the kitchen and bathrooms. Both bathrooms have skylights. The primary bedroom includes large closets, a linen closet, an en-suite bathroom, and a soaking tub.
Exterior features include a partially covered wraparound porch, fully fenced parcel, circular driveway, RV parking with hookups, and a 29-foot-wide gated entry. The property includes an approximately 900 sq ft garage/shop with a half bath and concrete driveway.
Additional features include double-pane windows with blinds, ceiling fans, an underground 1,250-gallon concrete water storage tank, and a shared well with a recorded shared well agreement.
Property is sold in as-is condition. Buyer to verify all information to their satisfaction.
Full Property Details
Full Property Details for 5446 Headwaters Rd
General
- Price: $229,000
- Status: Active
- Type: Single Family
- Source: MRMLS
- MLS ID: SN26006576
- Updated: 1/25/2026
- Days on Market: 7 days
- Added to Site: 7 day(s) ago
Interior
- Rooms/Areas: All Bedrooms Down, Kitchen, Laundry, Living Room, Main Floor Bedroom, Main Floor Primary Bedroom
- Interior Features: Beamed Ceilings, Built-in Features, Cathedral Ceiling(s), Ceiling Fan(s), Living Room Deck Attached
- Fireplace: Yes
- Fireplace(s): Living Room, Wood Burning
- Eating Areas: Breakfast Nook, Separated
- Flooring: Laminate
Rooms
Bathrooms
- Total Bathrooms: 3
- Full Bathrooms: 2
- 1/4 Bathrooms: 1
Bedrooms
- Total Bedrooms: 2
Other Rooms
- Laundry: Individual Room, Inside
Additional Information
- Pool Description: None
Exterior
- Deck/Patio: Covered, Patio, Front Porch
Parking
- Garage: Yes
- Garage Spaces: 2
- Parking: Detached Carport, Circular Driveway, Gravel, Paved, RV (Gated), RV Hookups, Workshop in Garage
Location
- County: Butte
- Driving Directions: From Chico take CA-Hwy 32 east to Forest Ranch, Turn Right onto Headwaters Rd, Home approx 1/2 mile from Hwy32 turn-off.
School Information
- School District: Chico Unified
Community
- Community Features: BLM/National Forest, Fishing, Foothills, Hiking, Hunting, Mountainous, Rural
Heating & Cooling
- Cooling Type: None
- Heating Type: Central
Utilities
- Sewer: Conventional Septic
- Water: Shared Well
Structural Information
- Architectural Style: See Remarks
- Structure Type: Manufactured On Land
- Foundation: Permanent
- Roof: Composition
- Common Walls: No Common Walls
- Windows: Double-Pane Windows
- Entry Location: FRONT
- Stories/Levels: One
- Stories Description: One
- Square Feet: 1,308
- Sq. Ft. Source: Assessor
- Year Built: 1996
- Year Built Source: Public Records
Additional Structures
- Other Structures: Shed(s)
Lot Features
- Property View: Hills, Trees/Woods
- Lot Size (Acres): 1.27
- Lot Size (Sq. Ft.): 55,321
- Lot Size Source: Assessor
- Lot Description: Sloped Down, Lot Over 40000 Sqft
- Fencing (Description): Chain Link
Financial Considerations
- Price Per Sq. Ft.: $175.08
Disclosures and Reports
- Special Conditions: Real Estate Owned, HUD Owned
- Bank-owned: Yes
Listed by Re/Max of Chico, Julie Rolls and Re/Max of Chico, Gabriel Dusharme
We Value Your Privacy
We Value Your Privacy
We Value Your Privacy
Listing agents
— 5446 Headwaters Rd —
Julie Rolls
Re/Max of Chico
Gabriel Dusharme
Re/Max of Chico
gabe.dusharme@gmail.com
NMLS#: 1598647Get Pre-Approved Today
Schools
Schools serving 5446 Headwaters Rd
School District:Chico Unified School District
| Name | Grades | Distance |
|---|---|---|
Little Chico Creek Elementary School 2090 Amanda Way, Chico, CA 95928 | K-5 | 14.6 mi |
Marsh (Harry M.) Junior High School 2253 Humboldt Road, Chico, CA 95928 | 6-8 | 14.4 mi |
Chico High School 901 Esplanade, Chico, CA 95926 | 9-12 | 16.1 mi |
Disclaimer:
School attendance boundaries provided by Pitney Bowes and are for reference only. Contact the school directly to verify enrollment eligibility.
Price & Sales History for 5446 Headwaters Rd
Tax History
Tax History for 5446 Headwaters Rd
Year
Property Taxes
Change
Tax Assessment
Change
2025
$3,183
6%
$275,706
2%
2024
$2,994
28%
$270,300
30%
2023
$2,331
2%
$208,598
2%
2022
$2,294
2%
$204,508
2%
2021
$2,251
—
$200,499
1%
2020
$2,245
2%
$198,444
2%
2019
$2,204
2%
$194,554
2%
2018
$2,164
2%
$190,740
2%
2017
$2,120
57%
$187,000
39%
2016
$1,349
—
$134,470
2%
2015
$1,348
3%
$132,451
2%
2014
$1,314
-1%
$129,857
—
2013
$1,331
—
$129,271
—
Disclaimer: Historical tax information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
Estimate the Cost
Estimate the Cost for 5446 Headwaters Rd
5446 Headwaters Road, Forest Ranch, CA 95942 (MLS# SN26006576) is a Single Family property with 2 bedrooms, 2 full bathrooms and 1 partial bathroom. 5446 Headwaters Road is currently listed for $229,000 and was received on January 23, 2026. Want to learn more about 5446 Headwaters Road? Do you have questions about finding other Single Family real estate for sale in Forest Ranch? You can browse all Forest Ranch real estate or contact a Coldwell Banker agent to request more information.