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Featured local agent — South Oroville, CA
Sarah Mitchell
Compass Real Estate · South Oroville, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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South Oroville, CA Housing Market
The last median sale price Redfin published was $190,500, -23.8% year over year (through May 2026). With 4.5 months of supply and homes going under contract in about 55 days, South Oroville is a leaning buyer's. At today's 6.66% 30-year fixed rate, 20% down on a $190,500 home is about $979/mo in principal and interest.
Key numbers for South Oroville, CA
Median sale price
$190,500
-23.8% year over year
Redfin, through May 2026
Days on market
55
Average pace
Redfin, through May 2026
Active listings
9
4.5 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$64,785
Home costs 2.9x income
U.S. Census ACS, 2023
Sale-to-list ratio
99.4%
Selling below asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is South Oroville a buyer's or seller's market?
South Oroville, CA is a leaning buyer's, based on 4.5 months of supply and homes selling in about 55 days. 4 to 5 months of supply is the neutral band: neither side holds a structural advantage, and outcomes turn on the individual property.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the South Oroville housing market data show?
Every row below is Redfin's final published month for South Oroville, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $190,500 |
| Median list price | $282,500 |
| Year-over-year price change | -23.8% |
| Median price per sq ft | $231/sq ft |
| Median days on market | 55 days |
| Active inventory | 9 listings |
| Months of supply | 4.5 months |
| Sale-to-list price ratio | 99.4% |
| Homes sold (that month) | 2 |
| New listings (that month) | 4 |
| Listings with a price cut | 11.1% |
| Market condition | Leaning buyer's |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for South Oroville is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in South Oroville is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have South Oroville home prices moved?
Over the last three years the median sale price in South Oroville, CA fell 21.6%, from $242,955 to $190,500. 11.1% of South Oroville listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 4.5 months while the sale-to-list ratio slips below its current 99.4%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in South Oroville?
Priced off the median sale price of $190,500 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $38,100 | $152,400 | $979/mo |
| 5% | $9,525 | $180,975 | $1,163/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $979, that implies roughly $41,973 a year before you add taxes and insurance. The median household in South Oroville earns $64,785, about $22,812 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 2.9x — close to the historical 3x norm, which is unusual in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in South Oroville in the next 12 months?
Tell us your timeline. We send the South Oroville market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in South Oroville?
Zillow does not publish a rent index (ZORI) for South Oroville, CA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in South Oroville?
Active listings in South Oroville, CA went from 4 in January 2025 to 9 in May 2026, a +125.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| February 2025 | 1 | 1 |
| March 2025 | 4 | 3 |
| May 2025 | 5 | 2 |
| June 2025 | 4 | 1 |
| July 2025 | 7 | 3 |
| August 2025 | 8 | 4 |
| September 2025 | 6 | 2 |
| October 2025 | 4 | not published |
| November 2025 | 5 | 1 |
| February 2026 | 10 | 4 |
| March 2026 | 10 | 3 |
| May 2026 | 9 | 4 |
Redfin, through May 2026
How does South Oroville compare to California and the U.S.?
South Oroville homes sell for $190,500 — 79% below the California median of $887,400. Against the national median of $410,700, South Oroville runs 54% lower. Year-over-year, South Oroville moved -23.8% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| South Oroville, CA | $190,500 | -23.8% | 55 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in South Oroville
What buyers should watch
- Months of supply, currently 4.5. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 11.1%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $184 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $190,500 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median South Oroville listing goes under contract in 55 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 99.4% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month South Oroville added 4 new listings against 2 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside South Oroville varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in South Oroville
There are currently 9 homes listed for sale in South Oroville, California. The median listing price is $283K.
Active listings
9
Homes on market
Median list price
$283K
Avg. days on market
55
Days until sale
New this week
4
Newly listed
How much do homes cost in South Oroville by property type?
How the South Oroville, CA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $190,500 | $231/sq ft | 2 | 55 days |
Who lives in South Oroville?
American Community Survey estimates for South Oroville. U.S. Census ACS, 2023
Population
2,811
Households
1,051
Median income
$64,785/yr
Median age
34.5 years
Owner-occupied
66.5%
Median home value
$248,400
Median gross rent
$1,288/mo
Mean commute
21.5 min
66.5% of occupied homes in South Oroville are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near South Oroville, CA?
Ordered by distance from South Oroville, not by size. Compare South Oroville side by side with any of them.
South Oroville housing market FAQ
Is South Oroville a buyer's or seller's market?
South Oroville, CA is currently a leaning buyer's. That read comes from 4.5 months of supply, homes going under contract in about 55 days, and sellers getting 99.4% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in South Oroville?
The median sale price in the last month Redfin published was $190,500, about $231 per square foot.
Is South Oroville cheaper than the rest of California?
South Oroville's median sale price of $190,500 is 79% lower than the California statewide median of $887,400, and 54% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in South Oroville?
Homes in South Oroville, CA spent a median of 55 days on market before going under contract, versus 33 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in South Oroville?
At the current 30-year fixed rate of 6.66%, 20% down on a $190,500 home is about $979 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $41,973 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $64,785.
Are home prices rising in South Oroville?
Redfin's last published year-over-year change for South Oroville, CA was -23.8%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in South Oroville?
South Oroville ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in South Oroville?
That depends on your timeline, not on a headline. What the data says today: South Oroville, CA is a leaning buyer's with 4.5 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $190,500, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.