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Agricultural Land Specialist · Yolo County, California

Yolo County agricultural land: some of California's most productive farmland, and a thirty-year practice built around knowing how to navigate it well.

From the orchards along Highway 16 to the row crop ground east of Woodland, from Capay Valley vineyards to the rice country of the Yolo Bypass, this is land with genuine character and a real working economy behind it. Whether you are buying your first piece of country property or selling land your family has held for generations, the right guidance makes the difference.

Call (530) 713-6121 → Visit LindaPillard.com
$824M
2024 Yolo Ag
Production Value
1965
Williamson Act
Enacted
16M+
California Acres
Protected Statewide
ALC
Accredited Land
Consultant since 2013
About Linda

Agricultural land is what I do. The credential, the network, and four decades of living here.

I live on a ranch in Brooks, California, in the heart of the Capay Valley. I raise horses and mules. I grow sunflowers. I manage hay production. Approximately 70 to 80 percent of my practice is country property: farm and ranch real estate, riverfront land, agricultural parcels, orchards, rural residential estates, and recreational land. When I walk a parcel and ask about the well, it is the same question I would ask if I were the one considering buying it.

I hold the Accredited Land Consultant designation, earned in 2013 through the Realtors Land Institute. The ALC is the most rigorous land-focused credential available to real estate professionals in the United States. I pursued it specifically because agricultural and rural property work demands technical education that standard residential training does not provide. Soil classification, water availability analysis, subdivision and zoning, Williamson Act interpretation, and specialized negotiation for farm and ranch assets are all part of the work I do every year.

Before real estate, I worked in environmental science at Lawrence Livermore. That training shaped how I read land. When I evaluate an agricultural parcel, I am drawing on something built through four decades of actually living on and working agricultural land in Yolo County, layered with the discipline of a profession that required precision in reading what the soil and the geology are telling you about what cannot be seen at the surface. The ALC credential, the environmental science background, and the working agricultural life all reinforce one another in how I approach this work.

My network for agricultural transactions includes relationships with the county assessor's office, the irrigation district offices, the Williamson Act administrator, the USDA Farm Service Agency, the NRCS, and the Yolo County Land Trust. I work with title companies that understand agricultural property, lenders who know how to underwrite agricultural transactions (Farm Credit lenders and agricultural divisions of major banks), and the specialized inspectors and consultants who actually understand wells, septic systems, and rural infrastructure.

Designations and Memberships
ALC · ABR · CRS · CDPE · CNE · SRES · SFR · Pre-Foreclosure Specialist
DRE License #01208519 · Member, Realtors Land Institute
National, California, and Yolo County Associations of REALTORS®
The Technical File

The five technical areas where agricultural transactions actually live or die.

Buying or selling agricultural land in Yolo County is not a residential transaction with a bigger lot. The substantive risk and value drivers live in five technical areas that standard residential representation cannot navigate competently. The sections below are not exhaustive, but they cover the dimensions that most often determine whether a transaction works or unwinds.

01
Regulatory · Property Tax

Williamson Act enrollment status and contract terms.

The California Land Conservation Act of 1965 restricts enrolled land to agricultural and compatible open space uses for a minimum of 10 years, in exchange for property tax assessment based on agricultural value rather than market value. The contract automatically renews each year unless either party files non-renewal. Property tax savings are often 50% to 80% lower than non-enrolled comparable land.

What buyers must understand: the contract binds successors. A buyer purchasing enrolled land takes the property subject to existing contract terms, the assessment treatment, and the non-renewal or cancellation provisions. Exit requires either a 10-year wind-down (non-renewal) or immediate cancellation requiring extreme circumstances and a 12.5% fee on unrestricted current fair market value, or 25% if enrolled in a Farmland Security Zone.

02
Water Rights · SGMA

Surface water rights, groundwater under SGMA, and well capacity.

California water rights combine riparian rights (attached to land adjoining a watercourse), pre-1914 appropriative rights (most senior), post-1914 appropriative rights (regulated by the State Water Board), groundwater rights (now subject to SGMA), and contractual water rights through irrigation districts. Pre-1914 rights are most valuable because of their priority during drought-year curtailment.

What buyers must understand: agricultural well capacity is measured in gallons per minute (GPM), with adequate production wells typically running 500 to 2,000+ GPM. Well certification including capacity testing, water quality analysis, and recovery rate measurement is essential due diligence. The Sustainable Groundwater Management Act (SGMA) of 2014 may limit groundwater pumping on parcels in over-drafted basins through Groundwater Sustainability Agency plans.

03
Soil · Agronomy

Soil classification, drainage, and what the land can actually grow.

USDA Land Capability Classification (Class I through VIII) and Storie Index ratings provide foundational information about agricultural capability. USDA Prime Farmland designation identifies the highest-quality soil. Yolo County contains diverse soil types from Capay clay loams to Yolo loams to Sycamore clays, each with different crop suitability profiles.

What buyers must understand: soil testing should cover fertility (NPK and micronutrients), physical structure, pH and salinity, and contamination testing where historical land use warrants. The USDA NRCS provides published soil survey data for every Yolo County parcel through the Web Soil Survey online tool. Drainage characteristics fundamentally affect crop options. Salt-sensitive crops require specific pH and salinity profiles. Organic matter content affects long-term productivity.

04
Septic · Rural Infrastructure

Septic systems, easements, and rural infrastructure due diligence.

Septic system inspection is essential due diligence for rural and agricultural property. The inspection should include tank capacity, drain field condition, percolation testing for older systems, and review of original installation permits. Septic failure can produce substantial replacement costs and health code complications.

What buyers must understand: agricultural properties carry easements in multiple categories (utility, access, conservation, drainage, historic agricultural). Mineral rights may be severed from the surface estate. Surface use agreements govern operational rights between property owners and easement holders. Title work for agricultural property includes mineral rights review, water rights documentation, easement evaluation, and Williamson Act contract verification. Standard residential title work does not capture these elements with the necessary specificity.

05
Fire Zones · Flood Risk

CAL FIRE designations and FEMA flood zone evaluation.

Properties in the western Capay Valley, the Dunnigan Hills, and other western Yolo County locations sit within CAL FIRE-designated fire hazard severity zones. The fire zone designation affects insurance availability, premium costs, defensible space requirements, and what improvements buyers can make.

