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City · 7,408 residents · Shasta County, California

Cottonwood , California

In Cottonwood, a typical home is worth $363,000 and typical rent is $1,391 a month. Compared with all of Shasta County, typical household income is 32% higher and typical rent is 6% higher.

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  • Typical home value

    $363,000

    About the same as the county

    51% below California

    • Cottonwood
    • Shasta
    • California

  • Typical rent

    $1,391a month

    6% above the county

    32% below California

    • Cottonwood
    • Shasta
    • California

  • Typical household income

    $95,577a year

    32% above the county

    4% below California

    • Cottonwood
    • Shasta
    • California

  • Households that own their home

    69%

    3 points above the county

    13 points above California

    • Cottonwood
    • Shasta
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$365,019
1.8% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Cottonwood is in Shasta County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Shasta County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Cottonwood apart

What this place has that others do not, from public data, most unusual first.

  1. Cottonwood has the 15th smallest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (36%).

  2. Nearby, in Anderson, the typical rent is $962: 31% less than in Cottonwood ($1,391).

  3. The typical household income in Cottonwood is $95,577, 32% more than in Shasta County as a whole ($72,636).

  4. Nearby, in Anderson, the typical home value is $283,000: 22% less than in Cottonwood ($363,000).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Cottonwood

What homes there are in Cottonwood, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Cottonwood, but it weighs less than in Shasta County: 68% against 71%.

Mobile homes are 19% of homes in Cottonwood, more than in Shasta County (10%).

Year built

By age, homes in Cottonwood look like those in Shasta County: the typical year built is 1982.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,715 a month

Shasta County: $1,990 a month

Without a mortgage

$613 a month

Shasta County: $699 a month

Owners with a mortgage

69%

Shasta County: 63%

In Cottonwood, 69% of owners have a mortgage, and their typical cost is $1,715 a month, against $1,990 in Shasta County. Without one it drops to $613.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Cottonwood does not have the same boundaries as in 2015–2019: that is why there is no change to compare. For reference, in Shasta County the typical home value rose 45%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCottonwoodShasta CountyCaliforniaUnited States
Rental vacancy Unreliable estimate5.7%4.2%5.5%
Homeowner vacancy Unreliable estimate1.6%0.8%0.9%
More than one person per room Unreliable estimate3.1%8.2%3.4%
People per household 2.842.502.842.53
Drive alone 84%77%66%69%
Carpool 10%9%10%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home Unreliable estimate10%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

Households in Cottonwood are bigger: 2.84 people on average; in Shasta County, 2.50.

In Cottonwood, 84% of workers drive alone to work; in Shasta County, 77%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Cottonwood?

A typical home costs more than the typical income allows

We start with a typical home in Cottonwood, worth $363,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in Cottonwood, which is $95,577 a year. For that payment to be 28% of income, a household would need to earn about $126,308 a year.

The calculator's FHA and conventional loan limits are those of all of Shasta County.

Your numbers

Local data
$

Starts at the typical home value in Cottonwood. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $12,705 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,947

at 7.18% · 30 years

Loan amount
$356,425
Total interest
$512,812
Paid off in
November 2056

Includes $6,130 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,230 a month

  • Tight

    $2,230 to $2,867 a month

  • Hard

    more than $2,867 a month

    Your payment · 37%

Compared with the typical household income in Cottonwood ($95,577 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,947
Principal & interest$2,415
Property tax$221
Home insurance$151
FHA mortgage insurance (MIP)$161

You need at least $12,705 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Cottonwood and Shasta County

Cottonwood is in Shasta County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Cottonwood's own numbers

Typical home value
$363,000
Typical monthly rent
$1,391
Typical yearly household income
$95,577
Households that own their home
69%
Effective property tax rate
0.73%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Shasta County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,581
Price change over 5 years (FHFA)
+29%
Homes in a high flood-risk zone
3%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Shasta County.

Everything about Shasta County

Buying

Buying a home in Cottonwood

A typical home in Cottonwood is worth $363,000: about the same as the county and 51% below California. With the typical household income in Cottonwood ($95,577 a year), a typical home costs 3.8 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Cottonwood 3.8 years
  • Shasta 5.0 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Shasta County

According to FHFA’s house price index, home prices in Shasta County rose 65% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Shasta County.

