East Woodland · Yolo County · California
Spring Lake, the Yolo County Fairgrounds, Woodland Community College and the farm country running east to the Yolo Bypass. Michelle Edgington, a Woodland resident since 1965 and a California broker since 1994, helps buyers and sellers read the assessment districts, floodplain maps and ZIP lines that set value on this side of town.
REALTOR® · DRE #01179699 · Since 1994
About Michelle
Michelle Edgington has called Woodland home since her family arrived in 1965, long enough to know the east side as farm ground and fairgrounds before the Spring Lake subdivisions filled in. A California broker since 1994, she brings that long view to every 95776 purchase and sale, along with a working knowledge of the assessment districts that shape what a Spring Lake home costs to own.
She separates the Spring Lake CFD, Landscaping and Lighting, and Sports Park lines on a parcel's tax bill so buyers compare homes on total cost, not list price alone.
Wells, septic systems and Williamson Act contracts on the unincorporated farm ground east of Woodland are part of her practice, not a referral out.
Smaller Spring Lake and East Woodland homes are often a first purchase, and she coordinates financing, inspections and the assessment review as one sequence.
The boutique firm she co-founded in 2016 joined Nick Sadek Sotheby's International Realty in 2024, pairing hometown service with a global listing network.
ZIP 95776 is Woodland's newer half. Its civic anchors came early: the Yolo County Fair has used its 55-acre Gum Avenue grounds since 1940, Woodland Community College moved to its 120-acre East Gibson Road campus in 1990, and Pioneer High opened on Pioneer Avenue in 2003. Then the City adopted the Spring Lake Specific Plan on December 18, 2001, opening 1,097 acres south of Gibson Road between SR 113 and County Road 102 to a planned total of 4,179 homes. Census counts for the ZIP rose from 21,902 in 2010 to 26,612 in 2020, and the ACS 2020-2024 estimate stands at 28,718 residents in 8,682 households. Beyond the subdivisions, the ZIP stretches across about 88 square miles of farmland, reclamation districts, and Yolo Bypass ground toward the Sacramento River.
For the market, that history means Spring Lake's homes, permitted from 2005 onward, carry a cost structure that older Woodland homes do not. Spring Lake was financed through a Community Facilities District formed in 2004, plus a Landscaping and Lighting District formed in 2005 and a Sports Park Maintenance CFD. The CFD special tax is set by zoning designation, can rise up to 2 percent a year, and ends no later than 2050. Michelle Edgington, who has watched Spring Lake grow from a lifetime in Woodland, estimates the combined Spring Lake assessment burden at about $4,000 a year in applicable sections and takes every buyer through each layer before an offer. Demand has held: Redfin reported a $624,730 median sale price and 19 median days on market for 95776 in August 2026.
The practical consequences are specific. Buyers should pull a current tax bill to see the actual CFD, L&L, and Sports Park lines for the parcel, and ask whether the home sits in one of the few Spring Lake sections with an HOA. Parcels near Cache Creek's mapped floodplain, or east of County Road 102 where Yolo Bypass levee issues persist, need a FEMA map check and an insurance quote early. Rural parcels in the unincorporated part of the ZIP bring wells, septic, and Williamson Act questions that Michelle, a licensed broker since 1994, handles as a specialty. Growth is not finished: the 350-acre Woodland Research and Technology Park, annexed in 2024 on Spring Lake's southern edge, plans about 1,600 homes and 5,000 jobs, and the SR 113 and County Road 25A interchange is headed for roundabouts.
“In Spring Lake two houses at the same price can carry very different yearly costs, so Michelle Edgington totals every assessment line before a buyer commits.”
ZCTA 95776 is large enough for stable Census medians, and Redfin tracks closed sales at the ZIP level; the survey value and the closed-sale price differ because one is owner-estimated and the other reflects recent transactions.
Data through August 2026. Source: Redfin. Updated every six months.
Figures shift month to month; Redfin data reflect August 2026 closings, and ACS figures are five-year survey estimates with margins of error. Spring Lake assessment totals vary by parcel and should be confirmed on the current Yolo County property tax bill.
One hundred sourced facts about East Woodland 95776, from the 1940 fairgrounds purchase to the Spring Lake bond schedule. Each category opens to its full list.