What buyers must understand: portions of Yolo County agricultural land sit within FEMA-designated flood zones reflecting Cache Creek, Putah Creek, and Sacramento Valley drainage patterns. The flood zone designation affects insurance requirements and premiums. The Yolo Bypass Wildlife Area east of Davis is itself designed as a seasonal floodway. Buyers should review the specific CAL FIRE zone and FEMA flood zone designations for any property they are evaluating, as both affect insurance, financing, and long-term carrying costs.

"
Agricultural land is what I do. When I walk a parcel and evaluate its well, its drainage, its fire risk profile, or its Williamson Act status, I am drawing on four decades of living on agricultural land in Yolo County, an environmental science background, the ALC credential, and the network of inspectors, lenders, title officers, and agency contacts that agricultural transactions require. This is not residential representation with bigger acreage.
Linda Pillard · Accredited Land Consultant
Agricultural Market Insights

What buyers and sellers most consistently underestimate about Yolo County agricultural land.

Yolo County agricultural land is often approached as if residential market dynamics apply at scale. They do not. The structural realities of agricultural property: water rights, Williamson Act, soil classification, crop economics, drought risk, and operational infrastructure all operate by different rules than the residential market most agents and most buyers are trained for.

01 · COUNTY ECONOMY

$824 million in 2024 agricultural production.

Yolo County's total reported agricultural production value reached approximately $824 million in 2024, down roughly 8.6% from the prior year. The county is one of California's most productive agricultural counties, with diversified production across nuts, processing crops, grains, wine grapes, and specialty operations. Agricultural transactions here operate within a working production economy, not a recreational market.

02 · CROP LEADERSHIP CHANGE

Almonds supplanted tomatoes as #1 in 2024.

After 57 consecutive years as Yolo County's top crop dating to 1960, processing tomatoes were supplanted by almonds in 2024. Almonds reached $178,925,000 in 2024, with a 32% price increase. The shift reflects multi-year structural changes in the county's crop mix. Buyers and sellers of almond orchard, processing tomato, or alternative crop land all need to understand the current price and acreage dynamics.

03 · WILLIAMSON ACT

10-year contracts protect 16M+ California acres.

More than 16 million California acres are Williamson Act protected. Enrolled land is assessed on agricultural value rather than market value, often producing 50% to 80% property tax savings. Contracts auto-renew annually on a 10-year rolling window. Exit requires 10-year non-renewal wind-down or immediate cancellation with 12.5% fee on unrestricted fair market value (25% in Farmland Security Zones).

04 · WATER RIGHTS

Pre-1914 senior rights are the most valuable.

California water rights priority operates on a strict hierarchy: pre-1914 appropriative rights are the most senior, followed by post-1914 appropriative rights, with riparian rights attached to the land itself. During drought-year curtailment, junior rights are curtailed first. SGMA now governs groundwater management. Buyers must understand the full water rights portfolio for any agricultural parcel.

05 · WELL CAPACITY

500 to 2,000+ GPM defines production capability.

Agricultural well capacity is measured in gallons per minute (GPM). Adequate production wells typically run 500 to 2,000+ GPM. Lower-capacity wells may be adequate only for residential and minor irrigation use. Well certification including capacity testing, water quality analysis (bacterial, nitrates, arsenic, salinity), equipment inspection, and recovery rate measurement is essential due diligence beyond standard residential well inspection.

06 · SOIL CLASSIFICATION

Prime Farmland and Land Capability Class drive value.

USDA Prime Farmland designation identifies the highest-quality agricultural soil. Land Capability Classification (Class I through VIII) and Storie Index ratings classify agricultural capability. Class I and II soils support intensive cultivation. Yolo County contains diverse soil types from Capay clay loams to Yolo loams to Sycamore clays. The USDA NRCS provides published soil survey data for every parcel through the Web Soil Survey tool.

100 Insights

The deep file on Yolo County agricultural land.

The Williamson Act provisions and cancellation procedures, the surface and groundwater rights framework, the well capacity benchmarks, the USDA soil classification, the septic and easement evaluation, the fire and flood zone designations, the specialty crop economy, the Dunnigan Hills AVA, the 2024 crop report data showing almonds supplanting tomatoes after 57 years, and the agricultural transaction infrastructure that residential representation cannot match. Organized into ten categories. Open any one to read.

Market Fundamentals

The numbers and structural conditions that define how agricultural land trades in Yolo County.

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001

Yolo County agricultural production totaled $824 million in 2024.

Yolo County's total reported agricultural production value reached approximately $824 million in 2024, down roughly 8.6% from the prior year. The figure reflects commodity price changes, acreage shifts, and the steady evolution of the county's crop mix rather than a structural market problem.

002

Almonds became the #1 commodity in 2024 after 57 years of tomato dominance.

Almonds reached $178,925,000 in 2024, supplanting processing tomatoes as the county's top-ranking commodity after 57 consecutive years of tomato dominance dating to 1960. The shift was driven by a 32% increase in almond prices combined with declining acreage and pricing for processing tomatoes.

003

Agricultural sweet spot pricing runs $650K to $1.3M for lifestyle properties.

The sweet spot for Linda's agricultural and lifestyle land practice runs $650,000 to $1.3 million for country homes on acreage, lifestyle properties, and small to mid-size agricultural parcels. Larger production agricultural transactions can run up to $8 million depending on acreage, crop value, water rights, and improvements.

004

Approximately 70 to 80 percent of Linda's practice is country property.

Approximately 70 to 80 percent of Linda's practice is country property: farm and ranch real estate, riverfront land, agricultural parcels, orchards, rural residential estates, and recreational land. The concentration reflects three decades of building the specialized knowledge and network that agricultural transactions actually require.

005

Yolo County is California's leading processing tomato producer historically.

Yolo County has been California's leading processing tomato producer for decades, with the crop holding the #1 commodity position from 1960 through 2023. Even after losing the top spot to almonds in 2024, processing tomatoes remain a foundational element of the county's agricultural economy.

006

Wine grape values dropped nearly 20% in 2024.

Wine grape values fell by nearly 20% in 2024, with producers facing contract shortages, lower prices, and unharvested vineyards. Some grape acreage has been removed in response. The wine grape sector's challenges affect Capay Valley vineyards, the broader Dunnigan Hills AVA, and surrounding viticulture properties.

007

Field corn acreage surged from 6,393 to 17,274 acres in 2024.

Yolo County field corn acreage surged approximately 2.7x in 2024, jumping from 6,393 acres in 2023 to 17,274 acres in 2024. The shift reflects grower response to commodity price signals and the operational flexibility that Yolo County agriculture maintains across crop categories.

