Chico

Buyers in Chico, a Sacramento Valley city, seeking convenient access to the city and lakefront property at a lower price than other Chico neighborhoods, explore California Park. This neighborhood is in a prime location: highway access without too much noise or through traffic and a private access lake within the city. Residents are zoned for highly rated schools and are close to popular shopping and dining options. The lake is California Park’s defining feature and a social hub. “There’s a lot to do,” says Kelsey Watt, a Realtor Associate at Capital Rivers Commercial, selling homes since the late 2010s. “A lot of activities are oriented around the lake.” The lake has private access and is open only to Homeowners Association members. Some lots back up to the lake and have their own dock access. Many neighbors participate in the California Park Yacht Club, which allows "yachts" of all sizes and styles so long boat owners live in the neighborhood. Residents enjoy boating on the lake and spending time on the water or with neighbors. Fishing is allowed, but adults must have a current fishing license. Some California Park residents participate in boat parades and organize potlucks afterward. Blue Oak Park and its playground are at the northern end of the upper lake. “California Park is a good-quality, established neighborhood,” says Watt. “Its homes are mostly older, so they are more affordable.” Many explore California Park as an affordable alternative to neighboring Canyon Oaks, where homes sell for a median of $1.2 million, compared to California Park's median of $500,000. Neighborhood homes are Modern Traditional, starting at $370,000 and going up to $625,000 depending on the size and location. The community has a few condos, beginning at $235,000 and exceeding $500,000. “The neighborhood on this big, beautiful man-made lake, so a lot of the homes have these cute little docks,” says Tierra Hodge, a local real estate agent with eXp Commercial. “Lakefront property is more expensive. But there are also some great little lakefront condos.” Kids can start school at Sierra View Elementary School, which earns an A on Niche. Harry M. Marsh Junior High School, graded an A-minus, serves the neighborhood. Pleasant Valley High School is a California Distinguished School and earns an A from Niche. For students who want to continue their education close to home, the city is home to a state university: California State University, Chico. “It’s a very walkable area,” says Hodge. “They’re widening the roads and making it even more accessible.” The neighborhood’s network of sidewalks makes walking around California Park easy or stopping off at one of the neighborhood restaurants. Bidwell Park and Pizza is a popular spot for lunch or dinner. Food truck Burritos Bajas serves made-to-order Mexican dishes. Residents can grab a coffee at Bellachino's Cafe. More shopping and dining options are a short drive southwest of the neighborhood. Along the East 20th Street corridor, shoppers will find WinCo Foods, Target and Walmart. Hodge recommends nearby local restaurants Nama Sake Sushi and Restaurant and Rione Italian Restaurant. Plenty of chain options exist, from fast food at Del Taco to sit-down joints like Black Bear Diner. “You’re tucked away, but you’re six minutes to downtown,” says Hodge. U.S. Route 32, called Deer Creek Highway in Chico, runs across the neighborhood's entrance. Route 99 intersects with 32 just outside the neighborhood, making it easy to travel 90 miles south to Sacramento or 170 miles southwest to San Francisco.

