Live Oak Homes under $500,000

Welcome to Live Oak, California—a charming small town nestled in the heart of Sutter County. With its picturesque landscapes, friendly community, and rich agricultural heritage, Live Oak offers a unique blend of rural charm and modern convenience. Located just a short drive from the bustling city of Yuba City, residents enjoy a peaceful lifestyle while still having access to urban amenities.

One of the most appealing aspects of Live Oak is its affordability in the housing market. For those seeking homes under $500,000, this delightful town presents a variety of options that cater to diverse tastes and needs. Whether you’re a first-time homebuyer, looking to downsize, or searching for an investment property, you’ll find an array of charming homes that fit your budget. From cozy bungalows to spacious family residences, Live Oak's real estate market is brimming with potential.

In addition to its affordable housing, Live Oak boasts a strong sense of community. The town hosts numerous events throughout the year, including the annual Live Oak Almond Festival, which celebrates the region's rich agricultural roots. Residents can also enjoy the nearby Feather River, perfect for outdoor activities such as fishing, hiking, and picnicking.

With its welcoming atmosphere, beautiful landscapes, and homes that won’t break the bank, Live Oak is an ideal place to plant roots. Explore the possibilities in this hidden gem of California, where your dream home awaits!

Newest Live Oak Homes under $500,000

$249,800

3 Beds ⋅ 2 Baths ⋅ 1,224 SqFt. ⋅ 226129870 MLS

WELCOME TO 9617 ALMOND DRIVE PROPERTY WITH BIG POTENTIAL IN A DESIRABLE LIVE OAK LOCATION This home features 1224sqft of living space, 3-bedroom, 2-baths and attached 2 car garage and is situated on a spacious 0.24-acre lot at the edge of town. The property backs up to an orchard providing a peaceful setting and a pleasant backdrop. Inside, the home you will find real wood cabinetry, laminate flooring through a large portion of the home, and a wood-burning masonry fireplace that adds warmth and character to the living space. With needing a little TLC and updating, it brings an opportunity for buyers, investors, or renovators to bring their vision to the property. The seller is motivated bring your ideas and offers!!

9617 Almond Drive, Live Oak

Listing courtesy of Haus and Home.

$410,000

3 Beds ⋅ 2 Baths ⋅ 1,752 SqFt. ⋅ 226133167 MLS

A beautiful home in the nice little city of Live Oak. The floorplan is very open with lots of light. The floors have all been updated to vinyl planking and the rooms are good sized. The owners have been making ongoing updates and now have to relocate. There is so much to love about this house, and there are only a few things needed to make this your own. Priced below a recent closing in the neighborhood, you get the advantage of a quick sale and great price.

9738 Collier Avenue, Live Oak

Listing courtesy of Berkshire Hathaway HomeServices Heritage, REALTORS.

$424,900

3 Beds ⋅ 2 Baths ⋅ 1,990 SqFt. ⋅ 226128089 MLS

Welcome to this beautiful 3-4-bedroom, 2-bath home built in 2019, offering modern comfort, thoughtful design, and an incredible outdoor living space in the heart of Live Oak. From the beautifully landscaped front yard to the inviting open-concept interior, this home is designed for both everyday living and entertaining. The spacious kitchen, dining, and living areas flow seamlessly together, creating a bright and welcoming gathering space. A desirable split-wing floor plan provides added privacy, with the primary suite situated separately from the additional bedrooms. Step outside to your own private backyard retreat with no neighbors directly behind you! Enjoy two covered patios, a gazebo perfect for relaxing or entertaining, and a horseshoe pit for added outdoor fun. The spacious backyard offers plenty of room for gardening, gatherings, or simply enjoying the peaceful setting. Additional highlights include owned solar panels for added energy efficiency and the freedom of no HOA. Built in 2019 and filled with modern conveniences, this move-in-ready home offers the perfect combination of indoor comfort, outdoor living, privacy, and functionality. Don't miss the opportunity to make it yours!

9365 Poplar Way, Live Oak

Listing courtesy of Made 4 More Realty.

$419,900

4 Beds ⋅ 3 Baths ⋅ 2,388 SqFt. ⋅ 226131709 MLS

Beautifully remodeled from top to bottom, this spacious 4-bedroom, 3-bath home offers nearly 2,400 sq ft of living space on an expansive, almost quarter-acre lot. With two primary suites and a flexible floor plan, this home is ideal for multi-generational living, guests, or anyone looking for extra privacy and space. Step inside to a fresh, modern interior featuring new LVP flooring, new windows, new doors, fresh interior and exterior paint, and completely remodeled bathrooms. The brand-new kitchen is the heart of the home, showcasing new cabinetry, countertops, stainless steel appliances, and plenty of room for gathering. Soaring cathedral ceilings make a statement in the living room, creating a bright and open atmosphere. Two HVAC systems provide added comfort and efficiency throughout the generously sized home. Outside, the huge fenced lot offers endless possibilities with plenty of room to entertain, garden, play, or simply spread out. Abundant parking and RV parking provide space for vehicles, trailers, boats, and recreational toys, while the large storage shed adds even more functionality. With extensive renovations already completed, two primary suites, a large lot, and exceptional parking, this move-in-ready home offers the space and modern finishes you've been searching for!