008

Sunflower seed acreage declined approximately 50% in 2024.

Sunflower seed acreage in Yolo County declined by approximately 50% in 2024. The decline reflects commodity price pressure and grower decisions to rotate into more profitable crops. Linda's own Capay Valley ranch grows sunflowers, giving her direct visibility into the operational dynamics behind these acreage shifts.

009

Walnut prices doubled in 2024, returning walnuts to the top 10.

Walnut prices doubled in 2024 after several challenging years, returning walnuts to Yolo County's top 10 commodity list. The recovery reflects improved demand and pricing in international walnut markets after a multi-year correction.

010

Agricultural transactions operate on longer timelines than residential.

Agricultural and rural properties operate on longer timelines that reflect transaction complexity. The due diligence period includes not just standard home inspection and appraisal processes but also well certification, septic inspection, soil and water assessment, Williamson Act research, easement evaluation, mineral rights review, and crop or equipment inventory.

011

Yolo County operates 4 incorporated cities surrounded by agricultural land.

Yolo County contains 4 incorporated cities (Woodland, Winters, West Sacramento, Davis) surrounded by extensive agricultural land. The 4-city structure means most of the county's land area is unincorporated agricultural territory governed by Yolo County land use regulations rather than city general plans.

012

Agricultural appraisal requires specialized comparable analysis.

Agricultural property appraisal cannot rely on residential comparable methodologies. Comparables must account for soil class, water access, Williamson Act enrollment, crop type, planting year and remaining productive life, water rights, equipment included, and the operational infrastructure that defines what the parcel can produce.

013

Lenders for agricultural transactions are specialized.

Agricultural property financing requires lenders who understand agricultural underwriting: Farm Credit lenders, agricultural divisions of major banks, and specialized USDA Farm Service Agency programs. Standard residential mortgage lenders typically cannot underwrite agricultural transactions with crop income components or unconventional acreage configurations.

014

Title work for agricultural property includes mineral rights and easements.

Title work for agricultural property includes mineral rights review, water rights documentation, easement evaluation (utility, access, conservation), surface use agreements, and Williamson Act contract verification. Standard residential title work does not capture these elements with the necessary specificity.

015

1031 exchange activity is significant in agricultural transactions.

Section 1031 exchange activity is significant in Yolo County agricultural land transactions as investment owners reposition portfolios, defer capital gains, consolidate or diversify holdings, and respond to estate planning needs. The agricultural-to-agricultural exchange pathway provides substantial flexibility for sellers and buyers.

History

From Patwin land through grain barons and the modern crop economy of one of California's most productive agricultural counties.

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016

The Patwin people have inhabited the region for thousands of years.

For thousands of years before European contact, the Patwin people, a southern branch of the Wintun-speaking peoples, inhabited the land that became Yolo County. Today, three federally recognized Patwin tribes maintain presence in the region: the Cachil DeHe Band of Wintun Indians of the Colusa Indian Community, the Kletsel Dehe Wintun Nation, and the Yocha Dehe Wintun Nation.

017

Yolo County was established as one of California's original 27 counties in 1850.

Yolo County was established in 1850 as one of California's original 27 counties at statehood. The name 'Yolo' is believed to derive from the Patwin word for the local indigenous community. The county boundaries have been adjusted over time but the core agricultural identity has been continuous from establishment.

018

The 19th-century grain economy made Yolo County one of the richest counties in the nation.

The 19th-century grain economy made Yolo County one of California's wealthiest agricultural regions. Frank Freeman, an early Woodland landowner, deliberately platted Woodland as a 'trading center for one of the richest grain-growing counties in the nation.' Wheat, barley, and other grains drove the county's early agricultural economy and built the wealth visible in Woodland's historic Victorian architecture.

019

Tomatoes became the #1 crop in 1960 and held the position for 57 years.

Processing tomatoes took the top crop position in Yolo County in 1960 and held it for 57 consecutive years, until almonds supplanted them in 2024. The tomato dominance shaped the county's industrial agricultural infrastructure including processing facilities, transportation networks, and the seed industry that supports tomato production statewide.

020

The Williamson Act was enacted in 1965 to preserve California farmland.

The California Land Conservation Act of 1965, known as the Williamson Act, was enacted in response to continuing urbanization of agricultural land. The Act utilizes preferential property taxation and voluntary, owner-initiated contracts with the local legislative body to preserve agricultural and open space land. Yolo County is among California's most active Williamson Act participants.

021

The Yolo County Land Trust has protected substantial farmland.

The Yolo County Land Trust has been a substantial force in protecting agricultural land through conservation easements that supplement Williamson Act protections. The Land Trust's work has helped preserve thousands of acres of working agricultural land across the county from urban conversion pressure.

022

UC Davis emerged from the University Farm established in 1908.

The University of California established the University Farm at Davis in 1908 as the agricultural extension of UC Berkeley. The site provided land for agricultural research, education, and experimentation that grew into the modern UC Davis. The university's agricultural research has fundamentally shaped Yolo County's crop selection, varietal development, and farming practices for over a century.

023

The Capay Valley olive oil renaissance reshaped one corridor's economy.

Over the past two decades, the Capay Valley has seen a renaissance of olive oil production, with operations like Capay Valley Vineyards and Olive Oil and Séka Hills Tasting Room and Olive Mill becoming destination producers. The olive oil and wine corridor along Highway 16 represents one of the most visible agricultural diversification stories in modern Yolo County.

024

Organic certification was an early and continuing Yolo County strength.

Yolo County has been an early and continuing center for organic agricultural certification, with substantial organic production across multiple crop categories. The county is currently winding down its local organic certification program for budgetary reasons, with roughly half of local operators transitioning to other certifiers or reapplying elsewhere.

025

The Yocha Dehe Wintun Nation has emerged as a major agricultural force.

The Yocha Dehe Wintun Nation, federally recognized and headquartered in the Capay Valley, has emerged as a major agricultural enterprise operator in modern Yolo County. The Nation operates substantial agricultural lands including olive oil production, wine grapes, and other crops, and is one of the more significant agricultural landholders in the corridor.

Environmental

Cache Creek, Putah Creek, the Sacramento Valley climate, and the natural systems agricultural property must navigate.

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026

Yolo County agricultural land sits on the Sacramento Valley floor.

