Cottonwood's ZIP code at a glance
Cottonwood has one ZIP code, 96022. It is much larger than the town itself: the Census Bureau's 2024 five-year survey counts 17,092 people in ZIP 96022 against 7,408 in the Cottonwood census-designated place. The ZIP takes in the town on the Shasta County side and a large rural area across the county line in Tehama County, served by the Evergreen Union School District. Lake California, a gated community, also has a Cottonwood 96022 address. Zillow and Redfin both file 96022 under Tehama County.
| ZIP 96022 measure | Figure | Source and date |
|---|---|---|
| Typical home value | $364,183 | Zillow, September 2026 |
| One-year change in typical value | +1.7% | Zillow, September 2025 to September 2026 |
| Ten-year change in typical value | +61.9% | Zillow, September 2016 to September 2026 |
| Median household income | $89,338 | Census ACS 2024 5-year |
| Median gross rent | $1,450 | Census ACS 2024 5-year |
| Owner-occupied homes | 77% | Census ACS 2024 5-year |
| Median year built | 1985 | Census ACS 2024 5-year |
Redfin's figures for the same ZIP cover homes that actually sold: a median sale price of $369,891 in the three months to September 2026, 2.7% lower than a year earlier, on 55 sales. Full monthly history is on the ZIP 96022 data page.
ZIP 96022 and the ZIPs around it
ZIP 96022, Shasta County side: the town of Cottonwood
The Shasta County part of 96022 holds the town itself: the Gas Point Road interchange on Interstate 5, North Cottonwood School at 19920 Gas Point Road, the Cottonwood Union School District office at 20512 1st Street and West Valley Early College High School at 3805 Happy Valley Road. Shasta County's County Service Area 17 provides sewer service to part of this area, and Cottonwood Water District supplies water to many homes. For the Cottonwood census-designated place, Zillow's typical home value was $365,019 in September 2026, nearly the same as the ZIP-wide figure. What to check: whether the home is on county sewer or septic, and on district water or a well.
ZIP 96022, Tehama County side and Lake California
Across the county line, 96022 covers the Evergreen Union School District, with Evergreen Elementary at 19415 Hooker Creek Road and its middle school at 19500 Learning Way. Lake California, a gated private community of about 2,200 lots on some 5,950 acres, also uses a 96022 address; confirm its county from the parcel record. Tehama County's 2025-26 rate list puts its Evergreen school tax areas at 1.0284%, so a home valued at the ZIP's typical $364,183 would owe about $3,745 a year before special assessments. What to check: Lake California association dues and rules, and which county issues permits for the parcel. See the Tehama County property tax guide.
ZIP 96007: Anderson, to the north
Anderson's ZIP had a Zillow typical value of $337,427 in September 2026, up 0.8% in a year and about $27,000 below 96022. Redfin's median sale price was $334,902 over three months, down 5.0%, on 66 sales with a median of 31 days on market, faster than Cottonwood's 53. The Census survey puts median household income at $61,357 and median gross rent at $994. See the ZIP 96007 data page and our Anderson guide.
ZIP 96080: Red Bluff, to the south
Red Bluff's main ZIP had a Zillow typical value of $311,637, up 3.1% in a year. Redfin's three-month median sale price was $309,909, down 11.4%, on 76 sales with a median of 57 days on market. Median household income was $66,076. See the ZIP 96080 data page and our Red Bluff guide.
ZIP 96021: Corning
Corning, in Tehama County, had the lowest Zillow typical value of these ZIPs at $287,050, up 3.1%. Redfin recorded a $343,399 median sale price on 24 sales, with a median of 69 days on market. Median household income was $59,592. See the ZIP 96021 data page.
ZIP 96002: east Redding
For buyers weighing Cottonwood against Redding, east Redding's 96002 had a Zillow typical value of $375,487, about $11,000 above 96022, with a 0.3% one-year gain. Redfin's median sale price there was $410,879 on 116 sales, with a 33-day median. See our Redding ZIP codes page.
Which ZIPs near Cottonwood cost the most and least?
| ZIP | Area | Zillow typical value, Sept 2026 | One-year change | Ten-year change |
|---|---|---|---|---|
| 96002 | East Redding | $375,487 | +0.3% | +63.0% |
| 96022 | Cottonwood | $364,183 | +1.7% | +61.9% |
| 96007 | Anderson | $337,427 | +0.8% | +61.1% |
| 96080 | Red Bluff | $311,637 | +3.1% | +69.9% |
| 96021 | Corning | $287,050 | +3.1% | +72.5% |
On Zillow's measure, Cottonwood sits between Redding and Anderson, and well above the Tehama County towns to the south. The ten-year gains are similar across all five ZIPs, between 61% and 73%. The one-year changes computed here compare September 2026 with September 2025 in Zillow's ZIP series.
Redfin's sale prices tell a slightly different story because they follow the homes that happened to sell. In the three months to September 2026, Corning's median sale price ($343,399) was above Anderson's ($334,902), even though Zillow values the typical Corning home lower. Use one source at a time when you compare ZIPs.
How to use Cottonwood ZIP data
A single ZIP that spans two counties hides real differences. A tract home on a sewer-served lot near Gas Point Road and a ranch on acreage in Tehama County both count toward the 96022 figures. Before you rely on a ZIP number:
- Find the county first. The parcel number tells you whether Shasta or Tehama County taxes and permits the property. See also our Shasta County property tax guide.
- Compare like with like. Of 55 Redfin sales in 96022 in three months, 54 were single-family homes, at a median of $364,908. Ask for comparables that match lot size, water source and sewer type.
- Watch the sample size. Redfin counted only 16 sales inside the town of Cottonwood in the same period, so its town median of $411,304 can swing sharply from one quarter to the next.
- Check speed and supply. With 82 homes for sale, 4.6 months of supply and a 53-day median in 96022, against 31 days in Anderson's 96007 and 33 in east Redding's 96002, buyers here usually have more time to decide.
For prices, buying steps and local checks, see the Cottonwood homes for sale guide.