Español

Este sitio también está en español. Leer en español

City · 5,944 residents · Shasta County, California

Happy Valley , California

In Happy Valley, a typical home is worth $334,100. Compared with all of Shasta County, typical household income is 27% higher, the typical home value is 9% lower, and the share of households that own their home is 22 points higher.

WhatsApp

  • Typical home value

    $334,100

    9% below the county

    55% below California

    • Happy Valley
    • Shasta
    • California

  • Typical household income

    $92,222a year

    27% above the county

    7% below California

    • Happy Valley
    • Shasta
    • California

  • Households that own their home

    87%

    22 points above the county

    31 points above California

    • Happy Valley
    • Shasta
    • California

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

Happy Valley 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 Happy Valley apart

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

  1. Happy Valley has the 7th largest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (80%).

  2. 87% of households in Happy Valley own their home, against 66% in Shasta County.

  3. The typical household income in Happy Valley is $92,222, 27% more than in Shasta County as a whole ($72,636).

  4. Nearby, in Anderson, the typical home value is $283,000: 15% less than in Happy Valley ($334,100).

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

The homes here

Housing in Happy Valley

What homes there are in Happy Valley, 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

In Happy Valley, 7 in 10 homes are single-family detached houses; in Shasta County, 7.

Mobile homes are 30% of homes in Happy Valley, more than in Shasta County (10%).

Year built

In Happy Valley, half of the homes were built before 1979; in Shasta County, before 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

$1,945 a month

Shasta County: $1,990 a month

Owners with a mortgage

70%

Shasta County: 63%

The typical cost for an owner with a mortgage in Happy Valley is $1,945 a month, near the figure in Shasta County ($1,990).

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

The boundaries of Happy Valley changed since 2015–2019, so the Census does not compare its figures from then and now. 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

MeasureHappy ValleyShasta 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 2.932.502.842.53
Drive alone 89%77%66%69%
Carpool Unreliable estimate9%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 20 to 29 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Happy Valley has 2.93 people, more than in Shasta County (2.50).

To get to work, 89% of workers in Happy Valley drive alone; 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 Happy Valley?

A typical home is tight for the typical income

We start with a typical home in Happy Valley, worth $334,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 35% of the typical household income in Happy Valley, which is $92,222 a year. For that payment to be 28% of income, a household would need to earn about $115,774 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 Happy Valley. 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 $11,694 (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

$2,701

at 7.18% · 30 years

Loan amount
$328,048
Total interest
$471,984
Paid off in
November 2056

Includes $5,642 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,152 a month

  • Tight

    $2,152 to $2,767 a month

    Your payment · 35%

  • Hard

    more than $2,767 a month

Compared with the typical household income in Happy Valley ($92,222 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,701
Principal & interest$2,222
Property tax$192
Home insurance$139
FHA mortgage insurance (MIP)$148

You need at least $11,694 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

Happy Valley and Shasta County

Happy Valley 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).

Happy Valley's own numbers

Typical home value
$334,100
Typical yearly household income
$92,222
Households that own their home
87%
Effective property tax rate
0.69%

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 Happy Valley

A typical home in Happy Valley is worth $334,100: 9% below the county and 55% below California. With the typical household income in Happy Valley ($92,222 a year), a typical home costs 3.6 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.

  • Happy Valley 3.6 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

Happy Valley 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
  • Happy Valley $334,100
  • Shasta $366,400
  • California $734,700
  • United States $332,700
Typical yearly household income
  • Happy Valley $92,222
  • Shasta $72,636
  • California $99,122
  • United States $80,734
See the full table
Happy Valley next to Shasta County and California
Measure Happy Valley Shasta County California U.S.
Typical home value $334,100 $366,400 $734,700 $332,700
Typical yearly household income $92,222 $72,636 $99,122 $80,734
Households that own their home 87% 66% 56% 65%
Typical yearly property tax $2,296 $2,542 $5,124 $3,119
Effective property tax rate 0.69% 0.69% 0.7% 0.94%
Renters with high rent for their income 80% 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 Happy Valley

For a typical $334,100 home in Happy Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Happy Valley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,701a month

    Least cash to close
    Down payment
    $11,694
    Cash to close
    $21,717
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $148

  • Conventional, 5% down $2,640a month

    Down payment
    $16,705
    Cash to close
    $26,728
    Rate
    7.18%
    Mortgage insurance
    PMI · $159

  • Conventional, 20% down, no PMI $2,142a month

    Down payment
    $66,820
    Cash to close
    $76,843
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,451a month

    Down payment
    $50,115
    Cash to close
    $60,138
    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 Happy Valley and for Shasta County.

Property tax

Effective rate in Happy Valley

0.69%of the home’s value each year

$2,296 a year for the typical owner in Happy Valley.

  • Happy Valley 0.69%
  • 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 Happy Valley

The Census Bureau publishes no typical rent for Happy Valley. Below are the fair market rents for Shasta County. In Happy Valley, 80% 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 Happy Valley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Happy Valley is in ZIP code 96007.

For 2 bedrooms it is $1,440: $141 less than the fair market rent for Shasta County ($1,581).

  • 96007 $1,440$1,990

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Happy Valley 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 Happy Valley

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 pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Happy Valley

No down payment, repair or rent-help program on our list is for Happy Valley or Shasta County. The ones below are statewide in California: they work in Happy Valley 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 Happy Valley

The HUD-approved agencies closest to the center of Happy Valley, 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 · 137 miles away · Spanish

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

  • Balance - Santa Rosa

    3033 Cleveland Ave, Santa Rosa · 139 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (800) 777-7526

  • Greater Sacramento Urban League-Oak Park

    2331 Alhambra Blvd, Sacramento · 141 miles away · Spanish

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

All counseling agencies in California

Help in Spanish near Happy Valley

2 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 Happy Valley

HUD’s record names them for Happy Valley 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 Happy Valley, 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 Happy Valley.

All guides
A man and two girls read a book together on the sofa.

Questions

Housing questions about Happy Valley

Short answers with the numbers for Happy Valley 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 Happy Valley?

The typical home value in Happy Valley is $334,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Shasta County it is $366,400.

What is the FHA loan limit in Happy Valley?

Happy Valley 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 Happy Valley?

The typical homeowner in Happy Valley pays $2,296 a year, according to the U.S. Census Bureau. That is 0.69% of the home’s value; in Shasta County, the rate is 0.69%.

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

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).