SOLD DEC 18, 2025

Off market dec 2025 for $322K

$381,791

Est. refi paymentEst. refi $2,506/mo

•

1,190

sq ft

16945 Mccoy Rd, Cottonwood, CA 96022

About this home

Escape the city and embrace the good life in this Cottonwood gem. Set on 5 usable acres with well water, this 2 bed, 2 bath home offers the kind of rural freedom that's hard to find. Inside, you'll appreciate the vaulted ceilings, fresh interior paint, and a cozy pellet stove that adds warmth and character. The real story unfolds outside. Bring your chickens, your goats, your garden dreams. There's plenty of room to roam, raise, and grow. A spacious barn offers functional space for tools, animals, or whatever your homesteading heart desires. With plenty of parking, an attached garage, and solid acreage, this is the kind of property that's built for possibility.

Single-familyProperty Type

1986Year Built

5 acresLot Size

$321Est. Price/Sq.Ft.

2 garage spacesParking

Listed by Sam Wiseman •DRE #02145749 • Real Brokerage Technologies

Listed by NON MEMBER • Non Member

Bought with Dustin Foster •DRE #1709563 • Relevant Real Estate

Redfin checked: a minute ago

•Source:SAOR #25-4976

Redfin Estimate

$381,791

$60K since sold in December 2025$9,000 since September

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 2.1% lower than the average sale price ($390K) of 6 comparable homes.

SOLD MAY 29, 2026
$329,000
A
3 beds2 baths1,248 sq ft
18852 Jewell Rd, Cottonwood, CA 96022
SOLD JUL 24, 2026
$285,000
B
3 beds2 baths1,200 sq ft
18725 Wilderness Trl, Cottonwood, CA 96022
SOLD SEP 16, 2026
$385,000
C
2 beds2 baths1,200 sq ft
18710 Saddleback Ridge Rd, Cottonwood, CA 96022
SOLD MAY 14, 2026
$620,000
D
3 beds2 baths1,525 sq ft
16925 C Rd, Cottonwood, CA 96022
SOLD AUG 31, 2026
$375,000
E
3 beds2 baths1,342 sq ft
17215 Bowman Rd, Cottonwood, CA 96022
SOLD JUL 30, 2026
$345,000
F
3 beds2 baths1,350 sq ft
16715 Golden Arrow Dr, Cottonwood, CA 96022

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Earn from this home

Refinance

Est. cash available

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Rent

$1,805/mo

Redfin rental estimate

List your home for rent

Market trends in 96022, CA

Last updated September 2026

Buyer's Market

Seller's Market

Balanced market

Sale-to-list price

97.9%

0.3% MoM

Median sale price

$370K

$22K MoM

Avg. days on market

53d

7 days MoM

Recently sold homes

1 MoM

New listings for sale

$373,500
3 beds2 baths1,455 sq ft
19986 Indian Tom Dr, Cottonwood, CA 96022
OPEN SAT, 11AM TO 12PM
$299,000
3 beds2 baths1,296 sq ft
22299 Adobe Rd, Cottonwood, CA 96022
$399,000
3 beds2 baths1,659 sq ft
19943 Freshwater Dr, Cottonwood, CA 96022
$859,000
3 beds2 baths1,632 sq ft
16300 Mccoy Rd, Cottonwood, CA 96022
$840,000
5 beds3 baths3,366 sq ft
19515 Smith Ln, Cottonwood, CA 96022
$399,950
5 beds2 baths2,000 sq ft
20792 2nd St, Cottonwood, CA 96022
$489,900
4 beds2.5 baths2,260 sq ft
20026 Indian Tom Dr, Cottonwood, CA 96022
$209,000
1 bed1 bath780 sq ft
17455 Big Bear Ln, Cottonwood, CA 96022
$549,000
4 beds2 baths2,461 sq ft
18590 Alice Ct, Cottonwood, CA 96022
$899,900
3 beds2.5 baths2,144 sq ft
19165 Country View Dr, Cottonwood, CA 96022
See all

Provided by Redfin

Sale history for 16945 Mccoy Rd

Year

Property tax

Land + Additions

Assessment*

2025

$1,016 (+2.2%)

$120,000 + $202,000

$322,000

2024

$994 (+1.6%)

$18,340 + $84,317

$102,657

2023

$979 (+3.1%)

$17,981 + $82,664

$100,645

2022

$949 (+2.0%)

$17,629 + $81,044

$98,673

2021

$930 (+0.2%)

$17,284 + $79,455

$96,739

2020

$929 (+0.5%)

$16,946 + $77,898

$94,844

2019

$924 (+5.0%)

$16,773 + $77,100

$93,873

2018

$880 (−0.6%)

$16,445 + $75,589

$92,034

2017

$886 (+4.8%)

$15,807 + $72,654

$88,461

2016

$845 (+1.7%)

$15,807 + $72,654

$88,461

2015

$831 (+2.0%)

$15,498 + $71,230

$86,728

2014

$815

$14,967 + $68,787

$83,754

Tax history for 16945 Mccoy Rd

Year

Property tax

Land + Additions

Assessment*

2025

$1,016 (+2.2%)

$120,000 + $202,000

$322,000

2024

$994 (+1.6%)

$18,340 + $84,317

$102,657

2023

$979 (+3.1%)

$17,981 + $82,664

$100,645

2022

$949 (+2.0%)

$17,629 + $81,044

$98,673

2021

$930 (+0.2%)

$17,284 + $79,455

$96,739

2020

$929 (+0.5%)

$16,946 + $77,898

$94,844

2019

$924 (+5.0%)

$16,773 + $77,100

$93,873

2018

$880 (−0.6%)

$16,445 + $75,589

$92,034

2017

$886 (+4.8%)

$15,807 + $72,654

$88,461

2016

$845 (+1.7%)

$15,807 + $72,654

$88,461

2015

$831 (+2.0%)

$15,498 + $71,230

$86,728

2014

$815

$14,967 + $68,787

$83,754

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

Public record

Beds

Baths

Stories

Lot width

—

Lot depth

—

Lot size

5 Acres

Year renovated

1986

Sq. Ft.

