SOLD SEP 30, 2025

Off Market Sep 2025 for $2.3M

$1,534,710

Est. refi paymentEst. refi $7,512/mo

•

1,900

sq ft

16857 Gas Point Rd, Cottonwood, CA 96022

About this home

Just 15 minutes west of Cottonwood, this 275-acre working ranch features gently rolling pastures, level hay fields, mature oaks, and over half a mile of Cottonwood Creek frontage—perfect for both cattle and horses. The ranch is fully perimeter fenced and cross-fenced into 12 pastures with a central fenced lane, pipe corrals, and livestock water in every field. Approximately 60 acres are farmed annually for grain hay, then grazed in the fall. Horse-friendly setup includes a large hay barn, Quonset shed, tack/storage buildings, and excellent ranch roads for easy trailer access. A 16'' ag well with underground mainline (2008), two domestic wells, and septic systems support operations. Two homes—1,900± sq. ft. (rented) and 900± sq. ft. caretaker unit—offer functionality and privacy. Abundant wildlife: deer, dove, wild turkey, quail, and seasonal waterfowl. Zoned for ag use and under Williamson Act for reduced property taxes. This is a portion of MLS 25-2472. Additional adjoining 20-acre parcel with large home & Cottonwood Creek frontage is also available.

Single-familyProperty Type

275 acresLot Size

$808Est. Price/Sq.Ft.

Listed by Bill Wright •DRE #00963490 • Shasta Land Services

Bought with Justin Davis •DRE #02116170 • Fay Ranches Inc

Redfin checked: 2 minutes ago

•Source:SAOR #25-3478

Redfin Estimate

$1,534,710

$765K since sold in September 2025$38K since August

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 231.2% higher than the average sale price ($463K) of 6 comparable homes.

SOLD JUN 29, 2026
3576 View Acres Dr, Cottonwood, CA 96022
$395,000
A
3 beds2 baths1,528 sq ft
3576 View Acres Dr, Cottonwood, CA 96022
SOLD MAR 20, 2026
$395,000
B
3 beds2 baths1,868 sq ft
3820 Oak Ln, Cottonwood, CA 96022
SOLD JUL 3, 2026
$593,000
C
3 beds2.5 baths1,705 sq ft
17250 Marianas Way, Cottonwood, CA 96022
SOLD AUG 7, 2026
$330,000
D
3 beds2 baths1,248 sq ft
5321 Pine St, Anderson, CA 96007
SOLD APR 9, 2026
$685,000
E
3 beds2.5 baths2,168 sq ft
19185 Eighmy Rd, Cottonwood, CA 96022
SOLD JUL 9, 2026
$382,000
F
3 beds2 baths2,116 sq ft
17055 Palm Ave, Anderson, CA 96007

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Earn from this home

Refinance

Est. cash available

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Market trends in 96022, CA

Last updated August 2026

Buyer's Market

Seller's Market

Balanced market

Sale-to-List Price

99.0%

0.6% MoM

Median sale price

$380K

$15K MoM

Avg. days on market

32d

8 days MoM

Recently sold homes

15 MoM

New listings for sale

$349,000
3 beds2 baths1,622 sq ft
19836 Freshwater Dr, Cottonwood, CA 96022
$795,000
3 beds2 baths2,400 sq ft
18371 Basler Rd, Cottonwood, CA 96022
$495,000
3 beds3 baths2,071 sq ft
3246 Ponder Way, Cottonwood, CA 96022
$23,500
1 bed1 bath648 sq ft
3789 Main St #5, Cottonwood, CA 96022
3D WALKTHROUGH
$378,000
3 beds2 baths1,426 sq ft
22317 River View Dr, Cottonwood, CA 96022
$869,000
3 beds2.5 baths3,365 sq ft
3016 Majestic Oak Cir, Cottonwood, CA 96022
3D WALKTHROUGH
$339,000
4 beds2 baths1,586 sq ft
19510 Stringtown Pl, Cottonwood, CA 96022
$444,900
3 beds3 baths1,184 sq ft
16805 Hummingbird Ln, Cottonwood, CA 96022
$409,900
3 beds2 baths1,689 sq ft
22730 Rio Alto Dr, Cottonwood, CA 96022
OPEN TODAY, 12PM TO 3PM
$410,000
4 beds2 baths1,658 sq ft
22525 River View Dr, Cottonwood, CA 96022
See all

Provided by Redfin

Sale history for 16857 Gas Point Rd

Year

Property tax

Land + Additions

Assessment*

2025

$4,920 (+5.4%)

$343,674 + $100,000

$443,674

2024

$4,668 (+9.7%)

$295,659 + $77,983

$373,642

2023

$4,255 (−17.5%)

$272,397 + $76,454

$348,851

2022

$5,155 (+0.6%)

$239,644 + $74,955

$314,599

2021

$5,124 (−10.6%)

$238,249 + $73,486

$311,735

2020

$5,731 (+8.4%)

$247,151 + $72,046

$319,197

2019

$5,286 (−3.8%)

