Cottonwood home prices right now
Two data sources describe the Cottonwood market, and they measure different things, so read them separately.
| Zillow measure (September 2026) | Cottonwood |
|---|---|
| Typical home value | $365,019 |
| Change over one year | +1.8% |
| Change over five years | +3.6% |
| Change over ten years | +62.4% |
| Peak typical value | $381,342 (July 2022) |
| Redfin measure (three months to September 2026) | Cottonwood | ZIP 96022 |
|---|---|---|
| Median sale price | $411,304 | $369,891 |
| Change from a year earlier | +19.2% | -2.7% |
| Homes sold | 16 | 55 |
| Median days on market | 39 | 53 |
| Months of supply | 4.2 | 4.6 |
The Redfin town figure rests on just 16 sales, so one large ranch sale can move the median by tens of thousands of dollars. The ZIP figure covers 55 sales across a much wider area, including the Tehama County side of ZIP 96022, and is the steadier read. Zillow's typical value sits about 4% below its July 2022 peak. For a closer look at each ZIP, see Cottonwood ZIP codes and the ZIP 96022 data page.
The Census Bureau's 2024 five-year survey counts 7,408 people and 2,719 homes in the Cottonwood census-designated place, with a median home value of $363,000, median household income of $95,577 and a median gross rent of $1,391. About 69% of occupied homes are owner-occupied, and the median home was built in 1982.
What a local agent helps you decide in Cottonwood
Cottonwood is an unincorporated community, not a city, so there is no city hall to answer questions about permits, sewer hookups or road maintenance. Shasta County handles land use on the Shasta side, and the ZIP spills south into Tehama County, where a different assessor, tax collector and school districts apply. Much of a local agent's value here is sorting out which rules apply to one parcel before you commit.
The decisions that usually matter most in Cottonwood:
- Which county the parcel is in. It changes the tax rate area, the elementary school district and who issues building permits.
- Public sewer or septic. Shasta County runs a sewer system (County Service Area 17) for part of the community; homes outside it rely on septic systems.
- Public water or a well. Cottonwood Water District serves part of the area; rural parcels often have private wells.
- Lot size and use. Zoning ranges from single-family lots at one to three homes per acre west of Interstate 5 to rural residential land, according to a 2025 Shasta County project filing.
- Price against the right comparables. With only a few dozen sales a quarter, a home on acreage and a tract home on a quarter-acre lot should not be priced from the same median.
Buying a home in Cottonwood
Step 1 for Cottonwood buyers: set a budget at today's rate
Freddie Mac's 30-year fixed rate averaged 7.24% in the week of October 29, 2026. On Zillow's typical Cottonwood value of $365,019 with 20% down, principal and interest come to about $1,990 a month. Property tax, homeowners insurance and any HOA dues come on top, and insurance on rural property can be the hardest of these to pin down. Get a lender preapproval and an insurance quote before you write an offer. Our first-time buyer guide covers state down payment programs.
Step 2 for Cottonwood buyers: confirm the county line
Zillow and Redfin both file ZIP 96022 under Tehama County, while the Cottonwood census-designated place sits in Shasta County. A listing that says "Cottonwood" may be in either. Look up the parcel number with the county assessor, then use our Shasta County property tax guide or Tehama County property tax guide to estimate the bill.
Step 3 for Cottonwood buyers: check water and sewer service
Ask the seller for a recent water bill or well records. If the home is on Cottonwood Water District service, call the district at (530) 347-3472 to confirm the account and any conservation rules. If it has a well, order a flow and water quality test. For sewer, confirm whether the parcel is inside County Service Area 17 or on septic, and if septic, get an inspection and pumping record.
Step 4 for Cottonwood buyers: write the offer and inspect
Homes in the town sold for 96.75% of list price on average in the three months to September 2026, with a median of 39 days on market (Redfin). That leaves room to negotiate on many listings. Keep inspection and loan contingencies, and on acreage add a survey, a pest and dry rot check, and a look at outbuildings and permits.
Selling a home in Cottonwood
Step 1 for Cottonwood sellers: price from like-for-like sales
Redfin counted 55 sales in ZIP 96022 in three months, and 54 of them were single-family homes. That is a small pool. Ask for comparables that match lot size, water and sewer type, and county, not just bedroom count. A home on five acres with a well and a home on a sewer-served lot near Gas Point Road sell to different buyers.