Yolo County agricultural land occupies the western Sacramento Valley floor, transitioning to coastal range foothills along the western boundary. The valley floor topography produces flat or gently sloping land ideal for row crops and tree fruit operations, while the western foothills support different vineyard, olive, and grazing operations.

027

Cache Creek defines the northern agricultural hydrology.

Cache Creek runs from Lake County through the northern Capay Valley and across the northern portion of Yolo County. The creek provides irrigation water for the Cache Creek corridor agricultural operations and shapes the regional water management framework. Seasonal water patterns along Cache Creek influence land usability for properties in the corridor.

028

Putah Creek supports the southern agricultural corridor.

Putah Creek runs from Lake Berryessa through Winters and along the southern boundary of the broader Davis area. The creek system supports agricultural operations in the Winters and southern Yolo County corridor, with the UC Davis Putah Creek Riparian Reserve managing over 500 acres of restored riparian habitat.

029

The Mediterranean climate produces warm dry summers and cool wet winters.

Yolo County experiences the Mediterranean climate typical of the central Sacramento Valley, with warm dry summers (often reaching the high 90s and occasionally exceeding 100 degrees) and cool wet winters with rare freezing temperatures. The growing degree days support a remarkable diversity of crops from cool-season vegetables through warm-season tomatoes to perennial nuts and grapes.

030

Annual rainfall is concentrated in the November-through-April wet season.

Yolo County receives approximately 18 to 22 inches of annual precipitation in the valley floor, almost entirely between November and April. The dry-season pattern shapes irrigation requirements, crop selection, and the seasonal cycle that defines agricultural operations across the county.

031

Fire zones affect Capay Valley and western foothill properties.

Properties in the western Capay Valley, the Dunnigan Hills, and other western Yolo County locations sit within CAL FIRE-designated fire hazard severity zones. The fire zone designation affects insurance availability, premium costs, defensible space requirements, and what improvements buyers can make. Buyers should evaluate the specific zone designation before purchase.

032

Flood zones apply to specific agricultural property locations.

Portions of Yolo County agricultural land sit within FEMA-designated flood zones reflecting Cache Creek, Putah Creek, and broader Sacramento Valley drainage patterns. The flood zone designation affects insurance requirements and premiums. The Yolo Bypass Wildlife Area east of Davis is itself designed as a seasonal floodway.

033

The Yolo Bypass Wildlife Area is a regional ecological asset.

The Yolo Bypass Wildlife Area, approximately 16,600 acres of seasonal wetlands and rice production land east of Davis, provides regional wildlife habitat and flood control. The bypass is one of the most important shorebird and waterfowl habitats in the Pacific Flyway and demonstrates how agricultural land use can integrate with ecological function.

Williamson Act & Regulatory

The California Land Conservation Act of 1965, the contracts, the cancellation procedures, and the regulatory framework that governs agricultural property in Yolo County.

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034

The Williamson Act is the California Land Conservation Act of 1965.

The California Land Conservation Act of 1965, commonly called the Williamson Act, was enacted in response to continuing urbanization of agricultural land. The Act utilizes preferential property taxation and voluntary, owner-initiated contracts with the local legislative body to preserve agricultural and open space land.

035

Williamson Act contracts establish a 10-year rolling commitment.

A Williamson Act contract restricts the land to agricultural and compatible open space uses for a minimum of 10 years. The contract automatically renews each year (a rolling 10-year window) unless either party files a notice of non-renewal. The structure means that once enrolled, exit requires a 10-year wind-down.

036

Property tax savings are calculated on agricultural value, not market value.

Williamson Act enrolled land is assessed based on its income-producing agricultural value rather than its potential development market value. The assessment difference can produce substantial property tax savings, often 50% to 80% lower than non-enrolled comparable land. The savings are the primary economic incentive for enrollment.

037

More than 16 million acres of California land are Williamson Act protected.

More than 16 million acres of California ranch and farmland are protected under the Williamson Act. The program is one of the largest agricultural land preservation efforts in the United States and has been continuously operative for six decades.

038

Non-renewal initiates the 10-year wind-down.

Either the landowner or the local government can file a notice of non-renewal, which initiates a 10-year wind-down of the contract. During the wind-down, property tax assessments gradually transition from the agricultural value to the market value. The wind-down is the standard exit path for landowners planning longer-term land use changes.

039

Immediate cancellation requires extreme circumstances and substantial fees.

A landowner may petition for immediate cancellation only in extreme and stringent circumstances, or where the public interest is no longer best served by continuing the contractual restrictions. The cancellation fee is 12.5% of the unrestricted current fair market value of the property, or 25% if the property is enrolled in a Farmland Security Zone.

040

Farmland Security Zones provide enhanced protection and tax benefits.

Farmland Security Zones are an enhanced version of Williamson Act enrollment offering additional property tax benefits (assessed at 65% of regular Williamson Act value or 35% of unrestricted value) in exchange for a 20-year minimum contract and 25% cancellation fee. The enhanced program targets the most productive prime agricultural land.

041

Williamson Act contracts bind successors to the property.

The Williamson Act contract is an enforceable restriction on land that binds successors to both the landowner and the local government. A buyer purchasing Williamson Act enrolled land takes the property subject to the existing contract terms, the assessment treatment, and the non-renewal or cancellation provisions.

042

Yolo County maintains an active Williamson Act program administered by the Assessor.

Yolo County maintains an active Williamson Act program administered through the County Assessor's office. The county is among California's most engaged Williamson Act participants, reflecting the county's deliberate policy of preserving agricultural land from urban conversion pressure.

043

Williamson Act compatibility rules limit non-agricultural uses.

Williamson Act compatibility rules limit what non-agricultural uses can occur on enrolled land. Permitted compatible uses include certain residential structures supporting the agricultural operation, open space, recreation in specific configurations, and some agricultural processing. Non-compatible uses can result in contract breach with substantial penalties.

044

Conservation easements supplement Williamson Act protections.

Conservation easements through organizations including the Yolo County Land Trust supplement Williamson Act protections. Easements typically run in perpetuity (longer than Williamson Act contracts) and provide additional preservation guarantees. The combination of Williamson Act and easement protection creates the strongest preservation framework available.

045

Subvention funding for the Williamson Act has been reduced by the State.

State subvention funding that historically reimbursed counties for Williamson Act-related property tax revenue losses has been substantially reduced. AB-1265 (2011) was introduced as a short-term solution. Williamson Act contracts between landowners and local governments remain in force regardless of subvention availability, but the funding reduction has affected county administration of the program.

