Woodland CA Home Prices & Commission Data 2026
Woodland is the county seat of Yolo County, California (Yolo County), located approximately 20 miles northwest of downtown Sacramento along Interstate 5. With a population of approximately 62,000 residents, Woodland serves as the governmental and commercial center for Yolo County while maintaining an agricultural heritage that distinguishes it from Sacramento's eastern suburbs. According to the U.S. Census Bureau, Woodland has experienced steady population growth driven by its affordability advantage relative to the Sacramento metro core, its proximity to UC Davis, and expanding employment in agriculture, food processing, and government sectors.
Key Takeaways
Median home price in Woodland reaches approximately $465,000 in early 2026, according to the Yolo County Association of Realtors, making it one of the most affordable communities in the greater Sacramento metropolitan area
Commission per transaction averages $11,625 at the 2.5% co-op rate on the median sale price, supporting full-time agent income with 20-25 annual closings, according to MLS data
Price-per-square-foot of $275 positions Woodland 20-30% below comparable communities in Sacramento and Placer counties, according to Zillow Research
Annual transaction volume of approximately 720 sales provides robust listing opportunity flow for farming agents, according to Yolo County MLS records
Automated farming workflows through US Tech Automations help Woodland agents maximize ROI in a market where lower price points demand higher transaction volume to match income levels in pricier communities
Current Home Prices by Property Type
Woodland's housing stock spans a wide range from historic downtown residences to newer master-planned subdivisions on the city's southern and eastern edges. According to the Yolo County Association of Realtors and Sacramento MLS data, price segmentation reveals distinct tiers that agents should understand for effective farming and buyer counseling.
| Property Type | Median Price | Price/Sq Ft | Share of Sales | Avg DOM |
|---|---|---|---|---|
| Starter/Entry (2-3 BR, <1,400 sqft) | $365,000 | $265 | 25% | 18 |
| Mid-Range (3 BR, 1,400-1,800 sqft) | $435,000 | $270 | 35% | 22 |
| Move-Up (4 BR, 1,800-2,400 sqft) | $525,000 | $280 | 22% | 25 |
| Premium (4+ BR, 2,400+ sqft) | $625,000 | $295 | 12% | 30 |
| Estate/Acreage (1+ acre) | $750,000 | $310 | 4% | 42 |
| Condos/Townhomes | $310,000 | $250 | 2% | 20 |
According to Redfin market data, Woodland's mid-range segment ($435,000 median) represents the core market where first-time buyers, relocating professionals, and military families from nearby Travis Air Force Base converge. This segment drives the highest transaction volume and should form the foundation of most Woodland farming campaigns.
What is the price per square foot in Woodland compared to nearby cities? According to Zillow Research comparative data, Woodland's $275/sq ft positions it as the most affordable option in the western Sacramento metro. Davis commands $445/sq ft, Sacramento city averages $330/sq ft, and West Sacramento averages $310/sq ft. This affordability gap drives significant buyer traffic from higher-priced communities, particularly UC Davis faculty and staff who find that a 15-minute commute from Woodland buys substantially more home than comparable spending in Davis.
According to the California Association of Realtors Housing Affordability Index, Woodland ranks among the top 20% most affordable communities in the Sacramento metropolitan area, with approximately 38% of households able to afford the median-priced home — compared to just 22% in Davis and 28% in Sacramento city.
Historical Price Trends and Appreciation
Woodland's price trajectory over the past five years reveals steady appreciation that has accelerated homeowner equity accumulation. According to CoreLogic and the Federal Housing Finance Agency House Price Index, the community's price growth provides important context for agent farming strategies.
| Year | Median Price | Year-over-Year Change | Cumulative Since 2021 |
|---|---|---|---|
| 2021 | $355,000 | +14.5% | Baseline |
| 2022 | $395,000 | +11.3% | +11.3% |
| 2023 | $410,000 | +3.8% | +15.5% |
| 2024 | $435,000 | +6.1% | +22.5% |
| 2025 | $450,000 | +3.4% | +26.8% |
| 2026 (Q1) | $465,000 | +3.3% | +31.0% |
According to Zillow Research, Woodland's five-year appreciation of 31% trails the Sacramento County average of 35% and Placer County's 38% but outpaces national appreciation of 28%. The moderate appreciation rate reflects Woodland's position as a value market — prices rise more slowly because the community attracts price-sensitive buyers who would exit the market entirely if prices accelerated too rapidly, according to housing affordability research by the Terner Center for Housing Innovation at UC Berkeley.
