16894 Garland Rd, Forest Ranch, CA 95942

Local rules require you to be signed in to see more photos.

Off Market Feb 2024 for $299K

$205,820

Est. refi paymentEst. refi $1,820/mo

•

1,368

sq ft

16894 Garland Rd, Forest Ranch, CA 95942

About this home

Looking for a private, rural mountain setting with no neighbors in sight, but is still an easy drive to Chico, than this is the property for you! A 22 acre parcel at the corner of Highway 32 and Garland Rd, with a 2 bedroom/2 bath mobile home. Forest Ranch is a charming community with a convenience store, post office, churches, a community center and active community groups. The home is a cosmetic fixer, but livable. Indoor laundry hookups, wood burning stove for cozy winter fires, galley kitchen, dining area and large living room. The mobile is under a very well built 40'x64' ramada structure to shelter the home from snow load. There are two electric meters on the property, a deep well, and an RV space with electrical and septic hookup. This allows for many possibilities. Consider living on site while building your dream home. There are several outbuildings for storage. Property to be sold "as is" A Cal Fire Station is the next door neighbor up the highway. Seller is licensed Realtor

ManufacturedProperty Type

1969Year Built

22 acresLot Size

$150Est. Price/Sq.Ft.

Listed by Sheri Houar •DRE #01358617 • Sheri Houar, Broker

Contact: 530-961-3248

Bought with Katie Germann •DRE #02005359 • eXp Realty of California, Inc.

Redfin checked: a minute ago

•Source:CRMLS #SN23192061

Redfin Estimate

$205,820

$93K since sold in February 2024$1,000 since July

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 16.9% lower than the average sale price ($248K) of 6 comparable homes.

SOLD MAY 26, 2026
$269,000
A
2 beds2 baths1,386 sq ft
6286 Columbine Rd, Magalia, CA 95954
SOLD SEP 9, 2025
$300,000
B
2 beds2 baths1,432 sq ft
4722 Heidi Way, Forest Ranch, CA 95942
SOLD JUN 30, 2026
$265,000
C
2 beds2 baths1,029 sq ft
4688 Cody, Forest Ranch, CA 95942
SOLD JUN 8, 2026
$300,000
D
2 beds2 baths1,214 sq ft
4715 Peregrine, Forest Ranch, CA 95942
SOLD APR 8, 2026
$200,000
E
2 beds2 baths1,325 sq ft
15028 Twin Pne, Magalia, CA 95954
SOLD JUN 9, 2026
$152,000
F
2 beds2 baths1,224 sq ft
6275 Fremont, Magalia, CA 95954

Claim this home to receive a free report every month with insights on the changing estimate.

Earn from this home

Refinance

Est. cash available

Get cash now or lower your monthly rate

Market trends in 95942, CA

Last updated July 2026

Buyer's Market

Seller's Market

Balanced market

Sale-to-List Price

97.3%

1.6% MoM

Median sale price

$365K

$24K MoM

Avg. days on market

69d

7 days MoM

Recently sold homes

6 MoM

New listings for sale

COMING SOON
$675,000
2 beds2.5 baths2,950 sq ft
14941 Woodland Park Dr, Forest Ranch, CA 95942
Platinum Partners Real Estate
$250,000
3 beds2 baths1,385 sq ft
4930 Papya Rd, Forest Ranch, CA 95942
LPT Realty, Inc
See all