Infrastructure

The transportation, processing, and rural infrastructure that connects Yolo County agricultural land to markets.

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046

Three interstate highways serve Yolo County agriculture.

Yolo County is served by Interstate 5 running north-south, Interstate 80 running east-west through Davis and West Sacramento, and Interstate 505 connecting I-5 to I-80 through Winters. The freeway network provides direct access to Bay Area, Sacramento, Los Angeles, and Pacific Northwest markets for Yolo County agricultural products.

047

Major rail lines support agricultural freight.

Major rail lines run through Yolo County connecting agricultural production to processing and export markets. The historic rail infrastructure that originally connected Woodland and Davisville to Sacramento and beyond continues to serve modern agricultural freight needs.

048

The Port of West Sacramento provides deep water access.

The Port of West Sacramento provides deep water shipping access for Yolo County agricultural exports. The port supports rice, grain, and other commodity shipments to international markets and connects the county's agricultural production to global supply chains.

049

Sacramento International Airport supports time-sensitive shipping.

Sacramento International Airport, located in Yolo County, supports air freight for time-sensitive agricultural products including specialty produce, fresh-cut flowers, and seed shipments. The airport's freight capacity is a meaningful infrastructure advantage for high-value, time-sensitive agricultural categories.

050

Agricultural processing infrastructure clusters in Woodland and West Sacramento.

Substantial agricultural processing infrastructure clusters in Woodland and West Sacramento, including tomato processing, grain elevators, nut processing, and packing operations. The processing infrastructure is part of why Yolo County agricultural production retains value within the county rather than shipping raw to distant processors.

Water Rights & Wells

Surface water rights, groundwater under SGMA, well capacity, and the water access dynamics that determine what agricultural land can actually produce.

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051

California water rights are foundational to agricultural property value.

California water rights are foundational to agricultural property value and operate under a complex framework combining riparian rights, appropriative rights (pre-1914 senior rights and post-1914 junior rights), groundwater rights, and contractual water rights through irrigation districts. Misunderstanding water rights is one of the most common and most expensive mistakes in agricultural transactions.

052

Riparian rights attach to land adjoining a watercourse.

Riparian water rights attach to land that adjoins a natural watercourse and allow reasonable use of the water on the riparian land. Riparian rights are part of the land and cannot be sold or transferred separately. For property adjoining Cache Creek, Putah Creek, or other watercourses, riparian rights are part of the property bundle.

053

Pre-1914 appropriative rights are the most senior.

Pre-1914 appropriative water rights established before California's Water Commission Act are the most senior surface water rights, with priority over post-1914 appropriative rights. Pre-1914 rights are often particularly valuable for agricultural operations because of their priority in drought-year curtailment.

054

Post-1914 appropriative rights are regulated by the State Water Board.

Post-1914 appropriative water rights are regulated by the State Water Resources Control Board through a permit and license system. The rights have specific quantities, places of use, and seasons of diversion. Transfers and changes require Board approval. Drought-year curtailment affects post-1914 rights more severely than senior rights.

055

SGMA governs groundwater management since 2014.

The Sustainable Groundwater Management Act (SGMA) of 2014 established a framework for managing groundwater basins across California. Yolo County agricultural land in over-drafted basins is subject to Groundwater Sustainability Agency (GSA) plans that may limit groundwater pumping, require metering, and impose fees. Buyers must understand the SGMA implications for any agricultural parcel relying on groundwater.

056

Well capacity is measured in gallons per minute (GPM).

Agricultural well capacity is measured in gallons per minute (GPM) and varies substantially based on aquifer depth, casing diameter, pump capacity, and seasonal water table fluctuation. Adequate agricultural well capacity typically runs 500 to 2,000+ GPM for substantial production operations. Lower-capacity wells may be adequate only for residential and minor irrigation use.

057

Well certification is standard due diligence for agricultural transactions.

Well certification including capacity testing, water quality analysis, equipment inspection, and recovery rate measurement is standard due diligence for agricultural transactions. The certification should be performed by a licensed well contractor or engineer with agricultural experience. Standard residential well inspections do not capture the parameters that matter for agricultural production.

058

Water quality testing covers multiple contaminant categories.

Agricultural water quality testing covers bacterial contamination (coliform, E. coli), inorganic contaminants (nitrates, arsenic, salinity), and where relevant, organic contaminants and pesticide residues. Salinity and boron testing matter especially for tree fruit and salt-sensitive crop operations. The testing should be performed by certified laboratories with agricultural water expertise.

059

Irrigation districts provide contractual water access for many parcels.

Several irrigation districts serve Yolo County agricultural land, providing contractual water access through district infrastructure. The contractual water rights, the district's water portfolio, the assessment fees, and the historical reliability all affect the value of district-served properties. Buyers should review the specific district documentation for any property they are evaluating.

060

Drought-year curtailment affects junior water rights first.

In drought years, the State Water Resources Control Board can curtail water rights to balance supply with demand. Junior post-1914 rights are curtailed first, with cuts working back through priority. Properties with senior pre-1914 rights or strong groundwater access maintain operational viability during drought when junior-rights properties cannot.

061

Water rights transfers require careful legal documentation.

Water rights transfers, whether as part of property sales or as separate transactions, require careful legal documentation through the State Water Resources Control Board for appropriative rights and through specialized agricultural attorneys for groundwater and contractual rights. Mistakes in water rights documentation can substantially impair the property's productive capacity.

062

Combined surface and groundwater access maximizes operational flexibility.

Agricultural properties with combined surface water rights and groundwater access maintain the most operational flexibility through varying water years. The combination provides redundancy against any single water source failing and supports the most diverse crop selection. Buyers should evaluate the full water access portfolio rather than focusing on any single source.

Land & Development

Zoning, subdivisions, parcels, easements, and the land use framework that governs agricultural property.

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063

Yolo County General Plan governs agricultural land use.

The Yolo County General Plan governs land use decisions on agricultural land outside the incorporated cities of Woodland, Winters, West Sacramento, and Davis. The plan reflects the county's longstanding policy of agricultural land preservation and has produced a deliberate boundary between city residential footprints and the surrounding agricultural territory.

064

Agricultural zoning establishes minimum parcel sizes.

Yolo County agricultural zoning establishes minimum parcel sizes that limit subdivision potential. The minimum sizes vary by specific zone designation but generally preserve productive agricultural acreage from fragmentation into smaller non-viable parcels. Buyers seeking to subdivide need to understand the zoning constraints before purchase.