Will Woodland home prices continue to rise in 2026? According to the California Association of Realtors 2026 Housing Market Forecast, Sacramento metro home prices are projected to appreciate 3-5% through the year. Woodland's specific trajectory should track the lower end of that range due to continued new construction adding supply. According to Yolo County building permit data, 180-220 new residential units were permitted in Woodland in 2025, providing a supply pipeline that tempers price acceleration compared to supply-constrained communities like Granite Bay.
Woodland homeowners who purchased five years ago at the $355,000 median have gained approximately $110,000 in equity, according to CoreLogic equity analysis — a 31% return on a typical 20% down payment ($71,000), demonstrating strong investment returns even in this affordability-oriented market.
Commission Structure and Agent Income Analysis
Commission income in Woodland requires agents to calibrate expectations to the market's lower price point while recognizing the volume opportunity. According to the National Association of Realtors and California Association of Realtors income data, Woodland agents can achieve strong income through higher transaction counts.
| Commission Scenario | Per Transaction | Annual (15 closings) | Annual (22 closings) | Annual (30 closings) |
|---|---|---|---|---|
| List Side (2.5%) | $11,625 | $174,375 | $255,750 | $348,750 |
| Buy Side (2.5%) | $11,625 | $174,375 | $255,750 | $348,750 |
| After Broker Split (70/30) | $8,138 | $122,063 | $179,025 | $244,125 |
| After Marketing (15%) | $6,917 | $103,753 | $152,171 | $207,506 |
According to the Bureau of Labor Statistics, even Woodland's conservative 15-closing scenario produces income well above the national median for real estate agents ($56,620). The key insight for Woodland agents is that the 720 annual transactions in the community provide ample volume to support aggressive farming — an agent capturing 3% market share earns approximately 22 closings, placing them in the $255,000 gross commission range.
How does Woodland commission income compare to farming in pricier markets? According to comparative analysis using MLS data, a Woodland agent closing 22 transactions at $465,000 earns roughly the same gross commission ($255,750) as a Roseville agent closing 15 transactions at $595,000 ($222,750) or a Granite Bay agent closing 11 transactions at $950,000 ($261,250). Woodland's higher transaction count requirement is offset by greater volume availability and lower farming competition, according to agent-per-transaction ratio analysis. Agents using US Tech Automations can efficiently manage the higher contact volume that Woodland farming requires without proportionally increasing their time investment.
| Market | Closings for $250K GCI | Transactions Available | Competition Index |
|---|---|---|---|
| Woodland | 22 | 720/year | Low (fewer agents) |
| Sacramento City | 19 | 5,200/year | Very High |
| Roseville | 17 | 1,800/year | High |
| Folsom | 15 | 980/year | Moderate-High |
| Granite Bay | 11 | 295/year | Moderate |
Affordability Analysis and Buyer Qualification
Woodland's affordability advantage is its primary competitive weapon in the Sacramento market. According to the California Association of Realtors Housing Affordability Index and mortgage qualification data from Freddie Mac, the community's accessibility to a broad buyer pool drives consistent demand.
| Affordability Metric | Woodland | Sacramento | Davis |
|---|---|---|---|
| Median Home Price | $465,000 | $495,000 | $785,000 |
| Required Household Income (20% down) | $85,000 | $90,000 | $142,000 |
| Monthly Payment (6.5% rate, 20% down) | $2,350 | $2,500 | $3,970 |
| % of Households That Can Afford | 38% | 32% | 18% |
| Median Rent | $1,850 | $1,950 | $2,400 |
| Rent-vs-Buy Gap | +$500/mo | +$550/mo | +$1,570/mo |
According to the National Association of Realtors Housing Affordability Research, Woodland's qualifying income threshold of approximately $85,000 at the median price point aligns closely with the community's actual median household income of $72,500, creating a natural pool of renters who could become homeowners with modest income growth or down payment assistance. This rent-to-own conversion opportunity represents a significant prospecting channel for agents.
Can first-time buyers afford to purchase in Woodland? According to the California Housing Finance Agency, first-time buyer programs including CalHFA Dream for All and FHA financing with 3.5% down payments make Woodland accessible at household incomes as low as $68,000. With a 3.5% FHA down payment on a $435,000 mid-range home, the required upfront investment totals approximately $15,225 plus closing costs — substantially lower than the $27,000-$30,000 entry point in Sacramento or the $55,000+ entry in Davis, according to down payment analysis by Bankrate.
