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.
Lacey Nichols
RE/MAX Bluebonnet Properties
(346) 450-6028
17 Total Sales
1 in Oroville East
$450,000 Price
Kelly McCarthy
eXp Realty of California Inc.
(530) 734-2744
306 Total Sales
1 in Oroville East
$360,000 Price
Kari Wheeler
LPT Realty, Inc
(530) 531-8404
170 Total Sales
3 in Oroville East
$297K - $375K Price Range
JM
Janae Morris
NextHome Campbell Realty
(530) 607-6871
94 Total Sales
6 in Oroville East
$128K - $357K Price Range
Brian Voigt
Re/Max Home and Investment
(530) 385-0752
409 Total Sales
5 in Oroville East
$332K - $600K Price Range
Jeff Schubot
Realty One Group Complete
(279) 465-0167
32 Total Sales
1 in Oroville East
$287,000 Price
| 1 - Low Crime, 10 - High Crime | Oroville East | US |
|---|---|---|
| Homicide | 1 | 4 |
| Sexual Assault | 1 | 4 |
| Assault with Weapon | 1 | 4 |
| Robbery | 2 | 4 |
| Burglary | 2 | 4 |
| Motor Vehicle Theft | 2 | 4 |
| Larceny | 2 | 4 |
| Crime Score | 1 | 4 |
Source: WhatIsMyCrimeRisk.com
On average, homes in Oroville East, Oroville sell after 94 days on the market compared to the national average of 53 days. The median sale price for homes in Oroville East, Oroville over the last 12 months is $360,000, down 6% from the median home sale price over the previous 12 months.
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A lakeside neighborhood not too far from town
Lower price points and smaller homes in this neighborhood south of Oroville
A neighborhood near Oroville and next to a popular aquatic center
A NorCal neighborhood where buyers can purchase wide open space
Living a secluded life in the northern California Hills
