Woodland, a county seat surrounded by farmland

A historic agricultural city

Woodland incorporated in 1871 and became the county seat of a farming region known for grain, tomatoes and other crops. Downtown Main Street has historic commercial buildings, the Woodland Opera House is a state historic park, and the streets around downtown include many homes from the late 1800s and early 1900s, along with mid-century neighborhoods. Newer subdivisions extend toward the city’s edges, beyond which the land is largely agricultural. Davis lies a short drive south and Sacramento to the southeast, both reached by Interstate 5 or Highway 113 and Interstate 80.

The Yolo County guide explains how Yolo differs from Sacramento County.

Older homes and newer neighborhoods

Historic and older homes

Victorian, Craftsman and period-revival homes near downtown are part of Woodland’s character. They bring the usual older-home diligence: foundations, electrical, plumbing, roofs, sewer laterals and the permit history of additions. The city has historic preservation rules for designated resources, so ask whether the home is listed and what that means for exterior changes.

Mid-century and newer homes

Postwar neighborhoods offer single-story homes on suburban lots. Newer subdivisions toward the edges of the city offer more recent construction, sometimes with special taxes and HOAs. Compare total monthly cost as well as price.

Living next to farmland

Homes near the city’s edges may border working farms. Normal agricultural operations, such as spraying, dust, equipment noise, early-morning work and seasonal truck traffic, are protected under county right-to-farm policies, and buyers near farmland may receive a disclosure about them. Visit at different times, including during harvest season if you can, and ask the seller what to expect.

Cache Creek and flood checks

Cache Creek runs north of the city, and parts of north Woodland have long been within a mapped floodplain. Flood maps and flood-control planning have been the subject of ongoing work. Look up the current FEMA flood map for any address, ask the lender about insurance requirements, and get a quote early. Disclose any history of water intrusion or drainage problems if you’re selling.

Utilities and costs

Woodland homes aren’t served by SMUD. PG&E delivers electricity and gas, and generation for many customers comes from a community choice energy provider, so the bill looks different from a Sacramento County bill. Water and sewer come from the city. Ask for a year of bills, and read the property tax bill for special taxes and assessments, especially in newer neighborhoods. Older homes with large lots and mature trees can also carry higher summer water use, so look at bills from July and August, not just the winter months.

Buying and selling in Woodland

1. 01Look up the parcel with the Yolo County Assessor and confirm it is inside the city.
2. 02Check the FEMA flood map and price flood insurance.
3. 03For older homes, inspect foundations, electrical, plumbing and the sewer lateral, and ask about historic status.
4. 04Near the edges, read any agricultural disclosure and visit at different times.
5. 05Review special taxes and HOA documents for newer homes.

Woodland buyers sometimes compare it with West Sacramento or the Sacramento suburbs. Our guide to comparing homes during your search and Dan’s buyer guidance help. Sellers can read the Woodland home-selling guide and request a comparative market analysis.

This guide describes property, travel, costs and services, not who lives in any neighborhood. For school assignment, confirm with the school district for the specific address.

Common questions

Is Woodland in a flood zone?

Parts of the city, particularly to the north near Cache Creek, have been in mapped floodplains. Check the current FEMA map for the specific address and ask your lender about requirements.

What is a right-to-farm disclosure?

It is a notice that normal agricultural operations nearby are protected, even if they cause dust, noise or odors. Buyers near farmland may receive one; read it and visit the area at different times.

Can I renovate a historic Woodland home?

Usually yes, but if the home is a designated historic resource, exterior changes may require review by the city. Check with the city before planning major work.

Official sources

Records and rules are parcel-specific, so look up the exact address with the responsible agency.

• City of WoodlandPlanning, permits, historic preservation and city utilities.(opens in a new tab)
• Yolo CountyAssessor, Clerk-Recorder, Tax Collector and county planning.(opens in a new tab)
• Woodland Opera House State Historic ParkCalifornia State Parks information for the downtown landmark.(opens in a new tab)
• FEMA Flood Map Service CenterFlood zone lookup for a specific address.(opens in a new tab)
• EPA: lead-based paint disclosureFederal disclosure rules for homes built before 1978.(opens in a new tab)

Local rules, districts and fees change. This guide is general information, not legal, tax, insurance or lending advice, and it describes places by property, travel, costs and services, never by who lives there.