# 22080 Forbes Way, Red Bluff, CA 96080 > **TL;DR:** 3bd/2ba single family, $899,000 ($524/sqft), built 2002, 1,716 sqft. > Waterfront, View, A/C. Est. $4,808/mo. Listed 172 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $899,000 | | Price/sqft | $524 | | Bedrooms | 3 | | Bathrooms | 2 full | | Square Feet | 1,716 | | Year Built | 2002 | | Lot Size | 871,200 sqft (20.00 acres) | | Stories | 1 | | Property Type | Single Family (Single Family Residence) | | Status | Active | | Days on Market | 172 | ## Why This Home Stands Out - **Waterfront** - Waterfront location listed - **Views** - River ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $4,546 | | Estimated Insurance | $262 | | **Total** | **$4,808** | ## Key Amenities - Waterfront - View - A/C ## Property Highlights - Built in 2002 - 20.00 acre lot - Waterfront ## Description ### Agent 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. 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. Subject to a Lot Line Map to create new easterly line -20+- acres ## Location - **Address:** 22080 Forbes Way, Red Bluff, CA 96080 - **County:** Tehama - **Coordinates:** 40.2707, -122.213782 - **Google Maps:** https://www.google.com/maps?q=40.2707,-122.213782 ## Listing Agent - **Name:** Daniel Rhodes · **License:** 01775146 - **Brokerage:** Shasta Land Services, Inc. - **Phone:** 5304103336 - **Broker Phone:** (530) 221-8100 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/22080-Forbes-Way_Red-Bluff_CA_96080_M99231-59702?f=listhub&s=SHASTACA-26&m=1301&c=propsimple) ## Photos ![22080 Forbes Way - Photo 1](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3085833787r.jpg) ![22080 Forbes Way - Photo 2](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2509251905r.jpg) ![22080 Forbes Way - Photo 3](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f671750758r.jpg) ![22080 Forbes Way - Photo 4](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1226447447r.jpg) ![22080 Forbes Way - Photo 5](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3148012710r.jpg) ![22080 Forbes Way - Photo 6](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2350153538r.jpg) ![22080 Forbes Way - Photo 7](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3301582254r.jpg) ![22080 Forbes Way - Photo 8](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3491491039r.jpg) ![22080 Forbes Way - Photo 9](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2001187678r.jpg) ![22080 Forbes Way - Photo 10](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1824403946r.jpg) ![22080 Forbes Way - Photo 11](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2582168035r.jpg) ![22080 Forbes Way - Photo 12](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f234485745r.jpg) ![22080 Forbes Way - Photo 13](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f777802125r.jpg) ![22080 Forbes Way - Photo 14](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f859320858r.jpg) ![22080 Forbes Way - Photo 15](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1236109739r.jpg) ![22080 Forbes Way - Photo 16](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1784328437r.jpg) ![22080 Forbes Way - Photo 17](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1185924007r.jpg) ![22080 Forbes Way - Photo 18](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1382625598r.jpg) ![22080 Forbes Way - Photo 19](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1618642758r.jpg) ![22080 Forbes Way - Photo 20](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f4056625251r.jpg) ![22080 Forbes Way - Photo 21](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1974505908r.jpg) ![22080 Forbes Way - Photo 22](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f834364318r.jpg) ![22080 Forbes Way - Photo 23](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3557247115r.jpg) ![22080 Forbes Way - Photo 24](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f237357894r.jpg) ![22080 Forbes Way - Photo 25](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2998270401r.jpg) ![22080 Forbes Way - Photo 26](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1022270730r.jpg) ![22080 Forbes Way - Photo 27](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2094551588r.jpg) ![22080 Forbes Way - Photo 28](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2602246351r.jpg) ![22080 Forbes Way - Photo 29](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1436428232r.jpg) ![22080 Forbes Way - Photo 30](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f2390516753r.jpg) ![22080 Forbes Way - Photo 31](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3827166626r.jpg) ![22080 Forbes Way - Photo 32](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f351312979r.jpg) ![22080 Forbes Way - Photo 33](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1183374927r.jpg) ![22080 Forbes Way - Photo 34](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3254087840r.jpg) ![22080 Forbes Way - Photo 35](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3098962920r.jpg) ![22080 Forbes Way - Photo 36](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f970243475r.jpg) ![22080 Forbes Way - Photo 37](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f74147685r.jpg) ![22080 Forbes Way - Photo 38](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f3298750153r.jpg) ![22080 Forbes Way - Photo 39](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f4079408810r.jpg) ![22080 Forbes Way - Photo 40](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f678354366r.jpg) ![22080 Forbes Way - Photo 41](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f1175749634r.jpg) ![22080 Forbes Way - Photo 42](http://lh.rdcpix.com/cd5b3ebca372aaabb03fec073fee3ac3l-f209158214r.jpg) --- **MLS#:** 26-1301 | **Updated:** 2026-09-11 **Source:** listhub *Copyright © 2026 Shasta Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301#listing", "url": "https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301", "name": "22080 Forbes Way, Red Bluff, CA 96080", "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. 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. 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Full, Tile" }, { "@type": "LocationFeatureSpecification", "name": "Construction Materials", "value": "Lap Siding, T1-11" }, { "@type": "LocationFeatureSpecification", "name": "Views", "value": "River" }, { "@type": "LocationFeatureSpecification", "name": "Parking Features", "value": "Oversize, Off Street" }, { "@type": "LocationFeatureSpecification", "name": "Waterfront", "value": true }, { "@type": "LocationFeatureSpecification", "name": "Air Conditioning", "value": true }, { "@type": "LocationFeatureSpecification", "name": "View", "value": true } ], "additionalProperty": [ { "@type": "PropertyValue", "name": "Lot Size", "value": "20.00 acres" }, { "@type": "PropertyValue", "name": "Stories", "value": 1 }, { "@type": "PropertyValue", "name": "Property Subtype", "value": "Single Family Residence" } ] }, "offers": { "@type": "Offer", "@id": "https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301#offer", "url": "https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301", "price": 899000, "priceCurrency": "USD", "businessFunction": "http://purl.org/goodrelations/v1#Sell", "availability": "https://schema.org/InStock", "seller": { "@id": "https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301#agent" } }, "provider": { "@type": "Person", "@id": "https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301#agent", "name": "Daniel Rhodes", "telephone": "5304103336", "worksFor": { "@type": "Organization", "@id": "https://www.propertysimple.ai/listing/22080-forbes-way-red-bluff-ca-96080-261301#brokerage", "name": "Shasta Land Services, Inc.", "telephone": "(530) 221-8100" } } } ```