Provided by Redfin

Sale history for 16894 Garland Rd

Date

Event

Price

Public Records

Feb 13, 2024

Sold

$289,000

$211/sq ft

CRMLS #SN23192061

Feb 13, 2024

Sold

$299,000

$219/sq ft

Jan 29, 2024

Pending

—

Oct 14, 2023

Listed

$299,000

$219/sq ft

Public Records

Mar 13, 2020

Sold

$250,000

$183/sq ft

CRMLS #SN19279660

Mar 13, 2020

Sold

$265,000

$194/sq ft

Feb 13, 2020

Pending

—

Feb 3, 2020

Price Changed

$269,000

$197/sq ft

Dec 10, 2019

Listed

$279,000

$204/sq ft

Want to escape the hustle and bustle? Just 20 minutes from Chico rests this amazing 22 acre parcel in Forest Ranch that offers grand opportunity for adventuring, action, relaxing, and peace and quiet! The elevation is 3,200. Close to hunting, fishing, hiking, and plenty of space to ride your quads, dirt bikes or snowmobiles. Adventure is right around the corner! This mobile home is being sold furnished and ready for you to make it your private oasis. Clean, tidy and move in ready! This property can be split into "4" 5 acre parcels. CALFIRE station is right next door, and the owners fire insurance DID NOT INCREASE this year. In 2017 this property was logged and has nice spacing of the trees. This home's best feature is the natural light and overall space. Cozy up by the wood stove and experience the views from the huge bay windows! 2 large bedrooms, 2 full bathrooms, galley kitchen that features a gas stove and dishwasher. Indoor laundry. The master bedroom is good sized and features multiple closets, and extra vanity with a sink. This mobile home is clean, spacious and ready for it's new owner. There is a huge 40 x 64 Ramada structure built like a brick over the mobile to stand the snow load. There is a nice sized shop on your way up the driveway to store equipment. (Picture of shop coming soon) Lots of storage buildings. Selling under appraised value. Financing must be cash or the owner will carry upon approval of buyers application. The mobile home was built in 1969.

CRMLS #SN19197051

Nov 19, 2019

Listing Removed

—

Aug 19, 2019

Listed

$290,000

$212/sq ft

Year

Property tax

Land + Additions

Assessment*

2025

$3,405 (+14.6%)

$182,070 + $118,605

$300,675

2024

$2,971 (+1.2%)

$178,500 + $116,280

$294,780

2023

$2,936 (+1.6%)

$139,384 + $128,662

$268,046

2022

$2,889 (+1.9%)

$136,651 + $126,140

$262,791

2021

$2,835 (+43.0%)

$133,972 + $123,667

$257,639

2020

$1,982 (+1.8%)

$131,346 + $121,243

$252,589

2019

$1,946 (+1.9%)

$138,097 + $36,823

$174,920

2018

$1,911 (+2.1%)

$135,390 + $36,101

$171,491

2017

$1,872 (+9.6%)

$130,134 + $34,700

$164,834

2016

$1,708

$130,134 + $34,700

$164,834

2015

$1,708 (+2.5%)

$127,583 + $34,020

$161,603

2014

$1,667 (+45.4%)

$123,206 + $32,853

$156,059

2013

$1,147 (+6.3%)

$123,206 + $32,853

$156,059

2012

$1,079

$76,870 + $35,405

$112,275

Tax history for 16894 Garland Rd

Year

Property tax

Land + Additions

Assessment*

2025

$3,405 (+14.6%)

$182,070 + $118,605

$300,675

2024

$2,971 (+1.2%)

$178,500 + $116,280

$294,780

2023

$2,936 (+1.6%)

$139,384 + $128,662

$268,046

2022

$2,889 (+1.9%)

$136,651 + $126,140

$262,791

2021

$2,835 (+43.0%)

$133,972 + $123,667

$257,639

2020

$1,982 (+1.8%)

$131,346 + $121,243

$252,589

2019

$1,946 (+1.9%)

$138,097 + $36,823

$174,920

2018

$1,911 (+2.1%)

$135,390 + $36,101

$171,491

2017

$1,872 (+9.6%)

$130,134 + $34,700

$164,834

2016

$1,708

$130,134 + $34,700

$164,834

2015

$1,708 (+2.5%)

$127,583 + $34,020

$161,603

2014

$1,667 (+45.4%)

$123,206 + $32,853

$156,059

2013

$1,147 (+6.3%)

$123,206 + $32,853

$156,059

2012

$1,079

$76,870 + $35,405

$112,275

*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
Zoning
Permits

Beds

Baths

Stories

Lot width

—

Lot depth

—

Lot size

22 Acres

Year renovated

—

Sq. Ft.

1,368

Year built

1984

Style

Mobile/Manufactured Home

County

Butte County

APN

056210042000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Aug 7, 2026.

