Oroville

Oroville East is set along the foothills of the Sierra Nevada Mountains, about 30 miles south of Chico. "This is a great area; you've got the casino and the mountains," says Re/Max's Brian Voigt, who has been in real estate since 2011 and has called the area home for decades. "You're also looking at more acreage than you'll get closer to the city of Oroville." Homes in Oroville East are a mix of manufactured and single-family. Most homes are one-story — variations on the classic midcentury ranch style. There are also some more contemporary offerings built in the early 2000s. Oroville East offers substantially more affordable real estate than housing costs in the state. The average home in the area is under half the price of the state median, which was around $900,000 in mid-2024. Single-family homes range in price from around $250,000 to over $700,000, depending on the square footage of the house, state of renovation and lot size. Manufactured homes are priced between $75,000 and $450,000, depending on the acreage. Kids can start their education at Ophir Elementary, a walkable community school in Oroville East. The school is above average, with a B grade from Niche. Students then advance to Nelson Avenue Middle School, earning a C grade. Las Plumas High School is graded B-minus by Niche. Home of the Thunderbirds, LPHS has many clubs and student organizations, including anime, ceramics, Dungeons and Dragons, gaming and mock trial. Oroville East is split in half by state Route 162, which links up to state Route 70 and connects to Chico, about 30 miles north via state Route 99. The drive to Chico takes about 45 minutes for commuters during rush hours. Local roads are quiet with no through traffic to speak of and only the occasional stop light. Oroville Municipal Airport is 10 miles west. For those looking to travel to Sacramento or fly out of the state capital, the city is about 75 miles south via state Route 70. Butte Regional Transit operates bus routes in downtown Oroville, although there are no stops in Oroville East because it’s more rural. Most shopping and dining happen around downtown Oroville, but Wagon Wheel Market is a closer option for groceries in Oroville East. The Gold Country Smoke Shop is a popular cigar shop down the street. "The Gold Country Casino is the main entertainment venue in town. They've got a steakhouse, live music and comedy shows," Voigt says. For dining destinations downtown, Vallarta Grill Restaurant offers authentic Mexican and what guests call the best margaritas in town. Tong Fong Low is an established, family-owned Chinese eatery offering traditional dishes in a comfortable setting decorated with Asian flair. The Boss Burger is located off the Montgomery Street round-a-bout and is known for its burgers and selection of shakes. Oroville East sits in the north Sacramento Valley up in the foothills of the Sierra Nevada Mountains. “Off-roading is huge up here, and there are a lot of hikers and mountain bikers,” Voigt says. Directly west is the Loafer Creek Recreation Area, which has over 130 campsites with parking, a table and a cooking stove, and a boat lunch. “You’ve got salmon fishing on the Sacramento River, and the Bidwell Marina has beautiful views of the mountains.” There is more boating and camping at Lake Oroville State Recreation Area, which is popular with horseback riders and the site of a 640-foot waterfall. The city of Oroville promotes almost a dozen annual events, starting with the Snow Goose Festival in January of each year. The area is on one of the most remarkable bird migratory pathways in the world, and each year, millions of birds representing hundreds of species pass through the Northern Sacramento Valley. There is the Arbor Day Festival in March, Feather Fiesta Days in May and the Olive Festival and Juneteenth celebration in June. Farmers Markets happen May through September, the Salmon Festival occurs in September, and the Fourth of July and Christmas are big deals in town with respective celebrations. "The whole town is lit up around Christmas. It's beautiful and festive," Voigt says. Due to its location in the Sierra Nevada foothills, Oroville faces a serious wildfire risk. In July 2024, the Thomson Fire prompted evacuation orders as thousands of acres burned and over a dozen homes were destroyed. The lower home prices in Oroville East are essential with the increasing cost of fire insurance as more insurers pull out of the state.

