22080 Forbes Way

Red Bluff, CA 96080

$899,000
Price
3
Beds
1,716 Sq. Ft.
$524 / Sq. Ft.
1,716
Sq. Ft.
$524
per Sq. Ft.
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Virtual Tour
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Description

Set along a quiet stretch of the Sacramento River just upstream of Bend Bridge, this rare ±20-acre riverfront property offers the kind of setting that's getting harder to find--private, scenic, and deeply connected to the outdoors. With approximately 968 feet of river frontage, the property captures a premier section of water, with a productive riffle just downstream known locally for trout and seasonal steelhead fishing. (Adjacent 20 acres is also available - MLS# 26-1302). The land itself is classic...Set along a quiet stretch of the Sacramento River just upstream of Bend Bridge, this rare ±20-acre riverfront property offers the kind of setting that's getting harder to find--private, scenic, and deeply connected to the outdoors. With approximately 968 feet of river frontage, the property captures a premier section of water, with a productive riffle just downstream known locally for trout and seasonal steelhead fishing. (Adjacent 20 acres is also available - MLS# 26-1302). The land itself is classic Sacramento River corridor--most of the acreage sits on an elevated bench above the river, providing usable, level ground and sweeping views, while a gentle hillside drops down to the water's edge beneath a canopy of mature Valley Oaks. The shade, topography, and river access create a park-like environment that feels both expansive and intimate. The home is a 1,716 sq. ft. manufactured residence (built in 2002) on a permanent foundation, offering 3 bedrooms and 2 full bathrooms. It's supported by a well and septic system, with a fenced area surrounding the home for added usability and privacy. Whether used as a full-time residence, second home, or river retreat, the infrastructure is in place to enjoy the property from day one. This stretch of river is part of a thriving riparian ecosystem--frequent visitors include deer, wild turkey, waterfowl, osprey, hawks, and bald eagles, with salmon and steelhead runs supporting the broader wildlife cycle. Located just a few miles from Red Bluff, you're close to everyday amenities while still enjoying a true rural setting. Red Bluff is known for its agricultural roots, small-town character, and access to outdoor recreation, including the Sacramento River, Lassen foothills, and nearby public lands. It also hosts events like the Red Bluff Round-Up, one of the largest rodeos in the country, adding to the area's strong Western heritage. A rare opportunity to own a substantial piece of Sacramento River frontage with a comfortable home base--ideal for those seeking space, water, and a lifestyle centered around the outdoors.
  1. Listed by Daniel Rhodes • DRE #01775146 • Brokerage DRE #01402904 • Shasta Land Services
    C: (530)-410-3336 dan@riversedgeproperties.com
  2. Listed by Bill Wright • DRE #00963490 • Brokerage DRE #01402904 • Shasta Land Services
    P: (530)-221-8100 C: (530)-941-8100 billwright@ranch-lands.com

Property Details for 22080 Forbes Way

Waterfront Features
Riverfront
Architectural Style
Ranch
LISTING UPDATED: 04/03/2026 12:42 PM

Property Details for 22080 Forbes Way

StatusActive
MLS #26-1301
Days on Compass17
Taxes-
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential
Year Built2002
Lot Size20.00 AC / 871,200 SF
CountyTehama County
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Location

Listing Courtesy of Shasta Land Services, Daniel Rhodes, DRE #01775146; Shasta Land Services, Bill Wright, DRE #00963490
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Building Information for 22080 Forbes Way

Stories-Year Built2002Building Size-Lot Size20.00 AC / 871,200 SF

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$4,769 per month

30 year fixed, 6.46% Interest

Principal and Interest

$4,527

Property Taxes

$242

HOA Dues

$0

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Property Information for 22080 Forbes Way

