$372,285Average Value$202Average Price per Sq Ft3Homes For Sale
Life overlooking Redding
Many Redding locals know the Bluffs for its large cliffside homes they see while paddling on the Sacramento River. These homes are known for having some of the best views in Redding, overlooking the river, Turtle Bay Exploration Park and downtown. "The Turtle Bay Exploration Park and different trails take up most of this area. It's all preserved land, so there'll never be any development," says Realtor Richard Howe with RE/MAX of Redding, who's lived in Redding since the 1970s. With few homes and tons of natural space, the neighborhood feels more like a secluded community in the hills, even though it's less than a mile from large shopping centers. Residents can access hiking trails in the hills or along the river within a short walk from home. Because most of the area is protected, the communities of riverfront homes and condos farther up the hill are small and turnover is rare. "These were expensive lots that weren't for sale until fairly recently," Howe says, "so when they were for sale, people bought them up and built big custom homes that they plan on staying in for a while."
Riverfront mansions and condo communities
The neighborhood is most well-known for its homes near or on the river. These are in River Heights, on the neighborhood's east end. All of the community's homes are on River Bend Road, except for a few looping off-streets with clusters of condos. These two-to-three-bedroom Mediterranean-inspired condos range from $300,000 to over $500,000 for those facing the river. Most of River Heights' single-family homes are custom-built. Expansive four-bedroom homes that aren't on the water can cost about $600,000 to $900,000. The most sought-after cliffside homes range from four-bedroom mansions for $700,000 to palatial homes with multiple wings for up to $2 million. These homes have lots of secluded backyard space with uninterrupted views of the river and attractions like the Sundial Bridge, a walking bridge that resembles a giant sundial. There are more homes along the bluffs on Palisades Avenue. These two-to-four-bedroom homes range from $300,000 to $900,000 for those with the clearest river views. The neighborhood isn't all riverfront communities. Condo communities up the hill are farther from the water but still offer elevated views of the natural space. Two-to-four-bedroom units can cost $250,000 to $500,000.
Living on the edge is some estate homes in Bluffs.
Some more affordable homes are these condos, in Bluffs.
1/2
Backyard view of Fourth of July fireworks
One of the perks of living in these homes overlooking the river is an unobstructed view of Redding's Fourth of July fireworks. "These folks just walk out to their backyard for a perfect view of the fireworks or whatever else is going on for other holidays," says Howe. The city lights off the fireworks from the Redding Civic Center on the east side of the Sundial Bridge, so residents have a clear view of the show.
Bluffs neighborhood overlooks the Sacramento River and downtown Redding.
The Sundial Bridge spans over the Sacramento River in Bluffs.
1/2
Hiking in the hills
The neighborhood's natural space is etched with dirt hiking trails like the Hilltop Trailhead, less than a mile from many homes. As the name suggests, the trail starts at the top of the hill and winds down to the river. After about a mile, it meets the Sacramento River Trail at the Sundial Bridge. From here, hikers can follow the trail for miles west or cross the bridge into Turtle Bay Exploration Park, which has nearly 10 miles of paths through protected riverfront space.
This runner is stretching out before his trek at Bluffs’ Sacramento River Trail.
Wide open spaces, in Bluffs, makes this a popular place to live.
1/2
B-graded Turtle Bay Elementary School
Neighborhood students can attend the Redding Elementary School District, which is graded a B-plus overall by Niche. They begin at Turtle Bay Elementary and continue at Sequoia Middle, both graded a B. Students finish at A-rated Shasta High, which is a part of the A-rated Shasta Union High School District. On fall Friday nights, locals fill the home stands of Shasta's football stadium to cheer on the Wolves while taking in the mountain view.
Turtle Bay School is home of the Hawks.
Sequoia Middle School is located in the Garden Tract neighborhood in Redding.
Shasta High School is a highly rated school in Redding.
1/3
Retail at Mt. Shasta Mall
Mt. Shasta Mall, the city's main shopping center, is less than a mile from homes on the east end. Folks come to this plaza for everything from basic goods at Walmart and Target to specialty groceries at Trader Joe's and Sprouts Farmers Market. Inside the mall, there are dozens of fashion retailers. Raley's is the closest grocery store for residents in the neighborhood's northwest end. There are many recognizable chain restaurants around Mt. Shasta Mall, like In-N-Out Burger, but there are some regional and local spots too. Theory Coffee Roasters offers a bright and modern café for folks to get pastries and their morning coffee. Champa Garden Thai is a small space known for their curries and stir-fries. New restaurants and boutiques in Downtown Redding are just over 3 miles away.
Target is a popular place to shop for home, personal and grocery needs in Bluffs.
For specialty produce and food, try out Bluffs’ Trader Joe’s.