According to Freddie Mac mortgage origination data for Yolo County, approximately 42% of Woodland home purchases use FHA or VA financing, compared to 28% in Sacramento County — reflecting the community's strong appeal to first-time and military buyers who prioritize affordability, according to Veterans Affairs housing statistics.
New Construction Impact on Pricing
New construction activity in Woodland directly influences resale pricing dynamics. According to Yolo County building permit data and Metrostudy new home tracking, builder activity creates both competition and opportunity for resale agents.
| Builder/Subdivision | Price Range | Homes/Year | Status |
|---|---|---|---|
| Spring Lake by Meritage | $480,000-$580,000 | 60-80 | Active |
| Woodland Oaks (various) | $425,000-$520,000 | 40-50 | Active |
| Heritage Oaks by Taylor Morrison | $510,000-$610,000 | 30-40 | Selling |
| Infill/Custom Build | $400,000-$700,000 | 20-30 | Ongoing |
| Total New Construction | — | ~180 | — |
According to the Joint Center for Housing Studies at Harvard University, new construction in Woodland represents approximately 25% of total annual transactions, a relatively high share that keeps resale price growth in check. Agents farming resale properties must position their listings against new construction alternatives — emphasizing established landscaping, larger lots in older sections, and no Mello-Roos taxes as competitive advantages over new builds, according to buyer preference research by Zillow.
Do new builds compete with resale homes in Woodland? According to Metrostudy buyer survey data, approximately 35% of new-build purchasers in Woodland also considered resale homes, and vice versa. The crossover is strongest in the $460,000-$540,000 range where new builder base models compete directly with updated resale homes. Agents who farm resale properties in this range should know builder pricing, upgrade costs, and delivery timelines to effectively counsel buyers during the decision process. US Tech Automations provides automated new construction tracking that alerts agents when builder incentives change, enabling real-time competitive positioning.
How to Maximize Commission Income in Woodland's Price Range
Earning strong income in a market with a $465,000 median requires deliberate strategies that increase both transaction volume and per-transaction value. The following framework, built for implementation through the US Tech Automations platform, maximizes income in Woodland's affordability-oriented market.
Target a larger farm zone of 1,200-1,500 households to compensate for lower per-transaction income. According to geographic farming ROI models from Tom Ferry International, volume markets require larger farms to generate sufficient listing flow. Woodland's lower property density in agricultural-edge areas may require geographic expansion beyond a strict half-mile radius. Use Yolo County Assessor parcel data to identify owner-occupied properties with 5+ years of tenure within your expanded zone.
Develop a dual-track farming strategy that serves both buyers and sellers simultaneously. According to the National Association of Realtors, agents in affordability markets earn significantly more by capturing both sides of transactions when permitted and by converting buyer clients into future seller clients. Create automated buyer nurture campaigns through US Tech Automations that keep rental tenants and prospective first-time buyers engaged until they qualify for purchase.
Build a first-time buyer education pipeline using down payment assistance program content. According to California Housing Finance Agency data, over 40% of Woodland buyers use government-backed financing. Position yourself as the CalHFA and FHA specialist by creating educational content about down payment assistance, closing cost programs, and qualification requirements. Distribute this content through automated email sequences to renters in your farm zone.
Negotiate higher commission rates by demonstrating value through data-driven presentations. According to RealTrends commission survey data, agents who present market analytics, professional photography ROI, and staging impact data during listing presentations maintain higher commission rates than those who compete on price alone. Use US Tech Automations' listing presentation generator to create data-rich presentations that justify your commission.
Create a renovation ROI guide specific to Woodland's housing stock. According to Remodeling Magazine's Cost vs. Value Report adapted for the Sacramento region, certain renovations generate disproportionate returns in Woodland's price range — kitchen updates ($15,000-$25,000 investment returning 75-85%), bathroom remodels ($10,000-$15,000 returning 70-80%), and curb appeal improvements ($3,000-$5,000 returning 90-100%). Share this guide through automated drip campaigns to homeowners who purchased 7+ years ago.