In the Sacramento Valley city of Chico, Canyon Oaks is a gated community known for its access to a sought-after golf course and a popular city park. Buyers here seek homes larger homes in an ideal location. The neighborhood is private access but within a short drive of shopping, dining and city activities. “It’s a gated community on an incredible golf course,” says Tierra Hodge, a local real estate agent with eXp Commercial. Canyon Oaks gets its name from the golf course in the community. Most buyers purchasing in the neighborhood are Canyon Oaks Country Club members or intend to pursue a membership to the private club. “It borders one of the largest municipal parks in the country,” says Hodge. “You’ll see beautiful wildlife: turkeys, wild foxes, deer. There’s a lot of beautiful nature.” The city park feels far removed from Chico, offering visitors winding hiking and biking trails and open green space. The park goes on for miles. Bidwell Park also maintains amenities like picnicking space, parking and restrooms to make visits for comfortable. “There’s a big, beautiful natural pool in the park,” says Hodge. “It’s popular in the summer.” Visitors enjoy swimming in the pool created by the Big Chico Creek and exploring the creek bed from the shore. Horseback riding is another way to explore the park, but some would rather get a bird’s eye view by paragliding. “Canyon Oaks is a very nice upscale gated community,” says Kelsey Watt, Sacramento Realtor Associate who has previously sold homes in the area. “You’ll find higher-end homes there.” Most Canyon Oaks homes are Spanish Revival, with features like stucco siding and red tile roofs. Prices begin at $630,000 but can go up to $2 million. Plenty of homes in the neighborhood sell for under a million, but buyers seeking 3,000 square feet or more will find options starting at the million-dollar mark. Hodge says that although homes can be pricey, they are not as expensive as other Northern California real estate. “You can get a gorgeous home you’d be paying 2 million for in the Bay Area,” Hodge says. “It’s incredibly accessible for the price point.” “There are two year-round farmers markets that people love --- one every Saturday downtown and one every Wednesday in North Chico,” says Hodge. Chico residents browse local produce and handmade goods sold by local artisans. The city has a vibrant art scene crafted by local artists who operate galleries and showcases around the city. The Art Wine and Walk is a city-sponsored month-long program held in the fall. Participants can enjoy a glass of wine while viewing art installations. For shopping and dining, Canyon Oaks residents can head to Vallombrosa Avenue, a nearby Chico thoroughfare lined with retail and restaurants. Local favorites include Noodle House and Morning Thunder Café, as well as standard chains like Chipotle. The nearest grocery store, a Safeway, is a five-mile drive from Canyon Oaks. Hodge says the neighborhood’s commutable location is one of its appeals. “Within the neighborhood, it’s light traffic so that people can walk around,” she says. “But it’s close to town.” Residents will need a car to get around beyond the neighborhood. Vallombrosa Avenue to the neighborhood’s west connects Canyon Oaks with Chico shopping and dining. California State Route 32 runs near Canyon Oaks, intersecting with U.S. Route 99, a short drive outside the neighborhood. Via Route 99, also called the Golden State Highway, Sacramento is a 90-mile drive south. San Francisco is farther, and the 167-mile drive takes just over three hours on average. Kids can start school at Sierra View Elementary School, which earns an A on Niche. Neighborhood kids can go on to Harry M. Marsh Junior High School, graded an A-minus. Pleasant Valley High School, graded A by Niche, offers an International Baccalaureate Programme and is a California Distinguished School. For students who want to continue their education close to home, the city is home to a state university: California State University — Chico.

Chapman is an older community new to Chico. The city recently annexed the neighborhood, and Chico’s utilities now serve it. Chapman has already established itself as a part of the community through its landmark local business — Sierra Nevada Brewing Company. Buyers are attracted to the area for its older homes, which are considered more affordable by Chico standards, and its neighborhood schools. Chapman is positioned for easy access to Chico’s main thoroughfares. State Route 32, known as East Eighth Street in the neighborhood, and state Route 99, known as the Golden State Highway in the region, frame the east edges of the neighborhood. These roads make it easy to travel into town, whether for work, to shop, or to travel greater distances, like 85 miles south to Sacramento. “It’s easy to get around, but, of course, there’s some traffic,” says Kristin Wilson Ford, a real estate associate with Re/Max of Chico. “And there’s going to be some traffic noise.” Chapman is primarily residential. Set back from the highways, neighborhood streets are smaller and quieter, shaded by dense trees. “It’s a more affordable area,” says Ford. “Most of the homes are older.” Chapman homes have a lower median pricing of $330,000, $100,000 less than the median price in Chico. Most homes are ranches, starting around $200,000 to $350,000. Sierra Nevada Brewing Company makes its home in the Chapman neighborhood of Chico. “It’s quite the thing. The brewery is a super popular place in the area,” says Josh Burns, real estate agent with Becky Prater Real Estate. Fans of the brand enjoy touring the brewery, sampling IPAs in the Brewhouse Bar Taproom or dining at the brewery's restaurant. Aside from the landmark local brewery, there are few shopping and dining options in Chapman. Beatniks Coffee House and Breakfast Join and Gordo Burritos are located off Route 32 in the neighborhood. More options are found east of the neighborhood on the other side of Route 99, where shoppers will find Target, WinCo Foods and Chico Marketplace shopping mall. Restaurants around the mall include national brands like Taco Bell and Chili’s. This small neighborhood has plenty of community green space. Chico’s Community Park spans the neighborhood's eastern edge, providing residents with game courts, multipurpose fields, playgrounds and picnicking areas. The city operates youth sports leagues out of the park and Kite Day, a popular spring event where locals gather to fly kites. Smaller Chapman Park is growing in popularity thanks to the new splash pad. During the summer months, visitors cool down under the water features. Kids can start school at Chapman Elementary School, graded B-minus by Niche. From there, neighborhood kids can go on to Harry M. Marsh Junior High School, graded A-minus. Kids can finish school at Chico High School, which has previously earned distinction as a California Distinguished School and a National Blue Ribbon of Excellence School and earns an A from Niche. For students wanting to go to college close to home, California State University — Chico welcomes students from around the state.

