Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from constituent census tracts, pop-weighted from real underlying ACS data.
Tenant beats landlord
50.1%
/ 100 outcomes
In court-decided eviction outcomes for Woodacre, CA, tenants prevail in roughly 50.1% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
266d
filing → judgment
From the moment an unlawful-detainer notice is filed in Woodacre, CA until a money judgment is entered, a contested eviction takes about 266 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$15.4–39.9k
legal + lost rent
A typical eviction in Woodacre, CA costs landlords $15,379 to $39,921 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$3,032
52% stretched on rent
Average gross rent in Woodacre, CA is $3,032 per month per the U.S. Census American Community Survey (5-year 2023). 52% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
6.7%
of households
6.7% of occupied housing units in Woodacre, CA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
8.3%
5.3% unemp.
8.3% of Woodacre, CA residents live below the federal poverty line, and unemployment runs at 5.3%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +63.9% (2024)
8.5
Regional political climate
County-weighted neighbor mix
8.5
State political climate
California legislature & governorship
6.8
Economic stress
8.3% poverty · 5.3% unemp.
5.7
Supply constraint
$3,032 average · 6.7% renters
6.2
Rent Control risk
51.7% of income on rent
5.6
Eviction process difficulty
266 days filing → judgment
6.2
Tenant organizing strength
6.7% renters
2.8
Housing court bias
County bench composition
4.2
Geographic context
Risk heat across Woodacre and the region
Click any city to see its score
How Woodacre compares
Risk score vs. peers, county, state, and the U.S.
Rank in Marin County
Moderate
#18of 30 cities
#18 of 30 cities in Marin County for landlord eviction risk.
Rank in California
Elevated
#701of 1,594 cities
#701 of 1,594 cities in California for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
8
/ 10 · HIGH
The verdict
A High-tier market.
Composite 8/10. High statutory friction with active tenant counsel, so assume defenses on every filing. The 50-year curve shows a sharp climb.
50-yr trend+5.3 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
266d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $3,032/mo. A contested eviction takes 266 days and costs $15,379–$39,921 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
6.7%
Renters
The renters
Who you'll be renting to.
Out of 1,627 residents, 6.7% rent. 52% are spending 30%+ income on rent, 8.3% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
8.5
Local + regional
The politics
Strong-tenant coastal market.
Local & regional political climate score 8.5 and 8.5 (Dem margin +63.9% (2024)). State climate at 6.8, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
6.8
State politics
The process
Long calendar, heavy friction.
State political climate 6.8/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 6.2, housing court bias 4.2, rent-control risk 5.6. The slow part is the calendar, not the motion practice.
50-yr trendProcess difficulty +1.2 since '00
197620012026
Court-clerk data lands in the next release.
5.7
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.7. Supply constraint: 6.2. The numbers behind those: 8.3% poverty, 5.3% unemployment, 52% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Woodacre sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Woodacre · 266d · ~$27.7k all-in ($104/day) · score 8National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Woodacre, California, presents a high-friction environment where attorney involvement on every filing is the norm. The Eviction Risk Score is 8/10 (HIGH tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a High-friction landlord market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Woodacre is a city of 1,627 residents where 6.7% of occupied units are renter-occupied, and the typical renter spends 51.7% of income on rent. At an average rent of $3,032/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Woodacre eviction process actually works
Eviction process difficulty here reads 6.2/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Woodacre closes 266 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Woodacre's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.2/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Woodacre runs $15,379 to $39,921 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 266 days of typical timeline and $3,032/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 2.8/10 in Woodacre, and the city has limited rent control exposure (5.6/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In California, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Woodacre: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a HIGH tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match California's statutory language. Fix those four, and most cases settle or default. Skip them, and a $39,921 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Woodacre
Trap · AB 1482
For state-level context, see the California overview link in the guides section below. The score combines political climate, rent-to-income ratio, court bias, and tenant organizing strength under AB 1482 + Costa-Hawkins.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant for any reason in Woodacre?
No. California law, including in Woodacre, requires "just cause" for eviction. This means you need a legally recognized reason, such as non-payment of rent, lease violations, or owner move-in. You cannot simply decide not to renew a lease without a just cause.
Q2
How long does a tenant have to pay rent after it's due in Woodacre?
Generally, rent is due on the 1st of the month. If not paid, you can serve a 3-day pay-or-quit notice as early as the 2nd or 3rd, depending on your lease terms and grace periods. The 3-day notice gives them three calendar days (excluding weekends and holidays) to pay or move out.
Q3
What happens if my tenant files bankruptcy during an eviction?
If a tenant files for bankruptcy, it typically triggers an "automatic stay," which temporarily halts all collection and eviction proceedings. You cannot proceed with the eviction without permission from the bankruptcy court. This is a complex situation where legal counsel is absolutely necessary.
Q4
Can I keep a tenant's security deposit for normal wear and tear?
No. You can only deduct for damages beyond normal wear and tear, unpaid rent, or cleaning necessary to restore the unit to its condition at the start of the tenancy. Scratches on walls, faded paint, or worn carpet are usually considered normal wear and tear. Holes in walls or pet damage are generally not.
Q5
Do I need an attorney for an eviction in Woodacre?
While not legally required, it is highly recommended. California's eviction laws are intricate, and procedural errors are common for landlords representing themselves. Given the high costs and long timelines in Woodacre (266 days, $15K-$40K), an attorney can significantly improve your chances of success and minimize your losses.
A 8/10 places Woodacre in the 66th percentile of California cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Woodacre (8/10)
Same risk band nationally · click any city for its full breakdown.
