5388 Headwaters Rd, Forest Ranch, CA 95942 Property Records

Butte County property record for 5388 Headwaters Rd, Forest Ranch, CA 95942

Property Summary

Property Type	Single Family Home
Details	2 bd · 1.5 ba · 962 sqft · built 1996
Lot Size	2.53 acres (110,642 sqft)
Owner	Company Name on Record
Last Sale	$209,500 (Sep 2008)
Tax Bill	$3,040 (2025)
Deeds & Mortgages	Jan 2023 Line of Credit May 2019 Transfer + 1 more
Flood Zone	Zone X (minimal risk)
APN	`056-290-032-000`

Property Details

APN / Parcel Number

Primary APN	`056-290-032-000`

Interior

Bedrooms	2 Beds
Full Baths	1.5 Baths
Half Baths	1 Half Bath
Total Rooms	2 Rooms
Building Area	962 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1996
Effective Year Built	Effective 1996
Construction Type	Wood
Lot Area	110,642 sqft

Utilities, Heating & Cooling

Cooling System	None
Heating System	Central

Location & Zoning

Street Address	5388 HEADWATERS RD
City	FOREST RANCH
State	CA
Zip	95942-9710
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	TM5
Legal Description	5388 HEADWATERS RD
Legal Subdivision	PALERMO
Legal Block	4
Legal Lot Number	14,15
Jurisdiction	BUTTE CA
Township / Civil Division	PARADISE
Census Block Group	1
Census Block	1067
Census Tract	1601

Owner

Source: Butte County records, as of August 21, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	Company Name on Record
Mailing Address	5388 HEADWATERS RD, FOREST RANCH, CA 95942-9710
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust, Revocable Trust

Deeds, Mortgages & Sale History

Date	Document
Jan 10, 2023	Deed of Trust, Mortgage · Line of Credit TRI COUNTIES BANK
May 1, 2019	Quit Claim Deed, Transfer AMROCK INC
May 1, 2019	Quit Claim Deed, Transfer · Conventional Mortgage QUICKEN LNS

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Sep 25, 2008 · Amount on Record
Deed Sale	Sep 25, 2008 · Amount on Record
Deed Document Number	200835862
Last Transfer Date	Apr 22, 2019
Transfer Doc	0000021965
Record Updated	Oct 29, 2026

January 2023: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BUTTE CA
Property Address	5388 HEADWATERS RD, FOREST RANCH, CA 95942-9710
Transaction Type	Mortgage
Record Updated	Feb 14, 2023
Title Company	ATLANTIS TITLE COMPANY, ATLAS TITLE COMPANY

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	5388 HEADWATERS RD, FOREST RANCH, CA 95942-9710

Mortgage

Document Number	0000000674
Date	Jan 10, 2023
Instrument	2023-0000674

Lender

Name	TRI COUNTIES BANK
Type	Bank
Address	CHICO, CA 95973

Agreement

Type	Line of Credit
Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

May 2019: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	BUTTE CA
Recording Date	May 1, 2019
Property Address	5388 HEADWATERS RD, FOREST RANCH, CA 95942-9710
Document Number	0000021967
Instrument Date	Apr 22, 2019
Instrument	21967
Transaction Type	Transfer
Record Updated	May 28, 2019
Title Company	AMROCK INC

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	5388 HEADWATERS RD BUTTE MEADOWS CA 95942, BUTTE MEADOWS, CA 95942

May 2019: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	BUTTE CA
Recording Date	May 1, 2019
Property Address	5388 HEADWATERS RD, FOREST RANCH, CA 95942-9710
Document Number	0000021965
Instrument Date	Apr 22, 2019
Instrument	21965
Transaction Type	Transfer
Record Updated	Jun 3, 2019
Title Company	AMROCK INC

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	5388 HEADWATERS RD FOREST RANCH CA 95942, FOREST RANCH, CA 95942

Mortgage

Document Number	21966
Date	May 1, 2019
Instrument	21966

Lender

Name	QUICKEN LNS
Type	Funding / Finance Company
Address	DETROIT, MI 48226-1906

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Apr 30, 2049

Tax Assessment & Valuation

Source: Butte County assessment roll, as of August 21, 2026

Property Jurisdictions

Type	Name
State	California
County	Butte County
Unified School District	Chico Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$275,161 (+2%) Land $124,774 Building $150,387
2025	$3,040.00 (+11.81%) Homeowner's exemption	$269,767 (+7.91%) Land $122,328 Building $147,439
2024			$345,780
2023	$2,719.00 (+6.17%) Homeowner's exemption	$250,000 Land $110,000 Building $140,000
2022	$2,561.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

Source: FEMA National Flood Hazard Layer, effective June 30, 2022 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	6 in force

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Extreme above 99% of the US · above 93% of California
Wildfire Likelihood	2% annual chance
Exposure	Direct burnable vegetation

Insurers in high-risk areas may require mitigation or decline coverage; check availability before making an offer.

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Internet Providers

Source: FCC Broadband Data Collection, based on 24 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Starlink Satellite	280 / 30
DigitalPath Fixed Wireless	100 / 20
T-Mobile Fixed Wireless	25 / 3

Cell Coverage

4G LTE (outdoors only), no 5G reported

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