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Colusa County
Colusa County
Colusa County is a small Sacramento Valley agricultural county. Rice, almonds, and row crops drive the economy, and most parcels are farmland or small-town residential in Colusa and Williams. Volume of distressed files is low, but agricultural and water-rights complexity makes diligence work disproportionately important here.
Property in Colusa
What every owner, heir, and investor should know.
Owning a home in Colusa.
Colusa homeowners and ag landowners benefit from California's standard property tax framework, with extra attention to ag preferential treatment.
- Property taxes are paid in two installments due November 1 and February 1; delinquencies run after December 10 and April 10.
- Proposition 13 caps annual assessed-value growth at 2% absent a change of ownership or new construction.
- The Homeowners' Exemption reduces assessed value by $7,000 for an owner-occupied principal residence; file with the Colusa County Assessor.
- Williamson Act (Land Conservation Act) contracts can lower assessed value on qualifying ag land; review contract status carefully.
- Supplemental tax bills follow change of ownership or new construction.
- Power to Sell triggers after five years of delinquency.
- Owners can redeem before the tax sale by paying defaulted taxes, penalties, and fees.
- Excess proceeds claims must be filed under R&TC §4675 within one year of the tax deed recording.
Investing in Colusa.
Colusa is a niche, agriculture-heavy market. Volume is low but each file can be material.
- Tax-defaulted property auctions are run by the Colusa County Tax Collector, typically online via Bid4Assets when scheduled.
- The Colusa County Recorder is the source for deeds, deeds of trust, liens, water-related instruments, and reconveyances.
- The Colusa County Assessor's records cover ownership, assessed value, Williamson Act status, and parcel maps.
- Trustee sale notices are typically published in the Colusa County Sun-Herald or Williams Pioneer Review.
- Diligence focus: water rights, irrigation district assessments, levee/reclamation district liens, Williamson Act contracts, and ag-specific liens.
After a Colusa foreclosure or tax deed sale.
In Colusa, distressed property typically resolves through California's nonjudicial trustee sale process or the county tax-defaulted property sale program.
- Tax-defaulted property sales are conducted by the Colusa County Tax Collector under R&TC Part 6.
- Owners may redeem before the sale by paying all defaulted taxes, penalties, fees, and costs.
- Excess proceeds may be claimed by parties of interest within one year of the tax deed recording under R&TC §4675.
- Trustee sale surplus is distributed by the trustee under Civil Code §2924k by lien priority, then to the trustor.
- Federal tax liens, IRS liens, certain municipal liens, irrigation/reclamation district assessments, and HOA dues may survive a tax sale — verify with a recorded title search.
- Bankruptcy filings stay sales; check PACER and the Recorder before any auction.
Courts and records in Colusa.
- Superior Court of California, County of Colusa — Main Courthouse, 532 Oak St, Colusa, CA 95932. Civil, criminal, family, probate, juvenile, traffic, and small claims.
- Court of Appeal — Third Appellate District (Sacramento) hears Colusa appeals.
- Colusa County Clerk-Recorder — 546 Jay St, Suite 200, Colusa, CA 95932.
- Colusa County Assessor — 547 Market St, Suite 101, Colusa, CA 95932.
- Colusa County Tax Collector — 547 Market St, Suite 111, Colusa, CA 95932.