1/2
Three miles to Downtown Redding
The closest major city, Sacramento, is about 165 miles away, so most locals work in Downtown Redding or Hilltop. Downtown Redding is just over 3 miles away from anywhere in the neighborhood. East-end residents can take Interstate 5 down to Highway 44 to cross over the river into downtown. Folks in the northwest end can drive south on Market Street into the heart of downtown. Hilltop is on this side of the river, 2 miles south on I-5. Commuters can also catch the bus on Hilltop Drive, running through the neighborhood. If walkers are up for it, they can hike from the Hilltop Trailhead to the Sundial Bridge and cross over the river into downtown, just over 2 miles in total. Redding Regional Airport, 10 miles south, flies to major West Coast cities like San Francisco, Los Angeles and Seattle.
Redding Area Bus Authority has transportation running through Bluffs.
The Redding Regional Airport is just a few minutes drive from Bluffs.
1/2
Preventing and preparing for wildfires
The Bluffs are within a few miles of where the 2018 Carr Fire, one of the largest wildfires in California's history, began. While the neighborhood didn't endure the fire's wrath, many homes were burned just a few miles west in Lake Redding. Fires this large aren't an everyday occurrence, but small brush fires are common in the dry hills around the city. Residents are encouraged to take measures to prevent the threat and spread of wildfires by removing dry brush and combustible materials from the perimeter of homes. Folks should also have an established evacuation plan.
You will find wildlife like these geese at Turtle Bay Exploration Park in Bluffs.
Mc Connell Arboretum & Botanical Gardens, in Bluffs, is a site to see from the air.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Tammy Krumvieda,
an experienced agent in this neighborhood.
Transit
Airport
Redding Regional
13 min drive
Bus
Hilltop Dr & Sandpointe Dr
Bus
100 Hilltop Dr
Bus
Hilltop Dr & Palisades Ave
Crime and Safety
1 - Low Crime, 10 - High Crime
Bluffs
US
Homicide
4
4
Sexual Assault
6
4
Assault with Weapon
4
4
Robbery
4
4
Burglary
5
4
Motor Vehicle Theft
4
4
Larceny
5
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Bluffs, Redding sell after 30 days on the market compared to the national average of 47 days. The average sale price for homes in Bluffs, Redding over the last 12 months is $278,906, down 25% from the average home sale price over the previous 12 months.
This central Redding condo has spectacular views, a spacious split floorplan, and a large back deck overlooking the greenbelt. The primary suite has sliding door access to the deck and a walk in closet. Both bathrooms have been beautifully updated. The kitchen has gorgeous granite countertops, a large island and a breakfast bar. Tons of storage space in the laundry room, closets, and two car
Chad PhillipsShasta Sotheby's International Realty
Step into this STUNNING... move-in-ready 2-bedroom, 2-bath condo that's been FLAWLESSLY remodeled with sleek, modern finishes. Updates include ; newer HVAC, heated floors upon entry, dual pane windows, beautiful LVP flooring, and updated appliances. This community is nestled just steps from the Sundial Trail and the shimmering Sacramento River, this gem is your launchpad to adventure, whether
Kyler CarpentereXp Realty of Northern California, Inc.
Low-Maintenance Living in the prime part of Redding. This ground-level condo offers the perfect blend of comfort, convenience, and community—whether you're starting fresh, downsizing, or seeking a simpler lifestyle.Tucked into a well-maintained complex with two sparkling pools, a hot tub, and nearby walking trails, this single-level home is ideal for a student, a senior, or anyone
River Knolls, located in Redding, California, presents a lifestyle of sophistication and comfort in an upscale atmosphere. We offer 1, 2 and 3 bedroom spacious apartments and town homes. Surrounded by unparalleled views of the Sacramento River, Mount Shasta, and the Redding city lights, River Knolls Luxury View Apartments brings an air of distinction to the Redding Area. The amenities include a
Interested in learning more about homes in this area?
Reach out to
Tammy Krumvieda,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
796
Median Age
39
Population Density
2 ppl/acre
Population under 18
18%
Below the national average
23.8%
Population over 65
21.4%
On par with the national average
19.1%
Finances
Median Household Income
$54,661
Significantly below the national average
$71,702
Average Household Income
$68,978
Education and Workforce
High School Graduates
97.2%
Above the national average
89.1%
College Graduates
41.1%
Advanced Degrees
20.7%
Above the national average
13.3%
% Population in Labor Force
58.8%
Weather
Annual Precipitation
34''
Average Winter Low Temperature
38°F
Average Summer High Temperature
99°F
Annual Snowfall
1''
Area Factors
Bikeable
Bike Score®
53/ 100
Car-Dependent
Walk Score®
19/ 100
Minimal Transit
Transit Score®
24/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