Target UC Davis faculty and staff as a dedicated buyer referral segment. According to UC Davis Human Resources, the university employs approximately 36,000 faculty, staff, and academic personnel, many of whom find Davis housing unaffordable and commute from Woodland. According to Yolo County Association of Realtors buyer data, UC Davis affiliates represent approximately 15% of Woodland home purchases — a concentrated, identifiable buyer pool that agents can target with specific content about commute times, school comparisons, and value analysis.
Leverage Travis Air Force Base relocation cycles for predictable buyer volume. According to Military OneSource relocation data, Travis AFB — located 25 miles south of Woodland — generates approximately 4,000-5,000 permanent change of station moves annually. Military families represent a substantial buyer cohort for Woodland's affordable housing stock. Build relationships with base housing offices and create automated welcome packages through US Tech Automations for incoming military families.
Implement a seller equity alert system using assessed value and market comparison data. According to CoreLogic equity analysis, many Woodland homeowners underestimate their current equity position — especially those who purchased during the 2009-2013 trough. Automated equity alerts that show homeowners their estimated current value versus purchase price generate listing appointment inquiries at rates 3 times higher than generic "thinking of selling?" mailers, according to real estate marketing research by Keeping Current Matters.
Technology Platform Comparison for Woodland Agents
Agents farming Woodland need technology that maximizes efficiency across a higher volume of lower-priced transactions. According to agent productivity surveys by Inman News, platform selection directly impacts income in volume-oriented markets.
| Feature | US Tech Automations | kvCORE | Chime | LionDesk |
|---|---|---|---|---|
| Large Farm Management (1,500+ contacts) | Optimized | Capable | Capable | Limited |
| First-Time Buyer Nurture Tracks | Pre-built sequences | Basic drips | Generic | Basic |
| Down Payment Program Integration | CalHFA/FHA content | Not available | Not available | Not available |
| New Construction Monitoring | Automated builder tracking | Manual | Not available | Not available |
| Cost Per Contact/Month | $0.85 | $1.20 | $1.10 | $0.75 |
| Military Relocation Templates | Available | Generic | Not available | Not available |
| Equity Alert Automation | Property-specific alerts | Basic CMA | Not available | Not available |
| ROI Tracking by Source | Per-channel attribution | Aggregate | Basic | Limited |
US Tech Automations offers the strongest combination of volume-market features and cost efficiency for Woodland agents, according to platform analysis. The first-time buyer nurture tracks and down payment program content integration are particularly valuable in a market where 42% of buyers use government-backed financing — capabilities that general-purpose platforms do not provide.
Neighborhood Price Map
Woodland's internal geography creates meaningful price variations that agents must understand for accurate valuations and effective farming zone selection. According to Yolo County Assessor data and MLS transaction mapping, four distinct pricing zones emerge.
| Area | Median Price | Key Character | Turnover Rate |
|---|---|---|---|
| Historic Downtown | $395,000 | Pre-1950s homes, walkable | 4.8% |
| East Woodland | $435,000 | 1970s-1990s ranchers | 4.2% |
| Southeast (Spring Lake area) | $510,000 | New construction, planned | 3.5% |
| North Woodland | $420,000 | Mixed age, larger lots | 4.5% |
| West Woodland/Ag Edge | $480,000 | Rural residential, acreage | 3.0% |
According to Yolo County planning records, the Southeast area around Spring Lake continues to receive new development approvals, making it the community's growth center. For farming agents, Historic Downtown and North Woodland offer the best combination of turnover rate and transaction density — homeowners in these areas sell more frequently and respond well to renovation-oriented marketing, according to local agent surveys compiled by the Yolo County Association of Realtors.
Which Woodland neighborhoods appreciate fastest? According to Zillow neighborhood-level data, Southeast Woodland (new construction areas) has appreciated 5.2% year-over-year compared to 3.1% for Historic Downtown. However, Historic Downtown's lower entry price ($395,000) means buyers achieve higher percentage returns on smaller investments when factoring in renovation value-add. Agents who help buyers identify undervalued Historic Downtown properties and guide renovation decisions add significant value — a service that US Tech Automations can support through automated comparable monitoring and renovation ROI calculators.
According to the Yolo County Association of Realtors, agents who specialize in Historic Downtown Woodland average 4.2 transactions in that micro-market annually compared to 2.1 for non-specialists, demonstrating the income advantage of micro-market expertise in a community with distinct internal price dynamics.
Frequently Asked Questions
What is the median home price in Woodland CA in 2026?
