5434 Headwaters Rd, Forest Ranch, CA 95942 Property Records

Butte County property record for 5434 Headwaters Rd, Forest Ranch, CA 95942

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,614 sqft · built 2003
Lot Size	2.97 acres (129,373 sqft)
Owner	Individual Name on File
Last Sale	$330,000 (Jan 2024)
Tax Bill	$3,889 (2025)
Deeds & Mortgages	Jan 2024 Sale & Mortgage Jun 2023 Transfer + 1 more
Flood Zone	Zone X (minimal risk)
APN	`056-290-033-000`

Property Details

APN / Parcel Number

Primary APN	`056-290-033-000`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	1,614 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 2003
Construction Type	Wood
Foundation Type	Slab (Mat/Raft)
Lot Area	129,373 sqft (2.97 acres)
Garage Type	Attached
Garage Area	598 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central
Sewer	Connected
Water Source	Well

Location & Zoning

Street Address	5434 HEADWATERS RD
City	FOREST RANCH
State	CA
Zip	95942
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	TM5
Legal Description	002.97 AC SEC 28 T24N R3E
Legal Range	03E
Legal Township	24N
Legal Section	28
Jurisdiction	BUTTE CA
Township / Civil Division	PARADISE
Census Block Group	1
Census Block	1067
Census Tract	1601

Owner

Source: Butte County assessment roll, as of July 1, 2025

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

Owner of Record	Individual Name on File
Co-owner	Verified Secondary Owner
Mailing Address	5434 HEADWATERS RD, FOREST RANCH, CA 95942
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
Jan 31, 2024	Grant Deed, Transfer · FHA Mortgage CHANGE LENDING LLC
Jun 7, 2023	Intrafamily Transfer, Transfer
Jun 7, 2023	Transfer on Death Deed, Transfer

Assessor's Deed Record

Deed Names	2 Verified Names on Deed
Last Sale	Jan 31, 2024 · Amount on Record
Deed Sale	Jan 31, 2024 · Amount on Record
Prior Sale	Jun 7, 2023
Deed Document Number	2024-0003716
Record Updated	Jun 8, 2026

January 2024: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	BUTTE CA
Recording Date	Jan 31, 2024
Property Address	5434 HEADWATERS RD, FOREST RANCH, CA 95942
Document Number	0000003716
Map Reference	MB 41 PG 47
Instrument Date	Jan 5, 2024
Instrument	2024-0003716
Transaction Type	Transfer
Record Updated	Feb 19, 2024
Title Company	IDEAL TITLE AND ESCROW COMPANY, BIDWELL TITLE & ESCROW CO

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on File
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property with Right of Survivorship
Address	5434 HEADWATERS RD, FOREST RANCH, CA 95942

Mortgage

Document Number	0000003717
Date	Jan 31, 2024
Instrument	2024-0003717

Lender

Name	CHANGE LENDING LLC
Type	Mortgage Company

Agreement

Type	FHA Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Feb 1, 2054

June 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BUTTE CA
Recording Date	Jun 7, 2023
Property Address	5434 HEADWATERS RD, FOREST RANCH, CA 95942
Document Number	0000014936
Map Reference	MB 41 PG 47
Instrument Date	Jun 7, 2023
Instrument	2023-0014936
Transaction Type	Transfer
Record Updated	Jul 20, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	PO BOX 486, FOREST RANCH, CA 95942-0486

June 2023: Transfer on Death Deed, Transfer

Document Type	Transfer on Death Deed
Jurisdiction	BUTTE CA
Recording Date	Jun 7, 2023
Property Address	5434 HEADWATERS RD, FOREST RANCH, CA 95942
Document Number	0000014937
Map Reference	MB 41 PG 47
Instrument Date	Jun 7, 2023
Instrument	2023-0014937
Transaction Type	Transfer
Record Updated	Jul 20, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name

Tax Assessment & Valuation

Source: Butte County assessment roll, as of July 1, 2025

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
2025	$3,889.00 (+70.65%)	$336,600 (+59.98%) Land $100,980 Building $235,620
2023	$2,279.00 (+1.74%) Homeowner's exemption	$210,404 (+2%) Land $80,447 Building $129,957
2022	$2,240.00 Homeowner's exemption	$206,279 Land $78,870 Building $127,409

Assessed value is set for property tax purposes and is not a market price estimate.

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	3% annual chance
Exposure	Direct burnable vegetation at the parcel

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

Internet Providers

Source: FCC Broadband Data Collection, based on 29 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
DigitalPath Fixed Wireless	400 / 20
Starlink Satellite	280 / 30

Cell Coverage

No cell data coverage reported

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