"People here prefer less traffic and a slower pace of life, where you can bike to the farmers market downtown or hike hundreds of trails in Bidwell Park,' says Alisha Simpkins, Team Leader and Realtor with Keller Williams Realty Chico Area, who's been selling in the area since 2006. "And we're a university town, so it's a little more eclectic." Chico's founder, John Bidwell, sold the neighborhood's former farmland terrain in the late 1800s, launching the Chico Vecino development. Since then, it's grown into an urban forest with charming Victorians, classic Craftsmans and a dozen numbered avenues — blocks from California State University Chico. Today, Chico Vecino is called "The Avenues" or "The Aves." First through 12th avenues parallel northward between Big Chico Creek and East Avenue. The community's footprint surrounds Chico's most well-known tree-lined promenade, The Esplanade. On warm summer evenings, neighbors relax on comfy front porches and year-round, an established foliage canopy adds seasonal beauty. "There's a uniqueness here," says Simpkins, "that has a college draw, a retiree draw, an entrepreneur draw. It's not Austin, but it has a similar vibe. Very artsy, no judgement and full of ideas." "Bidwell Park is one of the best things about living here," adds Simpkins. "It travels throughout Chico from Lower Bidwell Park with a pool, playground and tons of hiking trails to Upper Bidwell Park where there's swimming holes and disc golf." The park's 2,500 acres were gifted to the city for recreation by Annie Bidwell in 1905 and is a shared Chico treasure. The Bidwells' 26-room Italianate Victorian mansion is now the Bidwell Mansion State Historic Park and is undergoing extensive renovation in 2024. This historic landmark will reopen to the public for tours in early 2025. Whether in parks or on the avenues, bikes are everywhere. "You'll see people biking to breakfast, to markets, to school. It's so bike-friendly that four of our shops downtown are bike shops." In the neighborhood, Bidwell Perk is the spot for pick-me-up beverages and pastries, and Monstros is popular for takeout pizza. Along the Esplanade, dining choices range from all-day classic American fare at Nash's to The Italian Cottage trattoria, a mainstay since 1965. It's also an easy stroll into downtown Chico for an array of eateries, tea bars and taphouses. "We're really big on supporting our mom-and-pops," adds Simpkins. "So many businesses got their start here: Reusable ChicoBags, Klean Kanteen and husband-and-wife-owned All the Bitters, that's now gone nationwide. Downtown, we still have Shubert's, one of the most nationally recognized ice cream and candy shops." Groceries are super-convenient at Safeway, right next to Walgreens, less than a mile west of The Esplanade. "We used to have a big music and performing arts industry here. I'm listing one of the nation's oldest movie theaters in downtown Chico, the El Ray. There's a vision here to bring back the cool artsy vibe of this phenom venue in a place that still feels like a small town." Right on the Esplanade, art lovers can peruse a quirky collection at the Museum of Northern California Art. "Our streets in Chico are very popular, but our Avenues are even more popular," adds Simpkins. "There's a pride of ownership here. Seven out of 10 times, we have local builders, not tract-style developers. You can walk into Safeway and see your builder. DR Horton just came into Chico, but for the most part, Chico is local." Older homes in The Avenues show their age and character; many are nicely maintained or updated. Rare condos in the center of The Avenues ask between $180,000 and $190,000. Single-family options vary from earthtone stucco ranch styles built around the early 2000s on the west side from $380,000 to $500,000, depending on age and renovation condition. Some beautifully remodeled turn-of-the-century and midcentury homes on the east side of Esplanade can ask between $480,000 and $650,000. The lower-numbered residential avenues are often sidewalked on both sides, and mature trees flourish. Public schools are within the Chico Unified School District, which gets an A on Niche. Kids start at Citrus Avenue Elementary, given a B-minus and move on to Chico Junior High, which earns an A-minus. Older students head to A-grade Chico High, whose field hockey team won the CIF Northern Section State Championship title in 2023. The charter Inspire School of Arts and Sciences high school also gets an A and is one of only 19 schools statewide to receive the California Exemplary Arts Education Award in 2023 for standout arts education funding, resources and instruction. The Avenues is an ideal location for students or employees of the California State University Chico, known for its hip, downtown proximity, beautiful 132-acre campus and expansive ecological reserve. Chico State is No. 7 on U.S. News and World Report's ranking of Top Public Universities in the West. "We're California living without the traffic. And you're only