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City · 19,752 residents · Butte County, California

Oroville , California

In Oroville, a typical home is worth $311,600 and typical rent is $1,093 a month. Compared with all of Butte County, the typical home value is 27% lower and typical household income is 23% lower.

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  • Typical home value

    $311,600

    27% below the county

    58% below California

    • Oroville
    • Butte
    • California

  • Typical rent

    $1,093a month

    23% below the county

    46% below California

    • Oroville
    • Butte
    • California

  • Typical household income

    $52,270a year

    23% below the county

    47% below California

    • Oroville
    • Butte
    • California

  • Households that own their home

    53%

    4 points below the county

    3 points below California

    • Oroville
    • Butte
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$302,331
1.3% less than 12 months ago
Typical rent
$1,436 a month
4.7% more than 12 months ago

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

Oroville is in Butte 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 Butte County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Oroville apart

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

  1. Oroville has the 29th lowest typical rent of the 648 cities in California with more than 5,000 people ($1,093).

  2. Oroville has the 31st lowest typical household income of the 659 cities in California with more than 5,000 people ($52,270).

  3. The typical home in Oroville is worth $311,600, 27% less than in Butte County as a whole ($424,700).

  4. Nearby, in Thermalito, the typical home value is $254,900: 18% less than in Oroville ($311,600).

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

The homes here

Housing in Oroville

What homes there are in Oroville, 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 Oroville, 6 in 10 homes are single-family detached houses, about the same as in Butte County.

Year built

The typical home in Oroville was built in 1967, 14 years before the typical one in Butte County.

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

The FHA limit for Butte County is high ($541,287): at least 93% of owner-occupied homes in Oroville are worth less than $500,000.

Monthly rent with utilities

By rent, most homes in Oroville cost less than HUD's 2-bedroom fair market rent ($1,509): about 77%.

With a mortgage

$1,593 a month

Butte County: $2,187 a month

Without a mortgage

$654 a month

Butte County: $689 a month

Owners with a mortgage

65%

Butte County: 58%

In Oroville, 65% of owners have a mortgage, and their typical cost is $1,593 a month, against $2,187 in Butte County. Without one it drops to $654.

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

Since 2015–2019, homes in Oroville gained value faster than in Butte County: 70% against 56%.

Since 2015–2019, the typical rent in Oroville rose 29%, less than in Butte County (33%).

While home values in Oroville changed +70% and rent +29%, the typical household income rose 52%.

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

MeasureOrovilleButte CountyCaliforniaUnited States
Rental vacancy Unreliable estimate5.9%4.2%5.5%
Homeowner vacancy Unreliable estimate1.6%0.8%0.9%
More than one person per room 6.2%3.8%8.2%3.4%
People per household 2.632.422.842.53
Drive alone 76%72%66%69%
Carpool 11%9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate4%3%3%
Work from home 8%13%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

In Oroville, 6.2% of households live with more than one person per room, against 3.8% in Butte County.

Households in Oroville are bigger: 2.63 people on average; in Butte County, 2.42.

In Oroville, 76% of workers drive alone to work; in Butte County, 72%.

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 Oroville?

A typical home costs more than the typical income allows

We start with a typical home in Oroville, worth $311,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 59% of the typical household income in Oroville, which is $52,270 a year. For that payment to be 28% of income, a household would need to earn about $109,313 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Oroville. 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 $10,906 (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

$2,551

at 7.18% · 30 years

Loan amount
$305,956
Total interest
$440,199
Paid off in
November 2056

Includes $5,262 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,220 a month

  • Tight

    $1,220 to $1,568 a month

  • Hard

    more than $1,568 a month

    Your payment · 59%

Compared with the typical household income in Oroville ($52,270 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,551
Principal & interest$2,073
Property tax$210
Home insurance$130
FHA mortgage insurance (MIP)$138

You need at least $10,906 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

Oroville and Butte County

Oroville is in Butte 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).

Oroville's own numbers

Typical home value
$311,600
Typical monthly rent
$1,093
Typical yearly household income
$52,270
Households that own their home
53%
Effective property tax rate
0.81%

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

Numbers for all of Butte County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,509
Price change over 5 years (FHFA)
+23%
Homes in a high flood-risk zone
5.6%

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 Butte County.

Everything about Butte County

Buying

Buying a home in Oroville

A typical home in Oroville is worth $311,600: 27% below the county and 58% below California. With the typical household income in Oroville ($52,270 a year), a typical home costs 6.0 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.

