Thermalito Property Management
Thermalito is an unincorporated community next to Oroville, near the Thermalito Forebay. Its rentals are mostly single-family homes, some on larger lots.
About Thermalito
Thermalito is an unincorporated community next to Oroville, with its own water and sewer district. The Thermalito Forebay, part of Lake Oroville State Recreation Area, has a swimming beach, a fishing pier and boating.
Downtown Oroville and its largest employers are a few minutes away.
- Residents (2020)
- 7,198
- Homes (2020)
- 2,573
- Median Household Income (2020-24)
- $54,865
- Median Home Value (2020-24)
- $254,900
- Median Gross Rent (2020-24)
- $1,178
- Renter-Occupied Homes (2020-24)
- 31%
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 In Nearby Oroville
- County Of Butte2,250 Employees
- Oroville Medical Complex1,845 Employees
- Pacific Coast Producers850 Employees
- Gold Country Casino Resort422 Employees
- Walmart Superstore324 Employees
Sources: U.S. Census Bureau, 2020 Census (residents, homes); U.S. Census Bureau, American Community Survey 2020-2024, Thermalito CDP (income, home value, rent, homes rented); City of Oroville Annual Comprehensive Financial Report, fiscal year 2025 (employers); California State Parks, Lake Oroville State Recreation Area (dam and shoreline).
The Thermalito Rental Market
Downtown Oroville and Highway 70 are minutes away. Rents for 3-bedroom homes in Thermalito vary with size, age and neighborhood. Our free rental analysis compares your home with nearby rentals to recommend a realistic rent.
ZIP code: 95965 · School districts: Thermalito Union Elementary and Oroville Union High.
Neighborhoods We Serve
Central Thermalito
Established single-family neighborhoods close to schools and shops.
Toward Oroville
Homes a few minutes from downtown Oroville and Highway 70.
Near The Forebay
Homes close to the Thermalito Forebay and its open space.
Larger-Lot Properties
Homes on bigger parcels, some with wells and septic.
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 Thermalito?
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 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 Thermalito Rental Analysis
Tell us about your property and we'll send a free, no-obligation rental analysis within one business day.