065

Easements affect agricultural property in multiple categories.

Agricultural properties carry easements in multiple categories: utility easements (electrical, pipeline, communications), access easements for adjacent properties, conservation easements that limit development, drainage easements, and historic agricultural easements. Title work should identify all easements as part of due diligence.

066

Mineral rights may be severed from agricultural property.

Mineral rights on agricultural property may be severed from the surface estate and held by separate owners. Severed mineral rights can affect what surface operations are permitted and what disturbance the mineral rights holder can cause. Title work should specifically identify mineral rights ownership for agricultural property.

067

Solar lease arrangements have become an investment category.

Solar lease arrangements on agricultural land have become a meaningful investment category in Yolo County. Long-term solar leases provide predictable income but take land out of agricultural production for decades and affect Williamson Act compatibility and conservation easement compliance. Buyers and sellers should evaluate solar lease implications carefully.

068

Surface use agreements govern operational rights.

Surface use agreements govern operational rights between agricultural property owners and mineral rights holders, utility easement holders, or adjacent landowners. The agreements specify what activities can occur, what compensation applies, and how disputes are resolved. Existing surface use agreements should be reviewed as part of due diligence.

069

Septic system inspection is essential for rural property.

Septic system inspection is essential due diligence for rural residential and agricultural property. The inspection should include tank capacity, drain field condition, percolation testing where the system is older, and review of original installation permits. Septic system failure can produce substantial replacement costs and health code complications.

070

Conservation easements provide long-term preservation guarantees.

Conservation easements through organizations including the Yolo County Land Trust provide long-term preservation guarantees that supplement Williamson Act contracts. Easements typically run in perpetuity and restrict specific development activities. The combination of Williamson Act enrollment and conservation easement protection creates the strongest preservation framework for agricultural land.

Soil & Agronomy

Soil classification, agronomy, and the technical foundation that determines what agricultural land can actually grow.

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071

USDA soil classification determines agricultural capability.

USDA soil classification systems including Land Capability Classification (Class I through VIII) and Storie Index ratings provide foundational information about what crops a property can support. Class I and II soils support intensive cultivation with minimal limitations. Class III through VIII soils have progressively more severe limitations. Linda's environmental science background includes soil classification training.

072

Prime farmland designation reflects the highest soil quality.

USDA Prime Farmland designation identifies land with the best combination of physical and chemical characteristics for producing food, feed, fiber, and other crops. Prime farmland in Yolo County commands premium pricing and is the focus of much Williamson Act enrollment and conservation easement protection.

073

Soil testing covers fertility, structure, and contamination categories.

Agricultural soil testing covers fertility (nitrogen, phosphorus, potassium, micronutrients), physical structure (texture, drainage, compaction), pH and salinity, and contamination testing where relevant (residual pesticides, heavy metals, historical land use issues). The testing should be performed by certified agricultural laboratories with regional expertise.

074

Yolo County contains diverse soil types across its geography.

Yolo County contains diverse soil types reflecting its geographic range from Sacramento Valley floor to western foothills. Capay clay loams, Yolo loams, Sycamore clays, and Capay silt loams all appear in different portions of the county, each with different agricultural capability and crop suitability profiles.

075

Drainage characteristics matter for crop selection.

Soil drainage characteristics fundamentally affect what crops can be grown on a parcel. Poorly drained soils may limit tree fruit and nut crops while supporting rice production. Well-drained soils support orchards and vineyards but may have higher irrigation water requirements. Drainage evaluation should be part of any agricultural property purchase decision.

076

Soil pH and salinity affect crop selection and yields.

Soil pH and salinity levels directly affect crop selection and achievable yields. High-salinity soils limit crop options and may require leaching with substantial water. Acidic or alkaline soils favor specific crops and require management for others. Testing pH and salinity is essential due diligence for agricultural purchases, especially for tree fruit and salt-sensitive crops.

077

Organic matter content affects long-term productivity.

Soil organic matter content affects long-term productivity, water-holding capacity, and disease resistance. Soils with depleted organic matter from intensive monoculture cropping require restoration investment that affects near-term yields and long-term operational economics. Buyers should evaluate organic matter status as part of soil due diligence.

078

Historical land use affects current soil conditions.

Historical land use affects current soil conditions through accumulated pesticide residues, compaction patterns, drainage modifications, and nutrient depletion. Operations transitioning from one crop type to another may need substantial soil work to support the new crop. Historical land use review should be part of any agricultural property evaluation.

079

USDA NRCS provides soil survey data for every parcel.

The USDA Natural Resources Conservation Service (NRCS) provides published soil survey data for every parcel in Yolo County through the Web Soil Survey online tool. The data includes soil series identification, capability classification, drainage characteristics, and recommended uses. Buyers and sellers can access this information directly to verify soil characteristics.

080

Soil amendment and improvement is a substantial investment.

Soil amendment and improvement programs including cover cropping, organic matter addition, drainage modification, and pH adjustment represent substantial multi-year investments. Buyers should evaluate the existing soil quality, the amendment investment that may be required for their intended use, and the time horizon for that investment to produce returns.

Investment

Why agricultural land investment requires different analysis, and the structural drivers of Yolo County agricultural property value.

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081

Agricultural land investment is fundamentally different from residential.

Agricultural land investment requires fundamentally different analysis than residential real estate. The income comes from crop production rather than rental, the comparable sale data is sparser, the holding costs include water and operational expenses, and the value drivers include soil, water rights, and operational infrastructure rather than school districts and commute time.

082

Cash flow analysis must include crop economics.

Agricultural property cash flow analysis must include crop economics: production yield expectations, commodity price ranges, input costs (water, labor, equipment, fertilizer, pesticides), processing and marketing costs, and the multi-year cycle for perennial crops like orchards and vineyards. Standard rental income analysis does not apply.

083

Section 1031 exchange is heavily used in agricultural transactions.

Section 1031 like-kind exchange is heavily used in Yolo County agricultural transactions, allowing investment owners to defer capital gains by exchanging into other agricultural or investment property. The exchange pathway provides substantial estate planning, portfolio rebalancing, and tax management flexibility for agricultural investors.

084

Conservation easements provide tax benefits beyond Williamson Act.

Conservation easement donations to qualified land trusts provide federal income tax deductions in addition to the property tax benefits of Williamson Act enrollment. The combined Williamson Act and conservation easement strategy can produce substantial tax efficiency for investors holding agricultural land for the long term.