an hour and a half from the Sacramento International Airport and 30 minutes from I-5, which takes you the whole length of California. You're close to big cities, but secluded without that big city feel." Throughout Chico Vecino, bikes are welcomed and encouraged, and there are dozens of bike lanes, bike paths and bike racks provided by the city. Living on The Avenues puts locals close to a roster of downtown events. "Our downtown community," says Simpkins, "has themed races all the time. Fleet Feet hosts the Downtown Mile in the Spring, and there's also this trike-racing thing at Madison Bear Garden where you go bar hopping and ride a trike around. It's such a college town thing." About 2 miles north, the Amber Grove Community puts on a fabulous Christmas lights tour every year.

Downtown Chico is at the epicenter of everything this northern California community has to offer. “It’s the heart of the little city,” says Kelsey Watt, a Realtor Associate selling homes since the late 2010s. “There’s so much to do, and it’s close to everything.” Residents will be close to city events in Downtown Chico and some of the most favored restaurants in the city. Buyers have their pick of older homes and new builds, representing the enduring popularity of the neighborhood. “The residential area is pretty quiet but super friendly. People wave at you when you go by,” says Tierra Hodge, a local real estate agent in the area. Downtown Chico is mostly occupied by commercial businesses but residential blocks from the retail corridors. Most homes are older. “The homes are mostly beautiful older Craftsman,” says Hodge. Craftsman homes start at just over $400,000 to $800,000, depending on the scale of the homes and if they’ve been updated. There are new builds available, consistently selling around $400,000. Downtown Chico residents are spoiled for choice when it comes to restaurants. “It’s a big foodie scene,” says Hodge. “There’s a ton of great local restaurants.” Grana is a lively Italian restaurant with outdoor seating. Madison Bear Garden is known for its eclectic interior and hamburger specials. Momona is a laid-back Japanese joint, and Sicilian Cafe is a more upscale option for dinners out. Downtown is full of local businesses, like The Peddler's Closet and Urban Couture. Shoppers browse second-hand shops, clothing boutiques and specialty stores selling gifts and hobby goods. For essentials, locals head north to Safeway. Downtown Chico residents are spoiled for choice when it comes to restaurants. “It’s a big foodie scene,” says Hodge. “There’s a ton of great local restaurants.” Grana is a lively Italian restaurant with outdoor seating. Madison Bear Garden is known for its eclectic interior and hamburger specials. Momona is a laid-back Japanese joint, and Sicilian Cafe is a more upscale option for dinners out. Downtown is full of local businesses, like The Peddler's Closet and Urban Couture. Shoppers browse second-hand shops, clothing boutiques and specialty stores selling gifts and hobby goods. For essentials, locals head north to Safeway. Downtown Chico is a hub of activity, as it often hosts city programming. The Thursday Night Market, which runs from spring through the end of summer, is a place to shop for local produce and explore wares from local artists and vendors. Hodge says this is one of the most popular community events. There are many events promoting local businesses, like art walks and restaurant crawls. The city celebrates holidays with events like Treat Street for Halloween and the Community Christmas Tree Lighting for the winter holidays. Every month, there is something new to do. Kids can start school at Citrus Elementary School, which earned a B-minus from Niche. Chico Junior High School, A-minus, also serves the neighborhood. They can finish high school at Chico High School, graded A, which has previously earned distinction as a California Distinguished School and a National Blue Ribbon of Excellence School. For students who want to continue their education close to home, the California State University — Chico neighbors downtown. City Plaza is the neighborhood’s centerpiece, serving as a popular hangout spot and hosting city events like summer concerts and markets. The plaza’s water feature is a place to cool down in the summer. Two small parks sit at the northern end of the neighborhood. Kids enjoy the play equipment at Ringel Park, a small pocket park. Visitors enjoy spending time in the open green space of Lost Park, which offers a playground and views of the Big Chico Creek. “It’s a very walkable, shady quiet neighborhood,” says Hodge. “Things sell really rapidly because you can walk to everything.” Sidewalks make it easy to get around, as residents can walk from their front door to one of the many neighborhood restaurants. When driving, State Route 32 runs through the neighborhood. This highway intersects with State Route 99 not too far from the neighborhood. Residents can easily travel the 90 miles south to Sacramento.