2433 Date Street, Live Oak

Listing courtesy of eXp Realty of California Inc..

$349,900

3 Beds ⋅ 2 Baths ⋅ 1,100 SqFt. ⋅ 226130080 MLS

Discover this inviting 3-bedroom, 2-bathroom home in the heart of Live Oak, offering comfort, charm, and a welcoming atmosphere. With a functional floor plan and comfortable living spaces, this home is ideal for first-time buyers, growing families, or anyone looking for a place to call their own. The spacious backyard offers plenty of room for outdoor gatherings, entertaining, gardening, or simply relaxing. Conveniently located near schools, parks, shopping, and dining, this property provides the perfect balance of peaceful small-town living and everyday convenience. A wonderful opportunity to enjoy everything Live Oak has to offer. Schedule your private showing today! Make the opening more compelling Strengthen the buyer-focused benefits

9668 K Street, Live Oak

Listing courtesy of Better Homes Realty.

$389,000

3 Beds ⋅ 2 Baths ⋅ 1,505 SqFt. ⋅ 226128863 MLS

Welcome to this charming home located in a quiet rural community with convenient access to a major roadway, making commuting and travel easy. The property offers added privacy with no homes directly in front or behind, allowing for peaceful views and a more secluded feel. Inside, the spacious great room concept creates an open and inviting atmosphere that's perfect for gatherings and everyday living. The ample backyard provides plenty of room for outdoor activities, gardening, or entertaining, while mature shade trees in both the front and back yards enhance the property's beauty and comfort. This well-maintained home offers the ideal combination of privacy, convenience.

2605 Ramsdell Drive, Live Oak

Listing courtesy of Arroyo Real Estate.

$475,000

3 Beds ⋅ 2 Baths ⋅ 1,961 SqFt. ⋅ 226128206 MLS

Welcome to this beautifully maintained, move-in-ready home in Live Oak, built in 2023 by K. Hovnanian Homes. Situated on a 6,534 sq. ft. this 1,961 sq. ft. home offers 3 bedrooms, 2 bathrooms, and a versatile flex space with potential for a 4th bedroom. The open-concept floor plan is perfect for everyday living and entertaining, featuring a spacious great room and a well-appointed kitchen with a large island, gas range, pantry closet, ample cabinetry, and a window overlooking the backyard. The private primary suite is thoughtfully situated on one side of the home and includes a walk-in closet and walk-in shower, while two additional bedrooms and the flex space are located on the opposite side, offering added privacy and flexibility for a home office, hobby room, or potential fourth bedroom. Enjoy the benefits of 100% owned solar. Additional features include a spacious laundry room with built-in cabinets and a garage with an additional kitchen area and stove for added convenience and versatility. The low-maintenance backyard is thoughtfully landscaped with a generous concrete patio, and a vegetable garden, creating an inviting space to relax or entertain. Conveniently located near schools, shopping, and Highway 99, this pristine home offers modern comfort, energy efficiency, and functional living. Don't miss this opportunity to make this beautiful Live Oak home your own!

3182 Heather Drive, Live Oak

Listing courtesy of Realty ONE Group Complete.

$435,000

3 Beds ⋅ 2 Baths ⋅ 1,765 SqFt. ⋅ 226128068 MLS

NEW, NEW, NEW and full of heart. After being rebuilt from the studs following a 2018 fire and fully remodeled again, this home offers a fresh beginning filled with thoughtful craftsmanship. The front yard is beautifully landscaped, and the spacious backyard includes a nice sized patio connecting to both the garage and the family room, along with possible RV parking. Inside, enjoy three bedrooms, two baths, and an inviting family room that includes a laundry closet, extra storage, and direct access to the backyard. The kitchen, professionally installed by Woodwork Studios, features soft‑close cabinets and drawers, all‑new appliances, and a gorgeous walk‑in pantry. Custom touches elevate the home: a dragonfly hall tree built by Woodwork Studios, a bay window seat with storage, and a charming barn door in the family room. A large solar array with a $220/month lease boosts efficiency. And truly the home shows even better in person than photos can capture.

9528 N Street, Live Oak

Listing courtesy of Century 21 Select Real Estate.