Timber Mountain Zone

The purpose of the TM zone is to preserve Butte County's valuable timber resources and to protect both the economic and environmental value of these lands. Standards for the TM zone are intended to support the growing and harvesting of timber, pulp woods, and other forestry products for commercial purposes. Permitted uses include logging, timber processing, crop cultivation, agricultural processing, and the management of forest lands for timber operations and animal grazing. Extractive uses that are generally compatible with forestry operations, including mining and oil and gas extraction, are conditionally permitted in the TM zone. The minimum permitted parcel size in the TM zone is 160 acres. The TM zone allows for 1 single-family home per parcel. The TM zone implements the Timber Mountain land use designation in the General Plan.

Permitted uses

Include but are not limited to:

Agriculture
Equestrian facility
Greenhouse / nursery
Housing-Single unit
Housing-Senior
Processing
Infrastructure
Lodging & hospitality
Educational/school
Agriculture-Cropland

Property details

Parking

Parking / Garage Information
On Site, Parking Space, Pull-through, RV Access/Parking, RV Hook-Ups
Has Parking

Interior

Laundry Information
Has Laundry
Electric Dryer Hookup, In Closet, Washer Hookup

Bathroom Information
# of Baths (Full): 2

Cooling Information
Wall Window
Has Cooling

Room Information
All Bedrooms Down, Family Room, Galley Kitchen, Main Floor Bedroom, Main Floor Primary Bedroom, Primary Bathroom

Fireplace Information
Living Room, Wood
Has Fireplace

Heating Information
Wall Heater, Wood Stove
Has Heating

Interior Features
Entry Level: 1
Entry Location: First Level
Levels: One
Main Level Bathrooms: 2
Main Level Bedrooms: 2

Exterior

Exterior Information
Structure Type: Manufactured House
Other Structures: Out Building, Shed, Storage Building

Exterior Features
Pool Features: None

Lot Information
Elevation Units: Feet
Lot Size Source: Assessor's Data
Lot Features: Ranch, Secluded, Treed Lot

Property Information
Total # of Units: 1
Accessibility Features: None
Common Walls: No Common Walls
Living Area Source: Assessor's Data
Parcel Number: 056210042000
Total # of Stories: 1
Has View
Year Built Source: Assessor
Property ADU: No

Financial

Assesments Information
Assessments: Unknown

Utilities

Utilities Information
Sewer: Septic Tank
Electricity Connected, Telephone - In Street, Propane
Water Source: Well

Location

Neighborhood Information
Community Features: Foothills, Hiking, Hunting, Mountainous, Rural

School Information
High School District: Chico Unified

Location Information
Latitude: 39.92297100
Longitude: -121.64772300
Directions: approx. 20 min. drive up Hwy 32 from Chico, Right on Garland, 1st Driveway on the left
Zoning: TM5

Public facts

Beds: 2
Baths: 2.0
Sq. Ft.: 1,368
Stories: 1.0
Lot Size: 22 acres
Style: Mobile/Manufactured Home
Year Built: 1984
Year Renovated: —
County: Butte County
APN: 056210042000

Home facts updated by county records on Aug 7, 2026

Other

Listing Information
IDX Contact Info: 530-961-3248
Days Active in MLS: 107
Continuous Days Active in MLS: 107

Listing Agent Information
List Agent First Name: Sheri
List Agent Last Name: Houar

Listing Office Information
List Office Name: Sheri Houar, Broker

Selling Agent Information
Buyer Agent First Name: Katie
Buyer Agent Last Name: Germann

Selling Office Information
Buyer Office Name: eXp Realty of California, Inc.

Around this home

Schools

Little Chico Creek Elementary School

Public K-5 • Assigned • 15.3mi

5/10

Marsh (Harry M.) Junior High School

Public 6-8 • Assigned • 15.1mi

8/10

Chico High School

Public 9-12 • Assigned • 16.7mi

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

7/10 Fire Factor

18% chance of being in a wildfire in next 30 years

3/10 Heat Factor

3 days above 96° expected this year, 9 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