Conveniently located near Downtown Chico and the city’s highways, East Streets is one of the city’s oldest and most enduringly popular neighborhoods. The area is full of older, well-maintained homes, and Bidwell Park sprawls to the north of the community. Plus, the neighborhood is served by highly rated schools and some of the city’s favorite shopping and dining options The neighborhood is a mix of styles, from 1950s ranch-style houses to early 20th-century colonials, although most homes in the area are at least 70 years old. Mature trees canopy the sidewalks leading around the community and the streets are set in a strict grid pattern, an extension of the downtown streets directly southwest. “The homes there are older, and all have the charm of older homes. It’s not historic, though, so people can typically renovate. It’s generally more expensive than other areas,” says Kristin Wilson Ford, a real estate associate with Re/Max of Chico. Without an architectural review board or historic guidelines, home buyers are free to renovate or upgrade however they'd like. Buyers will spend $400,000 to $620,000 on ranch-style homes or $650,000 to just over $1 million for a Colonial home. Most kids start school at Parkview Elementary School, graded A-minus by Niche. They will go on to Chico Junior High School, also A-minus by Niche. Chico High School, graded A, is a California Distinguished School and a National Blue Ribbon of Excellence School. “The neighborhood is close to California State University — Chico, which appeals to a lot of people,” says Josh Burns, a real estate agent with Becky Prater Real Estate. The university attracts students from all over, but it is a convenient option for students who want to attend college close to home. The nearby university also hosts events and brings an influx of business into the city. Bidwell Park, which borders East Streets, is one of the largest municipal parks in the country and is extremely popular with locals. “People want to be close to Bidwell Park,” says Burns. “There’s so much to do there, and the park is known for its programming.” The park occupies thousands of acres in the center of Chico and can accommodate a variety of activities, from swimming to biking. Kids enjoy the playgrounds, and older visitors enjoy exploring the winding trails. Bidwell Park’s golf course hosts tournaments and events, and a number of youth sports leagues operate out of the park. Local kids enroll in the park's camps and clubs, and adults participate in more challenging group activities like organized hikes. Downtown Chico, the shopping and dining hub of the city, borders East Streets. Here, residents can find upscale and casual, local and chain options. When dining out, residents are within walking distance of everything from Italian at Grana and South American fare at Lili’s Brazilian Bistro or more kitschy Americana spots like Madison Bear Garden, a city favorite serving classic American dishes and drinks in an atmospheric environment since the 1970s. Residents head to the nearby Safeway when shopping for essentials and explore local stores like Urban Couture and Little Red Hen for more specialty options. The neighborhood sits just away from state Routes 32 and 99, with entrances to both corridors within a mile of East Streets. Although the neighborhood doesn’t get excess traffic and noise, East Streets isn’t far from Chico’s major thoroughfares. Residents can easily travel around town or begin their journey to farther destinations, like Sacramento, 85 miles south, or San Francisco, 170 miles southwest. A city bus also circulates in the area, providing another transportation option. Some residents might choose to walk to Downtown, as it is within a mile of most parts of the neighborhood.