$399,000

4 Beds ⋅ 2 Baths ⋅ 1,581 SqFt. ⋅ 226127424 MLS

Imagine starting your mornings with coffee beneath the expansive covered patio, surrounded by mature evergreens and a beautifully spacious backyard that invites you to slow down and enjoy the outdoors. Spend afternoons relaxing in the shade, host weekend gatherings, or unwind around the fire pit as the evening settles in. With a lush lawn, fenced yard, gated side access, concrete walkway, and storage shed, this outdoor space offers the perfect blend of relaxation and functionality. A mature shade tree and welcoming covered front porch add to the home's curb appeal. Inside, this inviting single-story home offers a comfortable, functional layout with tile flooring throughout the main living areas and abundant natural light. The spacious living room flows into the dining area, where a convenient breakfast bar connects to the kitchen, making everyday living and entertaining effortless. The kitchen features granite countertops and backsplash, generous oak cabinetry, a gas cooktop, built-in oven and microwave, recessed lighting, and direct access to the covered patio. A separate formal dining room near the entry offers flexibility for entertaining, a home office, or a cozy den. The primary suite provides a comfortable retreat with windows on two walls, a walk-in closet, and an ensuite bath featuring dual sinks and a stall shower. Additional bedrooms offer ceiling fans, while the hall bathroom includes a tub/shower combination. An indoor laundry room with shelving adds everyday convenience. Complete with central air, a tile roof, and stucco exterior, this home offers plenty to appreciate both inside and out. Whether you're hosting friends, enjoying a quiet evening under the trees, or simply making the most of your own backyard, this is a place you'll love coming home to. Come experience it for yourself!

9452 Waterman Avenue, Live Oak

Listing courtesy of Prospect Real Estate Inc..

$489,000

5 Beds ⋅ 3 Baths ⋅ 2,590 SqFt. ⋅ 226124954 MLS

Located in a highly desirable neighborhood of Live Oak, this move-in ready 5 bedroom 3 full bath home with RV parking is the one you have been waiting for! This home features an updated kitchen with granite countertops, white cabinets, a pantry, stainless steel appliances, a loft, formal dining room as well as a split family and living room. The downstairs offers its own private bedroom and as well as a full bathroom. Upstairs, the rooms are nice sized with the primary bedroom featuring a large walk-in closet, a walk-in shower and tub. This home comes with a low maintenance yard, with front and back sprinklers while also having space to create your masterpiece. The side RV parking with a gate is an excellent feature that allows room, for boats, trailers or possibly an RV. The only left to do with this home is move in!

9763 Savoy Way, Live Oak

Listing courtesy of Nikos Krohn Realty.

$499,000

5 Beds ⋅ 4 Baths ⋅ 2,924 SqFt. ⋅ 226121647 MLS

Discover an inviting home at 2706 Ida St, Live Oak, CA, a residential property ready for immediate enjoyment. This traditional-style residence offers a seamless blend of comfort and functional design. The heart of this home is an open-plan kitchen, featuring a central island with a sink, flowing effortlessly into the living room, creating an ideal space for entertaining and everyday living. A well-appointed bathroom offers the convenience of a large double vanity and a spacious walk-in shower. Additional features include a built-in garage, providing both utility and convenience. This property presents an exceptional opportunity to embrace a comfortable lifestyle in Live Oak. The house has been professionally cleaned from the floor up. Fresh coat of interior paint. Exterior was painted within the last three years. The home is move in ready today.

2706 Ida Street, Live Oak

Listing courtesy of Nickell Tax & Financial Planning.

$430,000

226116400 MLS

Iconic Live Oak Landmark Two Commercial Buildings Prime Hwy 99 Corner Location. Own a Piece of Live Oak History! An iconic commercial opportunity awaits at the highly visible corner of Highway 99 and Kola Street. Long recognized as the beloved former Penny Candy Store, this landmark property includes two separate commercial buildings on one parcel. The historic former Penny Candy Store and the adjacent former Barber Shop offering endless possibilities for investors, entrepreneurs, or owner-users. Generations of locals and travelers alike have fond memories of this well-known destination, making it one of Live Oak's most recognizable locations. With exceptional highway exposure over 20,000 vehicles a day, strong visibility, and easy accessibility, this property is ideally positioned to support a wide variety of business ventures. Lovingly maintained through less than a handful of owners over the years, the property is ready for its next chapter. The former Penny Candy Store offers approximately 1,320 square feet, while the former Barber Shop provides approximately 904 square feet, creating flexible space for retail, office, service businesses, or a combination of uses. Whether you're looking to expand an existing business, launch a new venture, or invest in a property with deep community roots, this is a rare opportunity to own a true local landmark. Bring your vision your dreams, preserve a piece of history, and become part of the next chapter of this iconic Live Oak property.

10231 Live Oak Boulevard, Live Oak

Listing courtesy of Realty ONE Group Complete.

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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 .

Live Oak Homes under $500,000

Newest Live Oak Homes under $500,000

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