Period County California U.S.
Last year (2025) −0.0% +0.8% +2.9%
5 years (2020–2025) +29% +40% +47%
10 years (2015–2025) +65% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Cottonwood next to Shasta County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Cottonwood $363,000
  • Shasta $366,400
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Cottonwood $1,391
  • Shasta $1,317
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Cottonwood $95,577
  • Shasta $72,636
  • California $99,122
  • United States $80,734
See the full table
Cottonwood next to Shasta County and California
Measure Cottonwood Shasta County California U.S.
Typical home value $363,000 $366,400 $734,700 $332,700
Typical monthly rent $1,391 $1,317 $2,036 $1,413
Typical yearly household income $95,577 $72,636 $99,122 $80,734
Households that own their home 69% 66% 56% 65%
Typical yearly property tax $2,649 $2,542 $5,124 $3,119
Effective property tax rate 0.73% 0.69% 0.7% 0.94%
Renters with high rent for their income 36% 53% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Shasta County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Cottonwood

For a typical $363,000 home in Cottonwood, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Cottonwood's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,947a month

    Least cash to close
    Down payment
    $12,705
    Cash to close
    $23,595
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $161

  • Conventional, 5% down $2,881a month

    Down payment
    $18,150
    Cash to close
    $29,040
    Rate
    7.18%
    Mortgage insurance
    PMI · $172

  • Conventional, 20% down, no PMI $2,339a month

    Down payment
    $72,600
    Cash to close
    $83,490
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,675a month

    Down payment
    $54,450
    Cash to close
    $65,340
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Cottonwood and for Shasta County.

Property tax

Effective rate in Cottonwood

0.73%of the home’s value each year

$2,649 a year for the typical owner in Cottonwood.

  • Cottonwood 0.73%
  • Shasta 0.69%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Shasta County

FEMA does not publish these numbers by city: they are for all of Shasta County.

Homes in the high-risk zone
3%
2,056
Of those, with NFIP insurance
19%
County California U.S.
Homes in the high-risk zone 3% 2.8% 3.5%
Of those, with NFIP insurance 19% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Cottonwood

Typical rent in Cottonwood is $1,391 a month: 6% above the county. In Cottonwood, 36% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Shasta County, by unit size. To pay the 2-bedroom one ($1,581 a month) without spending more than 30% of your income, you would need to earn $30.40 an hour working full time.

HUD fair market rent for all of Shasta County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,201 $23.10 $48,040
1 bedroom $1,209 $23.25 $48,360
2 bedrooms $1,581 $30.40 $63,240
3 bedrooms $2,189 $42.10 $87,560
4 bedrooms $2,643 $50.83 $105,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Cottonwood

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Cottonwood is in ZIP code 96022.

For 2 bedrooms it is $1,700: $119 more than the fair market rent for Shasta County ($1,581).

  • 96022 $1,700$2,360

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Cottonwood when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Cottonwood

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Shasta County. The nearest ones are below; many serve by phone or online.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Cottonwood

No down payment, repair or rent-help program on our list is for Cottonwood or Shasta County. The ones below are statewide in California: they work in Cottonwood the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Cottonwood

The HUD-approved agencies closest to the center of Cottonwood, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • The Greater Sacramento Urban League

    3725 Marysville Blvd, Sacramento · 130 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (916) 286-8652

  • Greater Sacramento Urban League-Oak Park

    2331 Alhambra Blvd, Sacramento · 134 miles away · Spanish

    • Budget and credit workshops
    • Homelessness services
    • and 4 more
    (916) 286-8652

  • Sacramento Neighborhood Housing Services Inc Aka Formally Known As Neighborworks Homeownership Center Sacramento Region

    2411 Alhambra Blvd, Sacramento · 134 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (916) 452-5356

All counseling agencies in California

Help in Spanish near Cottonwood

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Cottonwood

HUD’s record names them for Cottonwood or Shasta County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

One other authority has an office in Shasta County: see the list Source: HUD

Cities

Other cities in Shasta County

These cities are also in Shasta County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Shasta County Housing in California

Nearby cities

The cities closest to Cottonwood, with the typical home value.

Neighboring counties

If Shasta County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Cottonwood.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Cottonwood

Short answers with the numbers for Cottonwood and all of Shasta County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Cottonwood?

The typical home value in Cottonwood is $363,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Shasta County it is $366,400.

How much does it cost to rent in Cottonwood?

Typical rent in Cottonwood is $1,391 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Shasta County is $1,581.

What is the FHA loan limit in Cottonwood?

Cottonwood uses the FHA limit for all of Shasta County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Cottonwood?

The typical homeowner in Cottonwood pays $2,649 a year, according to the U.S. Census Bureau. That is 0.73% of the home’s value; in Shasta County, the rate is 0.69%.

Where can I find free help to buy or rent in Cottonwood?

We found no HUD-approved counseling agencies with an office in Shasta County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).