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City · 5,585 residents · Colusa County, California

Williams , California

In Williams, a typical home is worth $370,000 and typical rent is $1,184 a month. Compared with all of Colusa County, typical household income is 20% higher, the typical home value is 6% lower, and the share of households that own their home is 9 points lower.

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  • Typical home value

    $370,000

    6% below the county

    50% below California

    • Williams
    • Colusa
    • California

  • Typical rent

    $1,184a month

    2% above the county

    42% below California

    • Williams
    • Colusa
    • California

  • Typical household income

    $90,761a year

    20% above the county

    8% below California

    • Williams
    • Colusa
    • California

  • Households that own their home

    53%

    9 points below the county

    2 points below California

    • Williams
    • Colusa
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$377,575
0.7% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Williams is in Colusa County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Colusa County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Williams apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Willows, the typical home value is $281,700: 24% less than in Williams ($370,000).

  2. The typical household income in Williams is $90,761, 20% more than in Colusa County as a whole ($75,672).

  3. 53% of households in Williams own their home, against 62% in Colusa County.

  4. Williams has the 51st lowest typical rent of the 648 cities in California with more than 5,000 people ($1,184).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Williams

What homes there are in Williams, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Williams, 9 in 10 homes are single-family detached houses; in Colusa County, 8.

Year built

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,960 a month

Colusa County: $2,048 a month

Without a mortgage

$743 a month

Colusa County: $603 a month

Owners with a mortgage

68%

Colusa County: 55%

In Williams, 68% of owners have a mortgage; their typical cost is $1,960 a month, about the same as in Colusa County.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Williams rose 61%; in Colusa County, it rose 48%.

Rent in Williams moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureWilliamsColusa CountyCaliforniaUnited States
Rental vacancy Unreliable estimateUnreliable estimate4.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate4.9%8.2%3.4%
People per household 3.462.892.842.53
Drive alone 84%82%66%69%
Carpool Unreliable estimate10%10%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimateUnreliable estimate3%3%
Work from home Unreliable estimate5%17%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

More people live in each home here: 3.46 on average, against 2.89 in Colusa County.

To get to work, 84% of workers in Williams drive alone; in Colusa County, 82%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Williams?

A typical home costs more than the typical income allows

We start with a typical home in Williams, worth $370,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income in Williams, which is $90,761 a year. For that payment to be 28% of income, a household would need to earn about $128,215 a year.

The calculator's FHA and conventional loan limits are those of all of Colusa County.

Your numbers

Local data
$

Starts at the typical home value in Williams. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $12,950 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,992

at 7.18% · 30 years

Loan amount
$363,298
Total interest
$522,701
Paid off in
November 2056

Includes $6,248 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,118 a month

  • Tight

    $2,118 to $2,723 a month

  • Hard

    more than $2,723 a month

    Your payment · 40%

Compared with the typical household income in Williams ($90,761 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,992
Principal & interest$2,461
Property tax$213
Home insurance$154
FHA mortgage insurance (MIP)$164

You need at least $12,950 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Williams and Colusa County

Williams is in Colusa County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Williams's own numbers

Typical home value
$370,000
Typical monthly rent
$1,184
Typical yearly household income
$90,761
Households that own their home
53%
Effective property tax rate
0.69%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Colusa County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,344
Price change over 5 years (FHFA)
+36%
Homes in a high flood-risk zone
7.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Colusa County.

Everything about Colusa County

Buying

Buying a home in Williams

A typical home in Williams is worth $370,000: 6% below the county and 50% below California. With the typical household income in Williams ($90,761 a year), a typical home costs 4.1 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Williams 4.1 years
  • Colusa 5.2 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Colusa County

According to FHFA’s house price index, home prices in Colusa County rose 97% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Colusa County.

Period County California U.S.
Last year (2025) +1.7% +0.8% +2.9%
5 years (2020–2025) +36% +40% +47%
10 years (2015–2025) +97% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Williams next to Colusa County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Williams $370,000
  • Colusa $393,400
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Williams $1,184
  • Colusa $1,157
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Williams $90,761
  • Colusa $75,672
  • California $99,122
  • United States $80,734
See the full table
Williams next to Colusa County and California
Measure Williams Colusa County California U.S.
Typical home value $370,000 $393,400 $734,700 $332,700
Typical monthly rent $1,184 $1,157 $2,036 $1,413
Typical yearly household income $90,761 $75,672 $99,122 $80,734
Households that own their home 53% 62% 56% 65%
Typical yearly property tax $2,544 $2,426 $5,124 $3,119
Effective property tax rate 0.69% 0.62% 0.7% 0.94%
Renters with high rent for their income 49% 55% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Colusa County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Williams

For a typical $370,000 home in Williams, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Williams's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,992a month

    Least cash to close
    Down payment
    $12,950
    Cash to close
    $24,050
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $164

  • Conventional, 5% down $2,924a month

    Down payment
    $18,500
    Cash to close
    $29,600
    Rate
    7.18%
    Mortgage insurance
    PMI · $176

  • Conventional, 20% down, no PMI $2,372a month

    Down payment
    $74,000
    Cash to close
    $85,100
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,714a month

    Down payment
    $55,500
    Cash to close
    $66,600
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Williams and for Colusa County.