Step 2 for Cottonwood sellers: prepare disclosures early
Gather well and septic records, permits for additions and outbuildings, and any insurance claims before you list. California's required forms are covered in our seller disclosure guide. Rural properties often raise questions about unpermitted work, so dealing with it before listing avoids a late renegotiation.
Step 3 for Cottonwood sellers: work out your net
With 4.6 months of supply in ZIP 96022 and a median of 53 days on market, plan for a sale that takes about two months plus escrow. Subtract commission, the county transfer tax, escrow and title fees and any repair credits from the price. Our closing costs guide and transfer tax guide show the math.
Cottonwood areas at a glance
Central Cottonwood east of Interstate 5
East of the freeway sit the Cottonwood Union School District office at 20512 1st Street, Cottonwood Creek Charter School at 3425 Brush Street and the Cottonwood Community Library. Shasta County zoning on this side is mainly residential, at densities from one to 20 homes per acre, and the county's sewer treatment plant is here too. Ask whether a given home is connected to the county sewer or on septic, because both exist in town.
North Cottonwood and the Gas Point Road interchange
Gas Point Road has the town's Interstate 5 interchange. Shasta County zoning puts general commercial uses at the interchange and multi-family residential zoning north of Gas Point Road beside the freeway. North Cottonwood School is at 19920 Gas Point Road. Homes near the interchange give the most direct freeway access toward Anderson and Redding.
West of Interstate 5 toward Happy Valley Road
West of the freeway, County Service Area 17 is zoned mainly single-family residential at one to three homes per acre. West Valley Early College High School is at 3805 Happy Valley Road. Check each listing's lot size, water source and sewer connection, since these vary from street to street.
The Tehama County side and Lake California
ZIP 96022 continues across the county line into Tehama County. Evergreen Union School District runs Evergreen Elementary on Hooker Creek Road and its middle school on Learning Way. Lake California, a gated private community with about 2,200 lots on roughly 5,950 acres, also uses a Cottonwood address. Its association lists a lake for boating and fishing, a pool, tennis courts, an airstrip, an equestrian center and a campground for members. Ask the association for current dues, rules and the latest budget before you buy there; our California HOA laws guide lists the documents a seller must provide.
Local property checks before you buy in Cottonwood
- Property tax. Tehama County lists a 2025-26 rate of 1.0284% for its Evergreen school tax areas. On Zillow's ZIP 96022 typical value of $364,183, that is about $3,745 a year before special assessments. Shasta County rates differ by tax rate area; see the Shasta guide linked above.
- Wildfire. Look up the CAL FIRE fire hazard severity zone for the address and ask your insurer what it means for the premium. Our wildfire zones guide explains the maps.
- Insurance. Get a quote early. If standard carriers decline, the California FAIR Plan is the fallback, and our homeowners insurance guide covers what to compare.
- Flood. Check the address on FEMA's Flood Map Service Center and ask the seller about any past water in the home.
- Water and sewer. Confirm district service or well, and sewer or septic, as in the buying steps above.
- HOA. Most of Cottonwood has no HOA, but Lake California and some subdivisions do. Ask for dues, CC&Rs and reserves.
How to choose a real estate agent in Cottonwood
California Housing Prices does not feature a particular agent for Cottonwood. Use these checks to compare the agents you interview.
- Verify the license. Search the agent's name on the California Department of Real Estate public license lookup and confirm the license is active and has no disciplinary history.
- Ask about recent local sales. Ask how many homes the agent sold in ZIP 96022 in the last year, and how many were on acreage, on wells or on septic.
- Ask about both counties. An agent who works both the Shasta and Tehama sides should know each county's assessor, permit office and school districts.
- Ask for a written pricing plan. For sellers, ask which comparables the agent would use and why.
- Agree on pay in writing. Since 2024, buyers sign a written agreement with their agent before touring homes, and commission is negotiable. Our real estate commission guide explains how it works.
What buyers and sellers ask about Cottonwood real estate
Are prices dropping? Not on Zillow's measure: the typical Cottonwood value rose 1.8% in the year to September 2026, though it is still below its 2022 peak. Redfin's ZIP 96022 median sale price fell 2.7% in the same comparison, so the answer depends on which homes sold.
Why do people choose Cottonwood over Redding? Price is one reason. Zillow's typical value of $365,019 compares with $385,253 in Redding (September 2026). Larger lots and the I-5 location between Redding and Red Bluff are others. Compare both on our Redding and Anderson pages.