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172 Ward Boulevard, Oroville, CA 95966

$900K4bd · 5ba · 4,094 sqft
Lot 92,347 sqft•Single Family Residence•
Active
•16d on market•MLS# OR-26190431

Property Description

Located in one of Oroville’s most desirable areas, this exceptional custom-built home offers the perfect combination of a peaceful country setting, space, views, and convenience. Set on just over 2 acres, this turnkey estate offers an incredible opportunity for multigenerational living, extended family, or those simply looking for abundant space and flexibility. The main level welcomes you with an impressive great room featuring soaring 20-foot ceilings, a wood-burning fireplace, and the spacious scale and craftsmanship of a custom-built home. The generous kitchen offers abundant cabinetry and counter space, along with a dedicated baking station. The primary suite is complemented by an additional bedroom with its own attached bathroom, providing comfortable accommodations for family or guests. The lower level is where this property truly shines for multigenerational living. With two additional bedrooms, each featuring large attached bathrooms, a spacious family room, wet bar, wine tasting room, half bath, utility room, and covered patio, this entire level could easily be configured as a private second living space. Whether used for aging parents, adult children, extended family, guests, or as a separate entertainment and living area, the possibilities are extensive. Upstairs, the versatile loft offers a private office or bonus space along with its own deck, providing yet another area to work, create, or relax. Outdoor living is equally impressive, with three covered decks and/or patios, gorgeous surrounding views, mature landscaping, a hobby vineyard, several fruit trees and a seasonal creek. The outdoor kitchen features a built-in pizza oven, creating the perfect setting for gatherings with family and friends. The property also features a large owned solar array, a brand-new roof, and an attached art studio with its own bathroom that offers even more flexibility and could potentially be converted to a guest house or private retreat. A garage and additional storage are located below, with another detached wine making workshop providing even more room for projects, hobbies, or storage. With 4 bedrooms, 5 bathrooms, multiple bonus spaces, extensive entertaining areas, and a lower level that can function as a second living space, this property offers a rare level of flexibility. Enjoy the privacy and space of over 2 acres while remaining just minutes from Lake Oroville. A truly unique custom home with exceptional multigenerational potential.

Features & Amenities

FeeBuilt 1996

Property Details

Land Type
Fee
Year Built
1996
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
2
Garage Spaces
2
Heating
Central, Fireplace(s)
Cooling
Central Air, Dual, Wall/Window Unit(s), Whole House Fan, Zoned
View
Creek/Stream, Peek-A-Boo, Trees/Woods
Flooring
Carpet, Tile
Roof
Composition
City
Oroville
Zip Code
95966
County
Butte
Listed byBidwell Realty, Jamie Engen

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$4,550.38
Principal & Interest
Loan Amount
$719,920
Total Interest
$918,218
Total Payment Over 30 Years
$1,638,138
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 3 closed

172 Ward Boulevard, Oroville, CA 95966

Oroville · Single Family Residence

$900K
Luxury Tier
Beds
4
Baths
5
Sqft
4,094
Lot
2.12 ac
Year
1996
$/Sqft
$220
Pool: No✓
Spa: No✓
View: Creek/Stream, Peek-A-Boo, Trees/Woods✓
Garage: 2-car✓

Listed 36.9% above the median closed sale of $657,500. Price per sqft ($220) is a 35% premium to closed comps ($163). Closed comps sold at 90% of list — buyers have negotiating leverage. Expect a longer timeline — comps averaged 129 days on market. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $900K· $220/sqft
Total list price
Closed comps
vs closed median $658K
+$242K (+36.9%)
Active comps
vs active median $690K
+$210K (+30.5%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $187
+$33 (+17.4%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
185 CanyonOroville1955533,672130,680$231$849,999470
5360 Treasure HillOroville1985343,5498,276$155$549,9993559
88 Almond AvenueOroville2001474,340336,719$265$1.15M13359
2175 Robinson StreetOroville1883544,47217,860$154$689,80095954
1481 HammonOroville1937323,64312,197$132$479,90012154
Total: 5 · Average4.04.03,935.2101,146.4$187.4$743,939.6250.4
Median3,672$689,800

Closed Properties (3)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
123 Grand Oak DriveOroville199005/22/2026344,295229,126$849,000$753,550$1750.897259
6801 Upper PalermoOroville196005/15/2026653,937197,762$665,000$657,500$1670.9922756
45 Grand OakOroville198706/04/2026634,262287,496$749,999$625,000$1470.838754
Total: 3 · Average5.04.04,164.667238,128$678,683.333$678,683.333$163—128.66666666666666
Median4,262$657,500$657,500

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.