“Michelle and Jenna are absolutely amazing, the take a normal stressful time and turn it into fun. They both treated our family like their own. They were so easy to work with and will only provide the best experience possible because they truly care. Thank you Michelle and your team.”
“From the moment I meant Michelle, I knew I was in good hands. She really listened to my needs and matched it to the vision I had for my new home. Michelle is extremely professional, timely and connected. I truly appreciate the service she provided and highly recommend her.”
“We had a unique situation selling our home. Michelle & everyone on her team stayed on top of things, allowing for a smooth transaction. From the first call to closing, Michelle provided support, advice, & resources with a wonderful combination of professionalism and warmth. We cherish her & would not hesitate to work with her again.”
Spring Lake CFD, Landscaping and Lighting, and Sports Park charges are totaled for the specific parcel early, so the monthly cost is known before negotiating.
Cache Creek mapping and the farm ground east of County Road 102 are checked on the FEMA map, with an insurance quote ordered inside the contingency period.
For unincorporated parcels she looks at well records, septic permits, reclamation district charges and any Williamson Act contract.
The Research and Technology Park, the SR 113 and County Road 25A interchange and the planned I-5 connector all touch east Woodland, and she tracks each one.
95776 covers Woodland's east and southeast side, including the Spring Lake Specific Plan area, the Yolo County Fairgrounds on Gum Avenue, Woodland Gateway, Woodland Community College and Pioneer High. It also takes in a large unincorporated farm area east toward the Yolo Bypass, served by reclamation districts rather than city utilities. ZIP lines near Spring Lake's edges are not always intuitive, so Michelle Edgington confirms the ZIP and APN on the county record for each parcel.
The Spring Lake CFD amount for each home is set by its zoning designation, not its price, and can rise up to 2 percent a year until the bonds end, no later than 2050. Spring Lake parcels also pay a Landscaping and Lighting assessment and a Sports Park Maintenance CFD. Michelle Edgington estimates the combined burden in applicable sections at about $4,000 a year, and the exact figure is on the parcel's current Yolo County tax bill.
Yes. The City of Woodland allows a one-time prepayment of a parcel's remaining CFD obligation, and the city notes it can cost less than the remaining annual payments depending on timing. Michelle's March 2026 site estimated full prepayment at about $22,500 to $25,000 per single-family home, and the city finance department or Goodwin Consulting Group provides the official calculation.
Per Michelle Edgington, most Spring Lake neighborhoods have no HOA, and the area's shared improvements are funded through the CFD and Landscaping and Lighting District instead. Lennar's Parkside and Ruby Cottages sections are exceptions that carry HOA structures. Buyers should confirm with the title report and any recorded CC&Rs.
Some of it can be. The City of Woodland says more than 25 percent of the city sits in a FEMA Special Flood Hazard Area tied to Cache Creek, and farmland east of County Road 102 stays in the 100-year floodplain because of Yolo Bypass levee issues. Each address should be checked on the FEMA map, and the planned Lower Cache Creek project aims to lift high-risk insurance requirements once built and remapped.
ACS 2020-2024 estimates put the average commute for 95776 residents at 24.9 minutes. SR 113 connects to Davis about seven miles south, I-5 runs to Sacramento and Sacramento International Airport, and Yolobus routes 42A and 42B loop Woodland, the airport, Sacramento, and Davis every 30 to 60 minutes. Michelle cites 15 to 20 minutes to Davis and 20 to 25 minutes to central Sacramento under typical conditions.
Pricing, probate, divorce sales, move-up timing and the market data behind each of Michelle Edgington's service areas live together in her Authority Center.
Historic downtown Woodland, the courthouse and the 1896 Opera House, the older neighborhoods around College and First streets, and farm country to the west.
Visit the Woodland 95695 siteCentral Davis and the UC Davis campus, with Old North Davis, Village Homes and the neighborhoods north of Interstate 80 and west of Pole Line Road.
Visit the Davis 95616 siteEast and South Davis, including Mace Ranch and Wildhorse, plus the El Macero golf course neighborhood south of I-80.
Visit the East Davis and El Macero 95618 siteWinters on Putah Creek, its Main Street business blocks, orchard land and the road west toward Lake Berryessa and Monticello Dam.
Visit the Winters 95694 siteHer complete guidance on buying, selling and the Yolo County market, gathered in one place.
Visit the Authority CenterPhone, email and the Homestead360 website, all in one place.