Palermo is about 6 miles south of Oroville and 30 miles south of Chico. “Buyers here are going to be more acreage driven than in some other spots,” says Brian Voigt, who has been in real estate since 2011 and has called the area home since attending UC Chico. “This area is very flat, so it’s a good place for growing crops or building a shop.” The Palermo Union Elementary School District serves school-age children in Palermo and is graded C by Niche. Golden Hills Elementary and Palermo Middle are both graded C by Niche. The Oroville Union High School District is graded B-minus, like Las Plumas High School. Home of the Thunderbirds, LPHS has a full slate of athletic activities including football, cheer, volleyball and golf, among many others. Homes in Palermo are primarily single-family and manufactured. “This area is also on affordable acreage compared to anywhere else. If I’m looking for five acres to put a trailer on, this will be the place,” Voight says. Single-story ranch-style homes are standard, as are more contemporary builds on large plots of land. Homes range in price from around $280,000 for a four-bedroom home with about 1,500 square feet to $825,000 for a four-bedroom contemporary home with about 3,500 square feet. Manufactured homes start around $16,000 for a home on a small lot to over $400,000 for a home on at least five acres. Palermo is situated along state Route 70, which runs north through Oroville, toward Chico and south toward Sacramento. The area is mostly rural, with a few main thoroughfares like Palermo and Lone Tree roads and the Palermo-Honcutt Highway. Oroville Municipal Airport is about 9 miles away, though most people fly out of Sacramento. The community is about 65 miles north of Sacramento via CA-70, a drive that can take 90 minutes to two hours at rush hours. The area has no public transportation options, so residents require a car. Palermo is almost entirely residential, so shopping and dining are done nearby in Oroville. For stocking up on groceries, there is a Raley’s in Currier Square Center about 6 miles north via Lincoln Boulevard. Petco, Marshalls, AutoZone and Ace Hardware are in or around the shopping center. National chain favorites like Denny’s, Popeyes and Carl’s Jr. are among the many fast casual food offerings. Jenn’s Café is a popular breakfast spot in a modest venue known for its food and service. The biscuits and gravy and chicken fried steak are among the menu’s most popular items. The Cow Café & Grill is another place serving homestyle American favorites. Feather Falls Casino & Lodge is the entertainment center of Palermo. “They’ve been growing for over a decade, and they just keep getting bigger. Now it has a hotel,” Voight says. “That’s where people go for comedy shows and music venues; they pull people in with events.” Though the area has limited dedicated public green space, Palermo Park is the perfect place for a party. The horseshoe pits, covered picnic shelter and the gazebo are all available to rent per day. Kids can spend all day on the playground, and parents appreciate the public restrooms. The Palermo Pool sits at the same site as the park on Ludlum Avenue. There is a small wading pool and a main pool with a slide into 10 feet of water. The pool facility was closed for repairs in the 2024 season.

South Oroville is a primarily residential neighborhood that sits directly south of downtown Oroville, providing easy access to the city’s amenities. “This area tends to be very first-time homebuyer friendly,” says eXp Realtor Scott Peebles, whose family has been investing in Oroville for over 50 years. “You’ve got lower price points and smaller homes.” Homes in South Oroville are a mix of standard single-family homes and manufactured ones. The primary architectural style is the classic California ranch, some with a driveway and a garage. “There is a new development off Ophir Road and Lincoln Boulevard that is over 180 homes. It will include a two-acre park and walking trails,” Peebles says. Sales for the River Ranch development begin in fall 2024. Single-family homes range in price from around $90,000 for a 700-square-foot cottage to $350,000 for a three-bedroom home with about 1,800 square feet. Manufactured homes sell between $50,000 and $200,000. South Oroville is primarily residential, with little traffic and few stoplights. There aren’t a lot of major roadways that run through the area, but state Route 162, sometimes known as Oroville Dam Boulevard, crosses just north of the neighborhood. Chico is about 25 miles north via state Route 99, and Oroville Municipal Airport is about 4 miles west. Daily commutes to Sacramento aren’t typical, but the state capital and airport are about 70 miles south. There are bus routes locally operated by Butte Regional Transit. Kids can start their education at Golden Hills Elementary, a walkable community school in South Oroville that is graded C by Niche. Palermo Middle is another C school. Las Plumas High School is graded B-minus by Niche. Home of the Thunderbirds, LPHS has many clubs and student organizations, including environmental, art and film clubs and the academic decathlon. South Oroville is mostly residential, so shopping and dining are mostly done north of Oro Dam Boulevard in downtown Oroville. There is a Foodmaxx and Grocery Outlet at the Las Plumas Plaza to stock up on groceries. Visitors say the price is right at Pho Noodle House, an Asian fusion restaurant with popular offerings like egg rolls and drunken noodles. Provisions is a full-service restaurant bar serving new American fare. The vaulted ceilings, arched windows behind the bar and exposed brick make for an inviting atmosphere. Union offers its own take on new American food, and it has charming outdoor seating under striped awnings, brightly colored umbrellas and string lights. There isn’t much cultivated green space in South Oroville beyond Martin Luther King Park on Wyandotte Avenue. It’s an excellent place for a barbecue because picnic tables and grills are built in. There is also a playground and basketball park for the kids, and walking trails. Downtown, near a bend in the Feather River, is Riverbend Park. There are swimming areas along the river, the Bear Rock Playground, disc golf and a boat launch, among other amenities. Oroville promotes almost a dozen annual events, starting with the Snow Goose Festival in January and ending with the Parade of Lights in December. Each September, the city celebrates the return of the salmon to the Feather River with its Salmon Festival. The Arbor Day Festival is in June, the Wildflower & Nature Festival is in April and the Olive Festival is in June. The Fourth of July and Juneteenth are also celebratory events, and the Farmer’s Market runs from May through September.