Sutter Incorporated Areas Homes under $500,000

Welcome to the charming Sutter Incorporated Areas, nestled in the heart of Sutter County, California. This picturesque region is a hidden gem, boasting a tight-knit community and a serene lifestyle that perfectly balances rural charm with modern conveniences. Known for its friendly atmosphere and beautiful landscapes, Sutter is an ideal place for families, retirees, and anyone looking to escape the hustle and bustle of city life.

One of the most enticing aspects of Sutter is its affordable housing market. For those seeking a home under $500,000, the options are plentiful! From cozy single-family homes to quaint cottages, you’ll find a variety of properties that cater to diverse tastes and preferences. These homes often feature spacious yards, perfect for gardening or family gatherings, and many are located in peaceful neighborhoods that offer a sense of security and community.

Living in Sutter means enjoying easy access to local amenities, including parks, schools, and charming shops. The region is also conveniently located near larger cities, allowing residents to enjoy a quiet lifestyle while still being close to urban conveniences. Outdoor enthusiasts will appreciate the nearby recreational opportunities, with abundant parks and trails for hiking, biking, and exploring the stunning natural beauty of Northern California.

If you're searching for an affordable home in a welcoming community, look no further than the Sutter Incorporated Areas. With its attractive real estate market and idyllic lifestyle, it’s the perfect place to plant your roots and create lasting memories. Come discover your dream home in Sutter today!

Newest Sutter Incorporated Areas Homes under $500,000

$475,000

3 Beds ⋅ 2 Baths ⋅ 1,556 SqFt. ⋅ 226136692 MLS

Your own backyard orchard, a peaceful pond, and an outdoor kitchen made for gatherings - this Sutter gem is a dream for anyone who loves being outside! Orange, apple, peach, and nectarine trees surround a sprawling lawn with raised garden beds, a cozy fire pit, and a greenhouse, all with the Sutter Buttes as your backdrop. Relish summer nights under the covered patio, right next to your built-in BBQ and outdoor kitchen. Need space for the RV and toys? A gravel side yard and alley access to the back of the lot have you covered, plus a custom-built shed for extra storage. Inside, a fully permitted remodel (2007) delivered new siding, windows, roof, HVAC, and electrical, gleaming refinished hardwood, granite counters, and a custom tiled walk-in shower in the primary suite. The sellers have lovingly cared for this home ever since, with fresh exterior paint, a new patio roof, and a refreshed kitchen in 2026, a new porch roof in 2025, and plenty of thoughtful touches along the way - ask for the full list of improvements! 3 beds, 2 baths, an office, and a sunny sitting room give you flexibility to fit your lifestyle, and solar completes the picture. Termite repairs are already complete, with final clearance being scheduled. On the same street as Sutter High, rated A- by Niche. All the hard work has been done - don't wait to see this one in person!

2257 Acacia Avenue, Sutter

Listing courtesy of eXp Realty of Northern California, Inc..

$314,999

2 Beds ⋅ 1 Baths ⋅ 680 SqFt. ⋅ 226128223 MLS

Welcome to this refreshed 2 bedroom, 1 bath home in Sutter! Recent updates include a new roof in 2024, new Anlin windows and Thermatru doors (with a double lifetime warranty) and remodeled bathroom in 2025, fresh interior paint through most of the home, newly carpeted bedrooms and new hall floors, and fresh paint on the exterior trim. The kitchen features white cabinetry, plenty of counter space, and beautiful flooring, with a convenient laundry closet just off the kitchen. Outside, enjoy a spacious lot with a dedicated dog run, crate and RV parking that can hold up to a 25ft boat/RV, plus room for multiple vehicles, boats, and other recreational toys. The back of the home has a beautiful patio deck outlooking the full backyard, with a newer fencing to the left and right. This home is a great blend of practical updates and outdoor space, come see what this property has to offer! Clear septic & Pest inspection reports on file.

2765 Maple Street, Sutter

Listing courtesy of Real Broker Technologies.

$435,000

226122924 MLS

A truly unique Sutter property! Situated on approximately one fully fenced acre, this distinctive 1925 building offers approximately 7,400 sq. ft. of office, work and covered storage space. Features include multiple large gated access points, expansive yard space, impressive original timber construction, built-in storage, two restrooms one with a shower, utility-kitchen area, private well, septic and solar. A rare property with incredible character, space and versatility in a great Sutter location near the Sutter Buttes. Bring your vision and explore the possibilities with this perfect location!

1989 Acacia, Sutter

Listing courtesy of Berkshire Hathaway HomeServices Heritage, REALTORS.