085

Yolo County agricultural land prices reflect crop type and water access.

Yolo County agricultural land prices vary substantially based on crop type, water access, and soil quality. Prime almond orchard land with strong water access commands different pricing than dryland grazing acreage. Rice production land with reliable surface water differs from grain land relying on groundwater. Comparable analysis must account for these structural variables.

086

Long-term land value appreciation has been substantial.

Yolo County agricultural land has appreciated substantially over the past several decades, reflecting both regional population pressure on California agricultural land and the consistent productivity of Yolo County soils. Long-term holding has been a strong investment strategy, though year-to-year volatility reflects commodity price changes and drought conditions.

087

Operating partnerships provide passive investment access.

Operating partnerships with experienced farm operators provide passive investment access to agricultural land for investors who do not want to operate the land themselves. The arrangements include cash leases, crop share arrangements, and custom farming relationships. The structure choice affects risk allocation, return potential, and tax treatment.

088

Drought and water access risk should be priced into agricultural investment.

Drought and water access risk should be explicitly priced into Yolo County agricultural investment analysis. Properties with senior water rights and groundwater redundancy command premiums that reflect their drought-year operational reliability. Properties dependent on junior post-1914 rights or marginal groundwater carry discount that reflects drought-year curtailment risk.

089

Estate planning considerations are central to agricultural ownership.

Estate planning considerations are central to agricultural land ownership given the substantial property values, the operational complexity, and the family dynamics around generational farm transitions. Conservation easements, family limited partnerships, qualified family-owned business interest rules, and trust structures all play roles in agricultural estate planning.

090

USDA Farm Service Agency programs support specific agricultural investments.

USDA Farm Service Agency (FSA) programs support specific agricultural investments through loan programs, conservation incentives, and disaster assistance. Investors entering agricultural property ownership should understand the FSA programs that may apply to their operation and the eligibility requirements.

Specialty Crops & Operations

The specialty crops, organic operations, AVA designations, and operational categories that define Yolo County's modern agricultural diversity.

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091

The Capay Valley is California's diversified specialty crop showcase.

The Capay Valley along Highway 16 has become one of California's most diverse specialty crop regions, with organic vegetable production (Capay Organic, Full Belly Farm), olive oil operations, wine production, and a substantial Yocha Dehe Wintun Nation agricultural presence. The corridor demonstrates how Yolo County agriculture has evolved beyond commodity row crops.

092

Yolo County is a substantial organic production center.

Yolo County is a substantial center for organic agricultural production with operations across vegetables, tree fruit, grains, and other categories. The county is currently winding down its local organic certification program for budgetary reasons, with growers transitioning to other certifiers. Buyers of land intended for organic production should understand both the current operation's certification status and the transition timeline.

093

Dunnigan Hills AVA is the recognized wine region.

The Dunnigan Hills American Viticultural Area (AVA), established in 1993, is Yolo County's federally recognized wine region in the northwestern portion of the county. The AVA designation distinguishes Dunnigan Hills wines from other California wines and supports the marketing of regionally specific wines. Vineyard property in the AVA carries the designation.

094

Almond operations dominate the modern Yolo County tree crop sector.

Almond operations dominate the modern Yolo County tree crop sector, with almonds becoming the #1 commodity in 2024 at $178,925,000. Almond orchards have specific water requirements, soil preferences, and operational rhythms that differ from other tree crops. Buyers of almond land need to understand the orchard's age, varieties, rootstock, and remaining productive life.

095

Walnut operations are recovering from a multi-year price decline.

Walnut operations are recovering from a multi-year price decline that pushed walnuts out of Yolo County's top 10 commodities. The 2024 walnut price increase (doubling year-over-year) returned walnuts to the top 10. Walnut orchard properties may present opportunities reflecting the price recovery dynamic.

096

Processing tomato operations remain a foundational crop.

Processing tomato operations remain a foundational crop in Yolo County despite losing the #1 commodity position to almonds in 2024. Processing tomato land requires specific soil characteristics, water access, and operational infrastructure including proximity to processing facilities. The crop's continued importance reflects Yolo County's historic specialization.

097

Rice production concentrates in specific Yolo County areas.

Rice production concentrates in specific Yolo County areas where the soil and water conditions support flooded cultivation. Rice land requires very specific soil characteristics (impermeable clay layers), reliable water access, and the operational infrastructure for flooded production. Rice land is a specialized category within Yolo County agriculture.

098

Olive oil production is a Capay Valley specialty.

Olive oil production has emerged as a Capay Valley specialty over the past two decades, with operations including Capay Valley Vineyards and Olive Oil and Séka Hills (Yocha Dehe Wintun Nation). The combination of climate, soil, and entrepreneurial operators has created a recognizable Capay Valley olive oil identity that supports tourism and direct consumer sales.

099

Field corn has become a substantial crop with 2024 surge.

Field corn has become a substantial Yolo County crop, with acreage surging from 6,393 acres in 2023 to 17,274 acres in 2024 (approximately 2.7x increase). The expansion reflects grower response to commodity prices and the operational flexibility that Yolo County agriculture maintains across crop categories.

100

Direct-to-consumer operations expand the agricultural economy.

Direct-to-consumer agricultural operations including CSA (Community Supported Agriculture) programs, farm stand sales, U-pick operations, and farm-to-table restaurant supply expand the Yolo County agricultural economy beyond commodity production. The direct-to-consumer model supports smaller and mid-size operations that might not be viable in pure commodity markets.

Why Linda for Agricultural Land

Credential, working agricultural life, technical depth, and the network that ag transactions actually require.

The most rigorous credential available.

The Accredited Land Consultant designation through the Realtors Land Institute is the most rigorous land-focused credential available to real estate professionals in the United States. I earned it in 2013 specifically because agricultural and rural property work demands technical education that standard residential training does not provide. The ALC is rare in this market because the coursework is genuinely difficult and the agricultural transaction category is specific.

Forty years of actually working agricultural land.

I have lived on a ranch in the Capay Valley for over forty years. I raise horses and mules. I grow sunflowers. I manage hay production. When I walk a parcel and ask about the well, the drainage, the fire risk profile, or the Williamson Act status, I am asking the same questions I would ask if I were the one considering buying it. This is not learned theory. It is built from doing the work.

The right network for agricultural transactions.