1,190

Year built

1986

Style

Single Family Residential

County

Tehama County

APN

007170076000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Oct 28, 2026.

Property details

Parking

Parking/Garage Information
Has Garage
# of Garage Spaces: 2
Has Carport
# of Carport Spaces: 2
Parking Features: Other, Oversized

Interior

Bathroom Information
# of Full Bathrooms: 2

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

Interior Features
Appliances: Dishwasher
Flooring: Tile, Carpet, Laminate
Has Fireplace
Fireplace Features: Living Room, Free Standing, Pellet Stove

Exterior

Exterior Features
Roof: Composition

Pool Information
Pool Features: None

Building Information
Levels: One
Construction Materials: Wood Siding
Foundation Details: Raised, Concrete Perimeter

Property Features
Has View
Other Structures: Outbuilding

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: Greenbelt, Level
Road Surface Type: Gravel
Lot Size : 5.0
Lot Size Area: 5
Lot Size Units: Acres
Lot Size Acres: 5

Utilities

Utility Information
Water Source: Well
Sewer: Septic Tank

Location

Location Information
Directions: Take interstate 5 south to exit 657. Take Hooker Creek Rd to McCoy Rd, home is on the right hand side.
Cross Street: Matlock Loop Road

Public facts

Beds: 2
Baths: 2.0
Sq. Ft.: 1,190
Stories: 1.0
Lot Size: 5 acres
Style: Single Family Residential
Year Built: 1986
Year Renovated: 1986
County: Tehama County
APN: 007170076000

Home facts updated by county records on Oct 28, 2026

Around this home

Schools

Evergreen Elementary School

Public K-4 • Assigned • 4.9mi

7/10

Evergreen Middle School

Public 5-8 • Assigned • 5.0mi

5/10

Red Bluff High School

Public 9-12 • Assigned • 8.5mi

6/10

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

8/10 Fire Factor

37% chance of being in a wildfire in next 30 years

8/10 Heat Factor

6 days above 104° expected this year, 13 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

10/10 Air Factor

32 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

In this area, properties receive around 13.2 hours in June and 4.7 hours in December, placing it above the U.S. average for solar exposure.

13.2 hrs

4.7 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$363,000 – $440,000

Sell confidently with a local market expert in Cottonwood. 3 minutes to get started.

Nearby similar homes

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10 acres • Panoramic views • Space for animals

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New listings for sale in 96022

$373,500

3 beds2 baths1,455 sq ft

19986 Indian Tom Dr, Cottonwood, CA 96022

Breathtaking views • Enclosed deck • Private lake

OPEN SAT, 11AM TO 12PM

$299,000

3 beds2 baths1,296 sq ft

22299 Adobe Rd, Cottonwood, CA 96022

Owned solar • New stucco exterior • Fresh interior paint

$399,000

3 beds2 baths1,659 sq ft

19943 Freshwater Dr, Cottonwood, CA 96022

Walk-in closet • Hot tub • Owned solar

$859,000

3 beds2 baths1,632 sq ft

16300 Mccoy Rd, Cottonwood, CA 96022

Fenced and gated • Gently rolling hills • Seasonal water

$840,000

5 beds3 baths3,366 sq ft

19515 Smith Ln, Cottonwood, CA 96022

Beautiful deck • Recessed hot tub • Private pond

$399,950

5 beds2 baths2,000 sq ft

20792 2nd St, Cottonwood, CA 96022

Completely renovated • New electric wiring • New plumbing

$489,900

4 beds2.5 baths2,260 sq ft

20026 Indian Tom Dr, Cottonwood, CA 96022

Huge shop • Covered deck • Circular driveway

$209,000

1 bed1 bath780 sq ft

17455 Big Bear Ln, Cottonwood, CA 96022

12 acres • Fully paved road • Aviary

$549,000

4 beds2 baths2,461 sq ft

18590 Alice Ct, Cottonwood, CA 96022

Private acres • Hot tub • Barn

Home values near 16945 Mccoy Rd

Data from public records.

Address	Redfin Estimate
16993 McCoy Road, Cottonwood, CA 3 Beds \| 2.5 Baths \| 2310 Sq. Ft.	$436,546
16875 McCoy Road, Cottonwood, CA 3 Beds \| 2 Baths \| 1296 Sq. Ft.	$372,741

Address	Redfin Estimate
16910 McCoy Road, Cottonwood, CA 3 Beds \| 2 Baths \| 1113 Sq. Ft.	$309,991
16785 Hummingbird Lane, Cottonwood, CA 3 Beds \| 2 Baths \| 1680 Sq. Ft.	—

Address	Redfin Estimate
16925 McCoy Road, Cottonwood, CA 3 Beds \| 2 Baths \| 1968 Sq. Ft.	$428,008
16805 Hummingbird Lane, Cottonwood, CA 3 Beds \| 3 Baths \| 1184 Sq. Ft.	$405,327

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

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Earn from this home

Market trends in 96022, CA

Sale history for 16945 Mccoy Rd

Tax history for 16945 Mccoy Rd

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 96022

Home values near 16945 Mccoy Rd

More real estate resources