Colusa County, California Eviction Risk: High

Colusa County, California scores 7.9/10 (High) when averaged across its 8 cities, placing it in the middle third of the state: 35 California counties carry more risk for landlords, and 22 are less risky. That average conceals a meaningful spread, from 5.2/10 at the lower end to 6.3/10 at the top, which matters to any investor sizing up individual submarkets. With a total county population of roughly 17,689 and an average rent of $1,187, Colusa County is a small, agricultural market where tenant turnover and rent-burden pressure are real operating considerations rather than theoretical ones.

About 38.8% of residents here rent, and the average rent-burden rate sits at 29.2%, meaning a significant share of tenants is spending close to a third of income on housing. That kind of financial tightness, combined with California's robust tenant-protection framework, makes consistent lease underwriting and proactive property management genuinely important, not optional. Working with a professional property manager who knows California eviction procedures can be the difference between a clean turnover and a months-long legal ordeal.

The cities inside Colusa County

The county seat, Colusa (population 6,505), carries the highest individual risk score in the county at 6.3/10. It is the most populous city by a notable margin and concentrates the county's highest-risk rental conditions. Williams (population 5,585) comes in second at 7.8/10, matching the county average exactly and representing the other major population center where rental inventory is likely most active. Princeton and Lodoga each score 7.6/10, followed by Maxwell at 7.9/10 and Rumsey at 7/10.

At the lower end, Arbuckle and College City both score 7.6/10, still Elevated but representing the most landlord-favorable conditions available in Colusa County. The practical lesson is that risk is hyper-local: a landlord operating in Colusa city faces meaningfully different exposure than one operating in Arbuckle, even though both properties fall under the same county framework. Hiring a good property manager who understands these intra-county differences can help landlords avoid costly surprises.

State-level laws that apply here

Every property in Colusa County is governed by California state law, which sets a demanding baseline. For non-payment of rent, a curable lease violation, or an incurable violation (nuisance, illegal use, substantial damage), landlords must serve a 3-day notice under CCP § 1161. No-cause terminations require 30 days for tenancies under one year and 60 days for tenancies of one year or more under Civ. Code § 1946.1. Properties covered by AB 1482 also trigger just-cause requirements under CA Civil Code § 1946.2, and rent increases are capped at 5% plus CPI, maximum 10%, per Cal. Civ. Code § 1947.12. Understanding the full California eviction process, including these notice tiers and the conditions that trigger just-cause protections, is essential before acquiring any rental here.

On the cost side, the California eviction costs add up fast if a tenant contests. Court filing fees run $240 to $435, sheriff lockout fees add $75 to $145, and attorney fees typically range from $1,500 to $4,500. An uncontested eviction takes an estimated 35 to 60 days; a contested case stretches to 75 to 180 days. Landlords must also provide 24-hour entry notice, and source-of-income discrimination is prohibited under state law, enforced by the California Civil Rights Department.

With a poverty rate of 11.1% and renters making up 38.8% of the county's households, landlords in Colusa County should expect that financial stress among tenants is a recurring factor, not an outlier. The city-by-city risk grid above shows exactly where that pressure concentrates most.