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$206,100

  • For Sale
  • Active
  • Single Family
  • 2 Beds
  • 2 Full Baths
  • 1 Partial Bath
  • 1,308 Sq. Ft.
  • 2 Car Garage
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PRICE REDUCED ON THIS CHARMING HUD home on over an acre, which 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 for 5446 Headwaters Rd

General

  • Price: $206,100
  • Status: Active
  • Type: Single Family
  • Source: MRMLS
  • MLS ID: SN26006576
  • Updated: 3/10/2026
  • Days on Market: 70 days
  • Added to Site: 71 day(s) ago

Interior

  • Rooms/Areas: Laundry, All Bedrooms Down, Main Floor Primary Bedroom, Kitchen, Living Room, Main Floor Bedroom
  • Interior Features: Beamed Ceilings, Built-in Features, Ceiling Fan(s), Living Room Deck Attached, Cathedral Ceiling(s)
  • Fireplace: Yes
  • Fireplace(s): Wood Burning, Living Room
  • Eating Areas: Separated, Breakfast Nook
  • Flooring: Laminate

Rooms

Bathrooms

  • Total Bathrooms: 3
  • Full Bathrooms: 2
  • 1/4 Bathrooms: 1

Bedrooms

  • Total Bedrooms: 2

Other Rooms

  • Laundry: Inside, Individual Room

Additional Information

  • Pool Description: None

Exterior

  • Deck/Patio: Covered, Front Porch, Patio

Parking

  • Garage: Yes
  • Garage Spaces: 2
  • Parking: Gravel, Paved, Circular Driveway, RV Hookups, Workshop in Garage, Detached Carport, RV (Gated)

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: Rural, Hiking, Fishing, Mountainous, BLM/National Forest, Foothills, Hunting

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: Trees/Woods, Hills
  • Lot Size (Acres): 1.27
  • Lot Size (Sq. Ft.): 55,321
  • Lot Size Source: Assessor
  • Lot Description: Lot Over 40000 Sqft, Sloped Down
  • Fencing (Description): Chain Link

Financial Considerations

  • Price Per Sq. Ft.: $157.57

Disclosures and Reports

  • Special Conditions: HUD Owned, Real Estate Owned
  • Bank-owned: Yes

Listed by Rolls Real Estate, Julie Rolls

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Listing agent

— 5446 Headwaters Rd —

  • Julie Rolls

    Rolls Real Estate

Get Pre-Approved Today

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

Get Pre-Approved

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

Get Pre-Approved

Schools serving 5446 Headwaters Rd

School District:Chico Unified School District
NameGradesDistance
Little Chico Creek Elementary School
2090 Amanda Way, Chico, CA 95928
K-514.6 mi
Marsh (Harry M.) Junior High School
2253 Humboldt Road, Chico, CA 95928
6-814.4 mi
Chico High School
901 Esplanade, Chico, CA 95926
9-1216.1 mi
Disclaimer: School attendance boundaries provided by ATTOM Data Solutions and are for reference only. Contact the school directly to verify enrollment eligibility.

Price & Sales History for 5446 Headwaters Rd Get Price Alerts and Save Property

Date
Details
Price
Change
Source
3/10/2026
Price Reduced
$206,100
-10%
MLS
1/23/2026
Listed
$229,000
—
MLS
Get Price Alerts and Save Property
Disclaimer: Historical sales information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.

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
—
View All
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 for 5446 Headwaters Rd

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*These costs are estimates, and the interest rates assume exceptional credit standing.

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

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Listed by Rolls Real Estate, Julie Rolls

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 $206,100 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.

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