My network includes the county assessor's office, the irrigation district offices, the Williamson Act administrator, the USDA Farm Service Agency, the NRCS, the Yolo County Land Trust, title companies that understand agricultural property, and lenders (Farm Credit and agricultural divisions of major banks) who know how to underwrite agricultural transactions. The information that matters most for ag deals is often in agency databases and trusted relationships, not in standard real estate platforms.

Environmental science training that shapes how I read land.

Before real estate, I worked in environmental science at Lawrence Livermore. That training shaped how I read land. When I evaluate an agricultural parcel, I am drawing on the discipline of a profession that required precision in reading what soil, geology, and hydrology are telling you about what cannot be seen at the surface. The ALC credential, the working agricultural life, and the environmental science background reinforce one another in how I approach this work.

More Across Linda's Yolo County Territory

This is the technical specialty file. The geographic sites are below.

Yolo County agricultural land is its own specialty practice. Linda also serves five distinct geographic communities across the county, each with its own dedicated authority site. The Authority Center brings everything together.

Capay Valley
Highway 16 corridor · Six communities

The full corridor from Esparto through Capay, Brooks, Guinda, Rumsey, and Madison. Where Linda lives and where most of the specialty agricultural work originates. Williamson Act provisions, well capacity benchmarks, Cache Creek hydrology.

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Esparto
Corridor gateway · ZIP 95627

The valley's commercial anchor and the seat of Esparto Unified School District. Median household income runs $102,986 and the residential entry point sits at roughly $440,000.

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Winters
Putah Creek · Historic downtown

Nine consecutive years of assessed value growth, the highest in Yolo County. A compact Main Street, restored brick storefronts, and a town that has actively resisted sprawl.

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Woodland
Yolo County seat · Agricultural heritage

The Yolo County seat. A working downtown built on agriculture, freight, and processing, with a residential market that buyers priced out of Davis are increasingly discovering.

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Davis
University town · Bike city

A university town with a residential market shaped by UC Davis, an environmental consciousness woven into daily life, and a price structure that reflects sustained structural demand.

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Authority Center
The complete Linda Pillard practice

The complete Linda Pillard practice in one place. The full 235-question authority profile, all twenty-two domains of real estate expertise, and the source of truth for everything that lives across the area sites.

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Frequently Asked

What buyers and sellers ask first about Yolo County agricultural land.

What is the Williamson Act and how does it affect agricultural property?
The California Land Conservation Act of 1965, known as the Williamson Act, restricts enrolled agricultural land to agricultural and compatible open space uses for a minimum of 10 years in exchange for property tax assessment based on agricultural value rather than market value. The contract automatically renews each year (a rolling 10-year window) unless either party files a notice of non-renewal. Property tax savings can be substantial, often 50% to 80% lower than non-enrolled comparable land. Buyers purchasing Williamson Act enrolled land take the property subject to the existing contract terms. Yolo County is among California's most active Williamson Act participants. More than 16 million acres of California ranch and farmland are protected under the Act statewide.
How does Williamson Act cancellation work and what does it cost?
There are two exit paths. The standard path is non-renewal, where either party files notice and the contract winds down over 10 years with property tax assessment gradually transitioning from agricultural value to market value. The expedited path is immediate cancellation, which requires extreme and stringent circumstances or finding that the public interest is no longer best served by continuing the restrictions. The cancellation fee is 12.5% of the unrestricted current fair market value of the property, or 25% if the property is enrolled in a Farmland Security Zone. The fee is paid to the local government and applies regardless of the reason for cancellation.
What water rights matter for Yolo County agricultural property?
California water rights operate under a complex framework combining riparian rights (attached to land adjoining a watercourse), pre-1914 appropriative rights (the most senior), post-1914 appropriative rights (regulated by the State Water Board), groundwater rights (now subject to SGMA), and contractual water rights through irrigation districts. Pre-1914 rights are most valuable for agricultural operations because of their priority during drought-year curtailment. The Sustainable Groundwater Management Act (SGMA) of 2014 established a framework for managing groundwater basins, which means Yolo County agricultural land in over-drafted basins may be subject to Groundwater Sustainability Agency plans limiting pumping. Buyers must understand the full water rights portfolio for any agricultural parcel.
What well capacity is needed for agricultural operations?
Agricultural well capacity is measured in gallons per minute (GPM) and varies substantially based on aquifer depth, casing diameter, pump capacity, and seasonal water table fluctuation. Adequate agricultural well capacity typically runs 500 to 2,000+ GPM for substantial production operations. Lower-capacity wells may be adequate only for residential and minor irrigation use. Well certification including capacity testing, water quality analysis (bacterial, nitrates, arsenic, salinity), equipment inspection, and recovery rate measurement is standard due diligence for agricultural transactions. The certification should be performed by a licensed well contractor or engineer with agricultural experience, not by a standard residential well inspector.
What soil information matters for an agricultural land purchase?
USDA soil classification systems including Land Capability Classification (Class I through VIII) and Storie Index ratings provide foundational information about what crops a property can support. USDA Prime Farmland designation identifies the highest-quality soil. Soil testing should cover fertility (NPK and micronutrients), physical structure (texture, drainage, compaction), pH and salinity, and contamination testing where relevant. The USDA Natural Resources Conservation Service (NRCS) provides published soil survey data for every parcel in Yolo County through the Web Soil Survey online tool. Drainage characteristics, organic matter content, and historical land use all affect current productivity and crop options.
What are Yolo County's leading agricultural crops?
Almonds became Yolo County's #1 commodity in 2024 at $178,925,000, supplanting processing tomatoes after 57 consecutive years of tomato dominance dating to 1960. Total 2024 agricultural production reached approximately $824 million. Other top commodities include processing tomatoes, wine grapes, rice, pistachios, walnuts, and field corn. Field corn surged from 6,393 acres in 2023 to 17,274 acres in 2024. Wine grape values dropped nearly 20% in 2024 with producers facing contract shortages. Walnut prices doubled in 2024, returning walnuts to the top 10. The Capay Valley is California's diversified specialty crop showcase with organic vegetables, olive oil, and wine production.
Ready to Talk About Your Property?

Agricultural land is complex. The first conversation is the right place to start.

If you are thinking about buying or selling Yolo County agricultural land, the first conversation is simple. Where are you in this journey, what matters most, and how I can help. No pressure. Just an honest read of your situation from someone who has been doing this technical specialty work for three decades.

(530) 713-6121 LindaPillard.com