  • Oroville 6.0 years
  • Butte 6.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Butte County

According to FHFA’s house price index, home prices in Butte County rose 74% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +0.5% +0.8% +2.9%
5 years (2020–2025) +23% +40% +47%
10 years (2015–2025) +74% +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

Oroville next to Butte 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
  • Oroville $311,600
  • Butte $424,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Oroville $1,093
  • Butte $1,414
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Oroville $52,270
  • Butte $67,928
  • California $99,122
  • United States $80,734
See the full table
Oroville next to Butte County and California
Measure Oroville Butte County California U.S.
Typical home value $311,600 $424,700 $734,700 $332,700
Typical monthly rent $1,093 $1,414 $2,036 $1,413
Typical yearly household income $52,270 $67,928 $99,122 $80,734
Households that own their home 53% 57% 56% 65%
Typical yearly property tax $2,521 $2,951 $5,124 $3,119
Effective property tax rate 0.81% 0.69% 0.7% 0.94%
Renters with high rent for their income 56% 60% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Butte 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 Oroville

For a typical $311,600 home in Oroville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Oroville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,551a month

    Least cash to close
    Down payment
    $10,906
    Cash to close
    $20,254
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $138

  • Conventional, 5% down $2,494a month

    Down payment
    $15,580
    Cash to close
    $24,928
    Rate
    7.18%
    Mortgage insurance
    PMI · $148

  • Conventional, 20% down, no PMI $2,029a month

    Down payment
    $62,320
    Cash to close
    $71,668
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,317a month

    Down payment
    $46,740
    Cash to close
    $56,088
    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 Oroville and for Butte County.

Property tax

Effective rate in Oroville

0.81%of the home’s value each year

$2,521 a year for the typical owner in Oroville.

  • Oroville 0.81%
  • Butte 0.69%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Butte County

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

Homes in the high-risk zone
5.6%
4,026
Of those, with NFIP insurance
22%
County California U.S.
Homes in the high-risk zone 5.6% 2.8% 3.5%
Of those, with NFIP insurance 22% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Oroville

Typical rent in Oroville is $1,093 a month: 23% below the county. In Oroville, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Butte County, by unit size. To pay the 2-bedroom one ($1,509 a month) without spending more than 30% of your income, you would need to earn $29.02 an hour working full time.

HUD fair market rent for all of Butte 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 $1,064 $20.46 $42,560
1 bedroom $1,190 $22.88 $47,600
2 bedrooms $1,509 $29.02 $60,360
3 bedrooms $2,090 $40.19 $83,600
4 bedrooms $2,522 $48.50 $100,880

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 Oroville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Oroville has 2 ZIP codes with their own.

For 2 bedrooms it is $1,470 in all of them.

None is above the fair market rent for Butte County ($1,509).

  • 95965 $1,470$2,040
  • 95966 $1,470$2,040

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Oroville 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?

Low-income apartments

Low-income apartments in Oroville

HUD lists 10 buildings with rents for lower incomes in Oroville. These are the largest.

  • Butte County 700 Mitchell Ave, Oroville 95965 345 low-income homes · Run by County of Butte HSG Auth · Average payment: $565 a month · Average wait: 33 months (530) 895-4474
  • Boulder Creek 675 Mitchell Ave, Oroville 95965 156 low-income homes · In service since 1994 · For families
  • The Highlands Apts 202 Table Mountain Blvd, Oroville 95965 88 homes, 86 low-income · 1 bd: 32 · 2 bd: 56 · In service since 2007
  • Hillview Ridge Apts I 2750 Gilmore Ln, Oroville 95966 72 homes, 71 low-income · 2 bd: 24 · 3 bd: 40 · 4 bd: 8 · In service since 2008 · For families
  • Oroville Manor 2750 Lincoln St, Oroville 95966 72 homes, 71 low-income · Studio: 4 · 1 bd: 67 · 2 bd: 1 · In service since 2005 · For older adults

See all 40 buildings in Butte County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Oroville

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 Butte County. The nearest ones are below; many serve by phone or online.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Oroville

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

The HUD-approved agencies closest to the center of Oroville, 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 · 60 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 · 65 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 · 65 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 Oroville

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 Oroville

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

  • County of Butte HSG Auth Public housing and Section 8 vouchers (530) 895-4474

All housing agencies in California Source: HUD

Cities

Other cities in Butte County

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

Everything about Butte County Housing in California

Nearby cities

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

Neighboring counties

If Butte 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 Oroville.

All guides
Two girls write and draw together at the living-room table.

Questions

Housing questions about Oroville

Short answers with the numbers for Oroville and all of Butte 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 Oroville?

The typical home value in Oroville is $311,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Butte County it is $424,700.

How much does it cost to rent in Oroville?

Typical rent in Oroville is $1,093 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Butte County is $1,509.

What is the FHA loan limit in Oroville?

Oroville uses the FHA limit for all of Butte 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 Oroville?

The typical homeowner in Oroville pays $2,521 a year, according to the U.S. Census Bureau. That is 0.81% of the home’s value; in Butte County, the rate is 0.69%.

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

We found no HUD-approved counseling agencies with an office in Butte 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).