Summary
Location and General Information
  • Property Description : Yr Blt Description: 10-20 Years
  • Cross Street: Jellys Ferry
  • M L SArea Major: 71 - NE Red Bluff
  • Remarks : Directions: I-5 to East on Jellys Ferry Rd, right on Forbes Way.
  • Address Info : City: Red Bluff
  • State Or Province: CA
  • Postal Code: 96080
  • County Or Parish: Tehama
  • Latitude: 40.2707
  • Longitude: -122.213782
  • Address Information : Cross Street2: Jellys Ferry
Parking
  • Parking : Oversized Parking: Yes
  • Parking : # Attached Carport2: 0
  • Parking : # Detached Carport2: 0
  • Parking : Off Street: Yes
  • Parking Features: Oversized Parking, Off Street
  • Parking : # Attached Garage2: 0.0
  • Parking : # Detached Garage2: 2.0
Taxes and HOA Information
  • Association Fee: $.00
  • Parcel Number: 009-540-079-000
  • Association: No
Property
Lot Information
  • Building Area Total: 1716.0
  • Lot Description : Rolling: Yes
  • Lot Description : Secluded: Yes
  • Lot Features: Waterfront, Level, Secluded
  • Lot Size Acres: 20.0
  • Lot Size Area: 20.0
  • Lot Size Square Feet: 871200.0
  • Lot Size Units: Acres
  • Lot Type : Riverfront: Yes
  • Lot Type : Waterfront: Yes
  • Other Structures: Outbuildings
  • Property Description : Acres Range: 11 - 20 Acres
  • Property Description : Approx Acres: 20.0
  • Property Description : Approx Sq Ft: 1716.0
  • Property Description : Scope of Service: Full Service Listing
Property and Assessments
  • Approval Status: Yes
  • Property Attached: Yes
  • Style : Ranch: Yes
  • Year Built Details: 10-20 Years
Utilities
  • Water : Well: Single User
  • Water Source: Well
  • Property Description : Property: Attached
  • Cable : None Available: Yes
  • Solar : Solar9: No
  • Electric : 220 V: Yes
  • Electric : Public3: Yes
  • Electric : Pacific Gas Electric: Yes
  • Waste : Septic3: Yes
Interior and Exterior Features
Exterior Features
  • Foundation Details: Manufactured Prmnt Fndtn
  • Pool Features: None
  • Road Surface Type: Gravel
  • Exterior : Lap Siding: Yes
  • Exterior : T1-11: Yes
  • Misc Amenities : Landscape: Front
  • Road : Gravel4: Yes
  • Roof : Metal2: Yes
  • Pool : None13: Yes
  • Cool : Central: Yes
  • Construction Materials: Lap Siding, T1-11
  • Foundation : Manufactured Prmnt Fndtn: Yes
  • Roof : Comp: Yes
  • Misc Amenities : Outbuildings2: Yes
Interior Features
  • Floors : Tile3: Yes
  • Cooling: Window, Central, Other
  • Baths Half: 0
  • Stories: 0
  • Interior Features: Vaulted Ceiling
  • Heating: Other
  • Flooring: Tile, Wall to Wall Carpet
  • Levels: One
  • Total Bathrooms Source: MLS
  • Beds Total: 3
  • Baths Total: 2
  • Baths Full: 2
  • Rooms Total: 0
  • Bathrooms Total Integer: 2
  • Bathrooms Total Decimal: 2.0
  • Bathrooms Total Notational: 2.0
  • Cooling: Yes
  • Heating: Yes
  • Bath : Tile2: Yes
  • Kitchen : Dishwasher: Yes
  • Kitchen : Microwave: Counter top
  • Kitchen : Range Oven: Yes
  • Kitchen : Refrigerator3: Yes
  • Misc Amenities : Laundry: Hook-ups
  • Cool : Window2: Yes
  • Property Description : Total Full Baths2: 2.0
  • Dining : Dining Area: Yes
  • Kitchen : Counter Tops: Tile
  • Kitchen : Fuel Source: Propane
  • Misc Amenities : Vaulted Ceiling: Yes
  • Heat : Other39: Yes
  • Cool : Other36: Yes
  • Fireplace : None11: Yes
  • Additional Rooms : Laundry Room: Yes
  • Bath : Mstr Stall: Yes
  • Story : One: Yes
  • Floors : Wall to Wall Carpet: Yes
  • Bath : Fiberglass2: Yes
  • Bath : Mstr Fiberglass: Yes
  • Misc Amenities : Partially Fenced2: Yes

Property History for 22080 Forbes Way

DateEvent & SourcePriceAppreciation
Mar 26, 2026

Listed (Active)

Shasta Association of REALTORS #26-1301

$899,000—
DateEvent & SourcePrice
03/26/2026

Listed (Active)

Shasta Association of REALTORS #26-1301

$899,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 22080 Forbes Way

Taxable ValueLand$98,140Additions$188,541Total$286,681
Tax Record2025$2,908 ($242 / month)
Home Facts
Beds3Baths2Total Finished SqFt1,716 SqFtAbove Grade Finished SqFt1,716 SqFtStories1Lot Size1,241,024 SqFtStyleMiscellaneous ResidentialYear Built2002CountyTEHAMAAPN009-540-079-000

Schools near 22080 Forbes Way

This home is within Evergreen Union School District.
Rating
School
Type
Grades
Distance
Evergreen Elementary School
Public - K to 4
Evergreen Middle School
Public - 5 to 8
Red Bluff High School
Public - 9 to 12
Bend Elementary School
Public - K to 8
Rating
School
Distance
Evergreen Elementary School
PublicK to 4

Evergreen Middle School
Public5 to 8

Red Bluff High School
Public9 to 12

Bend Elementary School
PublicK to 8

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 22080 Forbes Way, Red Bluff, CA 96080

22080 Forbes Way is a single family home for sale in Red Bluff, CA 96080. This property was listed for sale on March 26, 2026 by Shasta Land Services, it's currently listed at $899,000. This listing's school districts are Red Bluff Joint Union High School District, Evergreen Union School District. Nearby schools include Evergreen Elementary School, Evergreen Middle School and Red Bluff High School. 22080 Forbes Way is a 3-bed, 2-bath, 1,716 sqft single family home built in 2002.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity. Subject to change at any time. Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties make no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.

Listing Courtesy of Shasta Land Services, Daniel Rhodes, DRE #01775146; Shasta Land Services, Bill Wright, DRE #00963490

Based on information from one of the following Multiple Listing Services: San Francisco Association of Realtors, the MLSListings MLS, the BAREIS MLS, the EBRD MLS, Shasta Association of REALTORS® Information being provided is for the visitor’s personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by San Francisco Association of Realtors, the MLSListings MLS, the BAREIS MLS, the EBRD MLS, Shasta Association of REALTORS® is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.