October 2025 Market Snapshot: Chico & Oroville Real Estate Update

by Alora Flucard

Overview: The Fall Market Shift is Here

Oroville currently has 148 active listings and 185 closed sales over the past six months, which translates to roughly five months of inventory—a clear move toward a more balanced market.

Key insights from October data:

Average Sale Price: $348,390

Average Days on Market (sold listings): 71 days

Average Days on Market (active listings): 131 days

List-to-Sold Price Ratio: 98%

Average Price per Sq. Ft.: $238

In the $300K–$450K price range, homes are still moving, but buyers are pushing back on pricing. The upper-tier brackets ($600K+) are slowing substantially, with some listings sitting for more than 200 days before selling.

Homes that are cash-only or need repairs are facing smaller buyer pools and longer marketing times, while move-in-ready homes under $400K remain the most competitive.

Chico Market Snapshot

Chico’s housing market remains stronger overall, but it too is showing the effects of a regional slowdown. Inventory continues to rise, and higher-end homes are taking longer to sell.

Current trends as of October 20, 2025:

Active Listings: 189

Closed Sales (6 months): 477

Months of Inventory: 7.5

Average Sale Price: $545,236

Average Days on Market (sold): 40

Average Days on Market (active): 81

List-to-Sold Ratio: 99.56%

Average Price per Sq. Ft.: $307

Lower-priced homes under $400K continue to draw the most activity, while luxury listings above $800K are feeling the longest delays. The data indicates that Chico buyers are becoming more selective—favoring well-priced, well-presented homes and negotiating more confidently.

Regional Trends: Buyers Regaining Ground

Across both markets, we’re seeing consistent signs of stabilization after several years of seller dominance.

Here’s what stands out:

Inventory Growth: Both markets are now in the 5–7.5 months of inventory range—balanced by historical standards.

Days on Market: Increasing steadily, particularly in the mid- to upper-price tiers.

Negotiation Room: List-to-sold ratios have dropped slightly, meaning buyers are securing more favorable pricing.

Market Pace: Fall 2025 is slower than the same time last year, reflecting rate pressures and cautious buyer behavior.

What This Means for You

For Sellers:

Now more than ever, it’s critical to price ahead of the market—not behind it. Staged, updated, and accurately priced homes still sell quickly, but overpricing can push a listing into triple-digit days on market. A well-positioned home can still command top value, but the days of easy bidding wars have passed.

For Buyers:

Patience is paying off. With more listings to choose from, reduced competition, and sellers open to negotiation, fall is shaping up to be a strong season for those ready to make a move. Buyers can now focus on long-term fit, not just availability.

Final Thoughts

The North Valley real estate market is transitioning into a more traditional rhythm—where balance replaces urgency and value matters more than speed. Whether you’re thinking of selling or buying, understanding these trends can help you time your move strategically.

If you’d like a personalized look at how these numbers affect your neighborhood or investment plans, reach out anytime.