$365,000

2 Beds ⋅ 1 Baths ⋅ 743 SqFt. ⋅ 226110881 MLS

Please do not disturb the tenants. This charming two-bedroom Sutter home sits on approximately half an acre, offering space, privacy, and plenty of possibilities. Recent improvements include a new roof, fresh interior and exterior paint, and central heating and air. Inside, you'll find a comfortable floor plan, updated kitchen cabinetry, and touches of original character. Additional utility space off the kitchen provides laundry hookups, storage, a 220-volt connection, and room for an extra refrigerator or freezer. The expansive corner lot provides room for gardening, recreation, additional parking, or future improvements subject to county approval. Currently tenant-occupied, this property could make an excellent investment or future home. Showings by appointment only.

7662 Washington Street, Sutter

Listing courtesy of Providence Properties.

$349,900

2 Beds ⋅ 1 Baths ⋅ 600 SqFt. ⋅ 226118748 MLS

Welcome to this charming Sutter residence, offering a great opportunity to own a home in an established and desirable community. This 2-bedroom, 1-bath property offers approximately 900 square feet of living space with a practical floor plan designed for comfortable everyday living. The home features inviting living areas, abundant natural light, ceiling fans, and convenient indoor laundry. The kitchen provides a functional space for preparing meals and connects naturally with the main living areas, creating a comfortable flow throughout the home. Situated on a generously sized lot, the property offers a spacious backyard with room to enjoy the outdoors, entertain guests, garden, or create a personalized outdoor retreat. A detached storage shed provides additional space for tools, equipment, hobbies, or seasonal belongings. The level lot also offers flexibility for future improvements and outdoor customization, subject to applicable requirements. Located in the heart of Sutter, this home provides convenient access to local schools, shopping, dining, parks, and everyday amenities while maintaining the welcoming atmosphere of a smaller community. Whether you're looking for a comfortable place to call home, an investment opportunity, or a property with room to add your own personal touches, this residence offers versatility and potential. Don't miss the opportunity to make this Sutter property your own.

7538 Washington Street, Sutter

Listing courtesy of Better Homes Realty.

$417,500

3 Beds ⋅ 2 Baths ⋅ 1,104 SqFt. ⋅ 226100242 MLS

Motivated Seller! Are you looking for peace, quiet, and a sense of community? Situated at the base of the Sutter Buttes, this beautifully updated 3-bedroom, 2-bathroom mid-century ranch home perfectly balances comfort and style. The 1,104 square foot residence features an open-concept floor plan highlighted by vaulted open-beam ceilings and durable vinyl plank flooring throughout. The heart of the home is a chef-ready kitchen boasting custom butcher block counters, shaker cabinets, a central island with seating, and a built-in gas range. Located on a low-maintenance 0.19-acre lot, the property includes an attached two-car garage with laundry hookups, an additional detached garage/workshop space, and RV/boat parking. You can also enjoy quiet evenings on the concrete back patio within your private, fenced yard. Attention Homeowners and Investors ADU possible!

2431 Madrone Street, Sutter

Listing courtesy of Coldwell Banker Select Real Estate.

$230,000

226046804 MLS

Step back in time with this charming 1888 historical gem in the heart of Sutter. Featuring timeless architecture, intricate woodwork, and a blend of old-world elegance with modern potential, this property offers a rare opportunity. Some renovations are complete, including a luxurious bathroom with a sauna and steam shower. A retrofitted wall saves you approximately $100,000 in construction costs. Included in the sale are all on-site building materials and engineered plans (needing updates) for a flex space downstairs and living quarters upstairs. Much of the electrical is in place, and a finished room at the back adds versatility. The outdoor space once featured a kitchen, with a smoker still intact. The fabulous upstairs patio only needs railings, with materials provided. This is a unique opportunity to own a piece of Sutter's history and complete it to your visionwhether as a residence, commercial space, or mixed-use property

2195 California Street, Sutter

Listing courtesy of Showcase Real Estate.

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All measurements and all calculations of area (i.e., Sq Ft and Acreage) are approximate. Broker has represented to MetroList that Broker has a valid listing signed by seller authorizing placement in the MLS. Above information is provided by Seller and/or other sources and has not been verified by Broker. Copyright 2026 MetroList Services, Inc. The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program of MetroList® MLS. All information has been provided by seller/other sources and has not been verified by broker. All interested persons should independently verify the accuracy of all information. Last updated .

Sutter Incorporated Areas Homes under $500,000

Newest Sutter Incorporated Areas Homes under $500,000

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