Property tax

Effective rate in Williams

0.69%of the home’s value each year

$2,544 a year for the typical owner in Williams.

  • Williams 0.69%
  • Colusa 0.62%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Colusa County

FEMA does not publish these numbers by city: they are for all of Colusa County.

Homes in the high-risk zone
7.1%
491
Of those, with NFIP insurance
72%
County California U.S.
Homes in the high-risk zone 7.1% 2.8% 3.5%
Of those, with NFIP insurance 72% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Williams

Typical rent in Williams is $1,184 a month: 2% above the county. In Williams, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Colusa County, by unit size. To pay the 2-bedroom one ($1,344 a month) without spending more than 30% of your income, you would need to earn $25.85 an hour working full time.

HUD fair market rent for all of Colusa County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,073 $20.63 $42,920
1 bedroom $1,080 $20.77 $43,200
2 bedrooms $1,344 $25.85 $53,760
3 bedrooms $1,861 $35.79 $74,440
4 bedrooms $2,221 $42.71 $88,840

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Williams

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Williams is in ZIP code 95987.

For 2 bedrooms it is $1,630: $286 more than the fair market rent for Colusa County ($1,344).

  • 95987 $1,630$2,260

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Williams when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Williams

HUD lists 4 buildings with rents for lower incomes in Williams. These are the largest.

  • Pinewood Court Apts 700 Pinewood Ct, Williams 95987 72 homes, 71 low-income · 1 bd: 8 · 2 bd: 32 · 3 bd: 32 · In service since 2004 · For families
  • Stony Creek Senior Apts 500 Margurite St, Williams 95987 48 homes, 47 low-income · 1 bd: 38 · 2 bd: 10 · In service since 2014 · For older adults
  • Green Valley Homes 1031 Silver Leaf Ln, Williams 95987 40 homes, 39 low-income · 2 bd: 5 · 3 bd: 17 · 4 bd: 18 · In service since 2017 · For families
  • Pinewood Manor Apts 725 Pinewood Ct, Williams 95987 26 low-income homes · In service since 1993 · For older adults

See all 10 buildings in Colusa County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Williams

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Colusa County. The nearest ones are below; many serve by phone or online.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Williams

No down payment, repair or rent-help program on our list is for Williams or Colusa County. The ones below are statewide in California: they work in Williams the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Williams

The HUD-approved agencies closest to the center of Williams, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • The Greater Sacramento Urban League

    3725 Marysville Blvd, Sacramento · 52 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (916) 286-8652

  • Greater Sacramento Urban League-Oak Park

    2331 Alhambra Blvd, Sacramento · 54 miles away · Spanish

    • Budget and credit workshops
    • Homelessness services
    • and 4 more
    (916) 286-8652

  • Sacramento Neighborhood Housing Services Inc Aka Formally Known As Neighborworks Homeownership Center Sacramento Region

    2411 Alhambra Blvd, Sacramento · 54 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (916) 452-5356

All counseling agencies in California

Help in Spanish near Williams

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Williams

HUD lists no housing authority with an office in Colusa County. One in a neighboring county or the state’s may serve the area.

All housing agencies in California Source: HUD

Cities

Other cities in Colusa County

These cities are also in Colusa County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Colusa County Housing in California

Nearby cities

The cities closest to Williams, with the typical home value.

Neighboring counties

If Colusa County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Williams.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Williams

Short answers with the numbers for Williams and all of Colusa County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Williams?

The typical home value in Williams is $370,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Colusa County it is $393,400.

How much does it cost to rent in Williams?

Typical rent in Williams is $1,184 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Colusa County is $1,344.

What is the FHA loan limit in Williams?

Williams uses the FHA limit for all of Colusa County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Williams?

The typical homeowner in Williams pays $2,544 a year, according to the U.S. Census Bureau. That is 0.69% of the home’s value; in Colusa County, the rate is 0.62%.

Where can I find free help to buy or rent in Williams?

We found no HUD-approved counseling agencies with an office in Colusa County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).