$241,674 + $49,394

$291,068

2018

$5,496 (+5.2%)

$218,899 + $48,426

$267,325

2017

$5,225

$206,605 + $46,547

$253,152

Tax history for 16857 Gas Point Rd

Year

Property tax

Land + Additions

Assessment*

2025

$4,920 (+5.4%)

$343,674 + $100,000

$443,674

2024

$4,668 (+9.7%)

$295,659 + $77,983

$373,642

2023

$4,255 (−17.5%)

$272,397 + $76,454

$348,851

2022

$5,155 (+0.6%)

$239,644 + $74,955

$314,599

2021

$5,124 (−10.6%)

$238,249 + $73,486

$311,735

2020

$5,731 (+8.4%)

$247,151 + $72,046

$319,197

2019

$5,286 (−3.8%)

$241,674 + $49,394

$291,068

2018

$5,496 (+5.2%)

$218,899 + $48,426

$267,325

2017

$5,225

$206,605 + $46,547

$253,152

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Public record
Permits

Beds

Baths

Stories

Lot width

—

Lot depth

—

Lot size

275.1 Acres

Year renovated

—

Sq. Ft.

1,820

Year built

1995

Style

Mobile/Manufactured Home

County

Shasta County

APN

207100004000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jul 27, 2026.

Sep 6, 2021 • Final

Hvac

Install a new all-electric heating and air conditioning split system.

HVAC

Dec 13, 2008 • Final

Historical permits

Perform grading work for erosion control.

Grading

Permit history is from public records and may be incomplete or inaccurate. Redfin and its agents make no representations about the property condition or permit status. Buyers should independently verify all information.

Property details

Parking

Parking/Garage Information
Parking Features: Off Street, None

Interior

Bathroom Information
# of Full Bathrooms: 2
# of Half Bathrooms: 1

Heating & Cooling
Has Cooling
Cooling: Ductless
Has Heating
Heating: Other

Interior Features
Flooring: Laminate
Has Fireplace
Fireplace Features: Other

Exterior

Exterior Features
Roof: Composition

Pool Information
Pool Features: None

Building Information
Levels: One
Construction Materials: Wood Siding
Foundation Details: Other

Property Features
On Waterfront
Waterfront Features: Creek
Has View
Other Structures: Guest House

Property Information
Property Type: Residential
Property Sub Type: Single Family Residence
Raw Mls Property Sub Type: Single Family Residence
Possible Use: Horses

Lot Information
Lot Features: Waterfront, Level
Road Surface Type: Asphalt, Dirt, Gravel
Lot Size : 275.0
Lot Size Area: 275
Lot Size Units: Acres
Lot Size Acres: 275

Utilities

Utility Information
Utilities: Other
Sewer: Septic Tank

Location

Location Information
Directions: About 7 miles west of Cottonwood on the south side of Gas Point Road.
Cross Street: Meadow Oak

Public facts

Beds: 3
Baths: 2.0
Sq. Ft.: 1,820
Stories: 1.0
Lot Size: 275.1 acres
Style: Mobile/Manufactured Home
Year Built: 1995
Year Renovated: —
County: Shasta County
APN: 207100004000

Home facts updated by county records on Jul 27, 2026

Around this home

Schools

North Cottonwood School

Public K-4 • Assigned • 6.2mi

7/10

West Cottonwood Junior High School

Public 5-8 • Assigned • 7.5mi

6/10

West Valley High School

Public 9-12 • Assigned • 1.7mi

7/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

9/10 Fire Factor

50% chance of being in a wildfire in next 30 years

8/10 Heat Factor

7 days above 104° expected this year, 16 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

10/10 Air Factor

33 unhealthy days expected this year, 36 days in 30 years

Provided by First Street

Historical weather

Cottonwood, CA • 96022

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

Try the sun simulator tool to see how light moves across the property at different times of day and year.

Provided by Shadowmap

Is this your home?

Track this home’s value and nearby sales activity

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Home values near 16857 Gas Point Rd

Data from public records.

Address	Redfin Estimate
16669 Gas Point Road, Cottonwood, CA 3 Beds \| 2.5 Baths \| 3600 Sq. Ft.	$669,093
16703 Gas Point Road, Cottonwood, CA 4 Beds \| 3 Baths \| 3128 Sq. Ft.	$718,707

Address	Redfin Estimate
16664 Gas Point Road, Cottonwood, CA 3 Beds \| 2 Baths \| 2240 Sq. Ft.	$378,050
16991 Gas Point Road, Cottonwood, CA 2 Beds \| 2 Baths \| 1404 Sq. Ft.	$360,167

Address	Redfin Estimate
16616 Gas Point Road, Cottonwood, CA 3 Beds \| 2 Baths \| 1703 Sq. Ft.	$416,574
16836 Gas Point Road, Cottonwood, CA 3 Beds \| 2 Baths \| 1851 Sq. Ft.	$636,816

Property information provided by SAOR when last listed in 2025. This data may not match . Learn more.

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