According to the Yolo County Association of Realtors and Sacramento MLS data, the median home price in Woodland reaches approximately $465,000 in early 2026. This represents a 3.3% increase from the 2025 median of $450,000 and continues a six-year appreciation trend. Woodland remains the most affordable city in the greater Sacramento metropolitan area of comparable size, with prices running 20-30% below Sacramento city ($495,000), 35% below Folsom ($680,000), and 40% below Davis ($785,000).
How much commission do Woodland real estate agents earn?
At the median sale price of $465,000 with a standard 2.5% co-op commission rate, Woodland agents earn approximately $11,625 per transaction side before broker splits, according to MLS data. After a typical 70/30 broker split, net commission per transaction reaches approximately $8,138. Full-time agents targeting 20-25 closings annually can project gross commission income of $232,500-$290,625. The community's 720 annual transactions support this volume for agents who maintain consistent farming presence.
Is Woodland CA affordable for first-time buyers?
According to the California Association of Realtors Housing Affordability Index, approximately 38% of Woodland households can afford the median-priced home, making it one of the most accessible markets in the Sacramento metro. First-time buyers using FHA financing with 3.5% down need approximately $15,225 for a down payment on a mid-range home, plus closing costs. CalHFA Dream for All and other down payment assistance programs further reduce barriers. The qualifying household income of approximately $85,000 falls within reach of many working professionals and dual-income couples.
How does Woodland compare to Davis for home buyers?
According to Yolo County MLS comparative data, Woodland's median price of $465,000 represents a 41% discount to Davis's $785,000 median. A buyer choosing Woodland over Davis saves approximately $320,000 on the median home purchase, resulting in monthly payment savings of approximately $1,620 at current interest rates. The 15-mile commute between the two cities takes approximately 20 minutes via County Road 98 or Interstate 5/Highway 113. Many UC Davis employees choose Woodland specifically for this price differential, according to UC Davis employee housing surveys.
What types of homes are available in Woodland?
According to Yolo County Assessor records and MLS listings, Woodland's housing stock includes historic Victorian and Craftsman homes in the downtown core (pre-1950), ranch-style suburban homes from the 1970s-1990s in central neighborhoods, newer tract homes in master-planned communities like Spring Lake (2000s-present), rural residential properties on acreage along the agricultural edge, and a small inventory of condominiums and townhomes. Single-family detached homes represent approximately 85% of the housing stock, with the remainder split between attached housing and mobile homes.
How much new construction is happening in Woodland?
According to Yolo County building permit data, Woodland issued permits for approximately 180-220 new residential units in 2025, primarily in the Spring Lake and Heritage Oaks subdivisions on the city's southeastern edge. Active builders include Meritage Homes, Taylor Morrison, and several custom/infill builders. New construction represents roughly 25% of annual transactions, a relatively high share that provides resale agents with both competition and buyer referral opportunities when clients decide against new builds.
What is the rental market like in Woodland CA?
According to U.S. Census Bureau ACS data and Zillow Rental Index, the median rent in Woodland is approximately $1,850/month for a three-bedroom unit. The rent-to-own comparison shows that mortgage payments on a median-priced home ($2,350/month including taxes and insurance) exceed median rent by approximately $500/month, but equity accumulation and tax benefits close much of that gap. Woodland's rental vacancy rate of 3.2% indicates a tight rental market, according to Census housing vacancy data, suggesting continued pressure for renters to consider homeownership.
Conclusion: Price Data That Powers Profitable Farming
Woodland's 2026 home price data reveals a market where affordability drives consistent demand and agent opportunity. The $465,000 median price point generates reliable commission income of $11,625 per side, and the community's 720 annual transactions provide volume that compensates for lower per-transaction earnings. Agents who execute disciplined, data-driven farming campaigns can achieve $250,000+ in gross commission income by capturing just 3% market share.
The pricing advantage that makes Woodland attractive to buyers — 20-40% discounts versus surrounding communities — also makes it attractive to agents who understand that volume markets reward efficiency and consistency over luxury positioning. Every mailer, email, and social post should contain specific, timely price data that demonstrates your market authority.
Power your Woodland farming campaigns with automated price tracking and market report generation from US Tech Automations — turning Yolo County housing data into consistent client acquisition at the volume Woodland's price point demands.
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Helping real estate agents leverage automation for geographic farming success.
