Oroville Property Management
Oroville is the Butte County seat, set on the Feather River below Lake Oroville. Its rentals range from historic homes near downtown to newer neighborhoods and foothill properties.
About Oroville
Oroville was incorporated in 1906 and is the Butte County seat, about 65 miles north of Sacramento along Highway 70, with Highway 99 about five miles west. Above town, Oroville Dam, completed in 1967 and the tallest dam in the country, holds Lake Oroville and its 167 miles of shoreline.
County government, health care and food processing lead the local economy, and the Feather River Parkway loops five miles along the river.
- Residents
- 20,664
- Homes
- 8,305
- Median Household Income (2020-24)
- $52,270
- Median Home Value (2020-24)
- $311,600
- Median Gross Rent (2020-24)
- $1,093
- Renter-Occupied Homes (2020-24)
- 47%
Income, value and rent figures are U.S. Census Bureau estimates averaged over 2020-2024. Gross rent includes utilities and covers all rentals, so it is not a guide to today’s rent for a particular home.
Largest Employers
- County Of Butte2,250 Employees
- Oroville Medical Complex1,845 Employees
- Pacific Coast Producers850 Employees
- Gold Country Casino Resort422 Employees
- Walmart Superstore324 Employees
Sources: California Department of Finance, E-1 and E-1H estimates, January 1, 2026 (residents, homes); U.S. Census Bureau, American Community Survey 2020-2024, Oroville city (income, home value, rent, homes rented); City of Oroville Annual Comprehensive Financial Report, fiscal year 2025 (employers); City of Oroville, Quick Facts (history, distances, parkway); California State Parks, Lake Oroville State Recreation Area (dam and shoreline).
The Oroville Rental Market
Highway 70 connects Oroville with Chico, Marysville and Sacramento, and county offices and the regional hospital are in town. Rents for 3-bedroom homes in Oroville vary with size, age and neighborhood. Our free rental analysis compares your home with nearby rentals to recommend a realistic rent.
ZIP codes: 95965, 95966 · School districts: Oroville City Elementary and Oroville Union High.
Neighborhoods We Serve
Historic Downtown
Older homes close to the Feather River and downtown shops.
South Oroville
Established single-family neighborhoods south of downtown.
Oroville East & The Foothills
Homes on larger lots in the hills toward Lake Oroville.
Kelly Ridge
Homes near the lake, some with views and acreage.
Property Management Services
Rental Pricing & Marketing
We price from live local comparables and list on Zillow, Apartments.com, Realtor.com and 20+ other sites.
Learn More›Tenant Screening
Credit, income, rental history, eviction and public-record checks on every adult applicant, used only as the law allows and applied the same way to everyone under fair housing law.
Learn More›Rent Collection
Online payments, automatic reminders and firm, lawful follow-up on late rent.
Learn More›Maintenance & Repairs
24/7 emergency line, licensed and insured vendors, and photo proof of completed work.
Learn More›Inspections
Detailed move-in, routine and move-out inspections with time-stamped photos.
Learn More›Accounting
Monthly owner statements, year-end 1099s and an owner portal you can check any time.
Learn More›What Local Landlords Should Know
State law covers most rentals here: AB 1482 rent caps and just-cause eviction for eligible properties, security deposit limits and California fair housing rules.
Parts of Butte County near the Feather River and other waterways sit in FEMA flood zones. When an owner knows a rental is in a special flood hazard area or an area of potential flooding, such as a mapped dam-inundation area, California generally requires the lease to say so in writing (Government Code 8589.45). We include that disclosure when it applies, and we recommend owners review their flood insurance.
Rural homes often run on private wells, septic systems and propane. We schedule service, spell out who handles what in the lease, and document the property's condition at every move-in and move-out.
Why Owners Choose Us
- Published Fees, The Same On Every Page And In Your Agreement
- A 30-Day Leasing Guarantee And Cancel-Anytime Terms
- No Vacancy Fees And No Markup On Repairs
- A Reply To Every Call And Email Within One Business Day
Frequently Asked Questions
How much does property management cost in Oroville?
Our monthly fee starts at 6% of collected rent, and our leasing fee is 50% of one month's rent. There are no setup, vacancy or repair-markup fees. See full pricing.
Do you manage homes near Lake Oroville?
Yes, from in-town homes to properties in the hills toward the lake. We schedule seasonal upkeep and spell out yard and maintenance duties in the lease.
Do you manage homes with wells, septic and acreage?
Yes. We schedule well and septic service, coordinate propane and seasonal upkeep, and spell out yard and acreage responsibilities in the lease.
Can you take over a home that already has a tenant?
Yes. We transfer the lease, deposit and records and introduce ourselves to your tenant.
Serving Yuba-Sutter, Butte & Placer County
One local team serving Yuba, Sutter, Butte and Placer counties. Choose your community for local rents, neighborhoods and rules.
Yuba County 5 Areas
Sutter County 3 Areas
Butte County 8 Areas
Don’t see your city listed? Contact our team to discuss property management availability in your area.
Get Your Free Oroville Rental Analysis
Tell us about your property and we'll send a free, no-obligation rental analysis within one business day.