10/10 Air Factor

38 unhealthy days expected this year, 44 days in 30 years

Provided by First Street

Historical weather

Forest Ranch, CA • 95942

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

Nearby similar homes

$695,000

2 beds2 baths1,800 sq ft

4002 Hicks, Chico, CA 95973

$41,000

Land— sq ft

1684 Flicker, Paradise, CA 95969

$15,000

Land— sq ft

6773 Ishi, Magalia, CA 95954

$650,000

4 beds2 baths2,541 sq ft

5438 Cana, Chico, CA 95973

$1,250,000

3 beds2 baths1,160 sq ft

14450 Meridian Rd, Chico, CA 95973

Bill Chance Realty

$72,000

2 beds1 bath720 sq ft

1348 Elliott #1, Paradise, CA 95969

New listings for sale in 95942

COMING SOON

$675,000

2 beds2.5 baths2,950 sq ft

14941 Woodland Park Dr, Forest Ranch, CA 95942

Platinum Partners Real Estate

$250,000

3 beds2 baths1,385 sq ft

4930 Papya Rd, Forest Ranch, CA 95942

LPT Realty, Inc

Home values near 16894 Garland Rd

Data from public records.

Address	Redfin Estimate
16951 Deer Creek Highway, Forest Ranch, CA 3 Beds \| 2 Baths \| 1620 Sq. Ft.	$428,656
16926 Homeplace Loop, Forest Ranch, CA 3 Beds \| 2 Baths \| 1380 Sq. Ft.	$262,530

Address	Redfin Estimate
5625 Headwaters Road, Forest Ranch, CA 3 Beds \| 2 Baths \| 1701 Sq. Ft.	$531,605
16966 Homeplace Loop, Forest Ranch, CA 1 Beds \| 1 Baths \| 360 Sq. Ft.	$114,608

Address	Redfin Estimate
5621 Headwaters Road, Forest Ranch, CA 3 Beds \| 1.5 Baths \| 1707 Sq. Ft.	$337,142
5455 Platt Mountain Road, Forest Ranch, CA 2 Beds \| 2 Baths \| 2176 Sq. Ft.	$388,738

Property information provided by CRMLS when last listed in 2023. This data may not match . Learn more.

Download the Redfin App on the Apple App Store

Download the Redfin App from the Google Play Store

Join us

Become an Agent

Get referrals

Careers

Find homes faster

About us

Find us

Subsidiaries

Affiliated Business

Countries

United States

Canada

Updated September 2025: By searching, you agree to the Terms of Use, and Privacy Policy.

Do not sell or share my personal information.

REDFIN and all REDFIN variants, WALK SCORE, and the R logos, are trademarks of Redfin Corporation, registered or pending in the USPTO.

California DRE #01521930

Redfin is licensed to do business in New York as Redfin Real Estate. NY Standard Operating Procedures

New Mexico Real Estate Licenses

TREC: Info About Brokerage Services, Consumer Protection Notice

All mortgage lending products and information are provided by Rocket Mortgage, LLC | NMLS #3030; www.NMLSConsumerAccess.org. Licensed in 50 states. This site is not authorized by the New York State Department of Financial Services for mortgage solicitation or loan applications activities related to properties located in the State of New York.

Redfin Corporation is an affiliated business of Rocket Limited Partnership. Each company, and their subsidiaries, are separate legal entities operated and managed through its own management and governance structures.

If you are using a screen reader, or having trouble reading this website, please call Redfin Customer Support for help at 1-844-759-7732.

REDFIN IS COMMITTED TO AND ABIDES BY THE FAIR HOUSING ACT AND EQUAL OPPORTUNITY ACT. READ REDFIN'S FAIR HOUSING POLICY AND THE NEW YORK STATE FAIR HOUSING NOTICE.

GreatSchools Ratings provided by GreatSchools.org.

Houses for rent in Forest Ranch	Agents near me	Irvine, CA homes for sale	Forest Ranch Housing Market
Houses for sale near me	San Diego, CA homes for sale	Fremont, CA homes for sale
Land for sale near me	San Francisco, CA homes for sale	Pasadena, CA homes for sale
Open Houses near me	Los Angeles, CA homes for sale	Forest Ranch Property Records
Condos for sale near me	San Jose, CA homes for sale	CA New Listings

95973 homes for sale
95942 homes for sale
95954 homes for sale

Paradise homes for sale
Magalia homes for sale
Chico homes for sale

About this home

Redfin Estimate

Earn from this home

Market trends in 95942, CA

Sale history for 16894 Garland Rd

Tax history for 16894 Garland Rd

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Is this your home?

Nearby similar homes

New listings for sale in 95942

Home values near 16894 Garland Rd

More real estate resources