That median is the lowest of any city in Yolo County and sits well under the county median near 1.32% (median bill divided by market value, April 2026). Do not stop at the median, though: the 75th percentile is about 1.34% and the 90th is roughly 1.91%. Established central and north Woodland lands at the low end; the Spring Lake side pulls the top. Expect a separate one-time supplemental bill about a year after you close.

Homes in the Spring Lake specific-plan area on the south side can carry three separate lines: the Spring Lake Community Facilities District (the Mello-Roos proper), the Spring Lake Landscaping and Lighting Assessment District, and a Sports Park Maintenance CFD. They are billed as distinct items, so a seller or agent quoting you one number is probably quoting one line. Older Woodland north of Gibson generally carries none of the three, though the city has separate lighting-and-landscaping districts in various neighborhoods.

Ask for the full parcel tax bill, not a summary — in Spring Lake the special-district lines are what separate an under-1.1% bill from a near-2% one.

Major portions of northern and eastern Woodland sit in a FEMA Special Flood Hazard Area fed by Cache Creek, whose levees carry roughly a 10-year level of protection and last overtopped in February 2019. The city counts about 1,000 mapped properties, 779 of them residential as of December 2023. In an SFHA a federally backed lender must require flood insurance for the life of the loan, and the city puts the typical single-family cost at roughly $600 to $3,000 a year — a real monthly number most buyers never priced in. Yolo County’s Community Rating System class earns a modest premium discount.

This is the single most expensive thing to get wrong in Woodland. Pull the parcel’s FEMA zone before you write the offer, not during underwriting.

Woodland sits on flat irrigated valley floor with no wildland interface inside the city, so it stays largely outside the High and Very High zones on CAL FIRE’s 2025 maps and most homes are insurable on the standard admitted market. In Woodland the water risk is the expensive one, not the fire risk — but flood coverage is a separate policy that a standard homeowners policy will not include.

Valley Clean Energy, the locally governed community choice aggregator, has been Woodland’s default electricity provider since June 2018 and shows up as a line item on the PG&E bill. VCE buys the power while PG&E still owns the poles and does the billing, so budget in the PG&E range — roughly $290/mo at 750 kWh as of June 2026 — rather than the far cheaper municipal-utility range you would get in Roseville or on SMUD.