The Definitive Guide  •  Spring Lake • Wild Wings • Bridgeway Lakes  •  Woodland, California

ZIP Code
95776

East Woodland — The New Woodland. Highest Incomes. Newest Homes.

Three master-planned communities. Woodland’s highest median income at $104,020. Newest construction in the territory. Spring Lake, Wild Wings, and Bridgeway Lakes each offer a distinct living experience — and each carries costs and structures that require a guide who knows the difference between them at the address level.

$554,900
Median Home Value
$104,020
Median Household Income
35.1
Median Age
4
Spring Lake Assessment Layers
Curated by Michelle Edgington  •  Homestead 360
$2,684
Avg Monthly Owner Cost
With mortgage
$104,020
Median Income
Highest in 5-ZIP territory
2005+
Spring Lake First Permits
Ongoing phased development
$6,104
Annual Property Tax
Before Mello-Roos assessments
35.1
Median Age
Young family community
Your Local Authority
Michelle
Edgington
Homestead 360
95776 Specialist
Spring Lake Expert
Mello-Roos Authority
32 Years • 1,152+ Families
“95776 is the ZIP code that surprises buyers the most. The income profile is the highest in the territory. The homes are the newest. But the monthly cost picture — once you add Spring Lake’s four assessment layers on top of the base property tax — is something most buyers have never been walked through before they call me. I walk every buyer through it completely before they make an offer.”
Michelle Edgington has guided more than 1,152 families through Yolo County real estate over 32 years. She knows Spring Lake’s CFD assessment structure, Wild Wings’ HOA governance, and Bridgeway Lakes’ newer construction standards at the address level. Associate Broker, DRE# 01179699, Nick Sadek Sotheby’s International Realty, 435 College St, Woodland CA.
01   Three Neighborhoods, Three Identities

Spring Lake. Wild Wings.
Bridgeway Lakes.
Not One ZIP — Three Communities.

Every buyer entering 95776 needs to understand they are choosing between three meaningfully different communities before choosing an address. Michelle walks buyers through all three before any search begins.

01
Spring Lake
Master-Planned • Mello-Roos • Phase Development
  • Woodland’s largest master-planned community
  • First permits issued 2005, ongoing phased build-out
  • 87-unit infill project submitted 2022 still developing
  • Four separate annual assessment layers on tax bill
  • Prepayment option: approx $22,500 to $25,000
  • Parks, trail system, and open space throughout
02
Wild Wings
HOA Community • Pool & Tennis • Golf Adjacent
  • HOA includes community pool and tennis courts
  • Adjacent to Wild Wings Golf Course (9-hole, public)
  • Wild Wings Golf Course voted Best in Yolo County
  • Golf course is public — NOT affiliated with the HOA
  • Yolo Fliers Club is a separate private club nearby
  • Newer construction, open layouts, family-oriented streets
03
Bridgeway Lakes
Newest Construction • HOA • Open Concept
  • Most recent construction phase in the 95776 territory
  • Open-concept floor plans reflecting current buyer preferences
  • HOA community with maintained common areas
  • Strong appreciation trajectory as area matures
  • Proximity to East Woodland retail and services corridor
  • Highway 113 and Interstate 5 commute access
02   The Mello-Roos Conversation

Spring Lake’s Four Assessment
Layers — Every Buyer
Deserves the Full Picture.

Spring Lake properties carry four separate annual special tax assessments in addition to the base Yolo County property tax. Michelle reviews every layer for every Spring Lake property before any offer is written.

Assessment Layer 01
Mello-Roos CFD
Community Facilities District special tax funding original infrastructure, roads, and community facilities. Prepayment option available at approximately $22,500 to $25,000 per single-family residence.
Assessment Layer 02
Lighting & Landscaping
Annual assessment for street lighting maintenance and common area landscaping throughout the Spring Lake community. Applied at the parcel level annually on the property tax bill.
Assessment Layer 03
Sports Park Maintenance CFD
Dedicated Community Facilities District assessment funding maintenance of Spring Lake’s sports park facilities, fields, and associated recreational infrastructure.
Assessment Layer 04
Fire Suppression District
Annual fire suppression and prevention district assessment. Specific to the Spring Lake development footprint. Applied annually on the Yolo County tax bill.
Michelle’s Mello-Roos Process
“Every buyer I represent in Spring Lake gets a complete breakdown of all four assessment layers as a line-item monthly cost before we discuss any specific address. The base mortgage, the property tax, and then the four assessment layers stacked. That is the real number. I never let a buyer discover it at closing.”
03   Market Data

East Woodland’s Numbers.
Woodland’s Highest Income ZIP.

Median Home Value
$554,900
Above Woodland core; below Davis
Median Household Income
$104,020
Highest in the five-ZIP Yolo territory
Avg Monthly Owner Cost
$2,684
With mortgage, before Mello-Roos assessments
Median Age
35.1
Young family community; below Woodland core
04   Go Deeper With Michelle

East Woodland Buyers
Need More Than a ZIP Code.
They Need a Guide.

01
↗
Biz Card
Who Michelle Is & Why 95776
The buyers entering Spring Lake, Wild Wings, and Bridgeway Lakes are sophisticated. Before you trust someone with one of the most complex purchase decisions in Yolo County, you deserve to know them completely.
michelleedgingtonyourrealestateconsultantforlife.com
02
↗
Turbulence
What Disrupts an East Woodland Deal
Mello-Roos surprises, HOA document review timelines, and assessment disclosure requirements are all specific to 95776. Michelle has documented every friction point that can derail an East Woodland transaction.
michelleedgingtonwoodlandsrealestateturbulence.com
03
↗
Hidden Costs
What Selling in 95776 Really Costs
At $554,900 median with HOA transfer fees and Mello-Roos disclosure requirements, the selling cost picture in 95776 has layers most sellers have not been walked through. Michelle walks every seller through it first.
michelleedgingtonsellingyourwoodlandhome.com
04
↗
Now Not Later
The Case for Acting in East Woodland
Spring Lake is still developing. The ongoing phased build-out, the rising income profile, and East Woodland’s trajectory all point in one direction. Michelle makes the data case for why timing matters in this ZIP.
michelleedgingtonhomebuyingwoodland.com
Ready to Navigate East Woodland?

Spring Lake. Wild Wings.
Bridgeway Lakes.
Michelle Knows All Three.

The assessments, the HOA structures, the golf course distinction, the school boundaries, and the complete monthly cost picture. Now have the conversation that turns all of it into your specific address.

Email Michelle Directly Call 530.681.2481
DRE# 01179699 •  Nick Sadek Sotheby’s International Realty •  Associate Broker •  CA B&P §10140.6  •  CCR §2773 Compliant