In Willows, a typical home is worth $281,700 and typical rent is $1,237 a month. Compared with all of Glenn County, the typical home value is 20% lower and typical rent is 10% higher.
Typical home value from Zillow, September 2021 to September 2026: from $274,772 to $317,848.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Willows is in Glenn 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 Glenn County. See the county
What this place has that others do not, from public data, most unusual first.
1
According to Zillow, in the 12 months to September 2026 the typical home value in Willows rose 3.8%; in California, it rose 0.6%.
2
The typical home in Willows is worth $281,700,20% less than in Glenn County as a whole ($352,400).
Sources: Zillow (September 2026 data); U.S. Census Bureau (Average 2020–2024). Zillow data
The homes here
Housing in Willows
What homes there are in Willows, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Willows
Glenn County
California
United States
Kind of home: Willows and its comparisons
Measure
Willows
Glenn County
California
United States
Detached house
59%
70%
57%
61%
Attached house
Unreliable estimate
2%
7%
6%
Building of 2 to 4
Unreliable estimate
4%
8%
8%
Apartments (5 or more)
Unreliable estimate
11%
24%
19%
Mobile home
Unreliable estimate
13%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses are the majority in Willows (59%), but less so than in Glenn County (70%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Willows
Glenn County
California
United States
Year built: Willows and its comparisons
Measure
Willows
Glenn County
California
United States
Before 1960
35%
29%
27%
26%
1960–1979
20%
25%
29%
24%
1980–1999
25%
26%
25%
25%
2000–2009
Unreliable estimate
13%
11%
14%
2010 or later
Unreliable estimate
6%
8%
11%
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300K42%
$300K–$500K36%
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Willows and its comparisons
Measure
Willows
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
42%
$300K–$500K
36%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Willows and its comparisons
Measure
Willows
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable estimate
With a mortgage
$2,124 a month
Glenn County: $1,894 a month
Without a mortgage
$591 a month
Glenn County: $585 a month
Owners with a mortgage
44%
Glenn County: 55%
The typical cost for an owner with a mortgage in Willows is $2,124 a month, more than in Glenn County ($1,894); without one, $591.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Willows+28%
Glenn County+51%
California+46%
United States+53%
Typical rent
Willows+60%
Glenn County+34%
California+36%
United States+33%
Typical household income
Willows+48%
Glenn County+35%
California+32%
United States+29%
Change since 2015–2019: Willows and its comparisons
Measure
Willows
Glenn County
California
United States
Typical home value
+28%
+51%
+46%
+53%
Typical rent
+60%
+34%
+36%
+33%
Typical household income
+48%
+35%
+32%
+29%
The typical home value in Willows rose 28% since 2015–2019, less than in Glenn County (51%).
Rents in Willows rose faster than in Glenn County: 60% since 2015–2019, against 34%.
The typical household income in Willows rose 48% over that time; home values changed +28% and rent +60%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Willows and its comparisons
Measure
Willows
Glenn County
California
United States
Rental vacancy
Unreliable estimate
Unreliable estimate
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
0.8%
0.9%
More than one person per room
Unreliable estimate
4.7%
8.2%
3.4%
People per household
2.73
2.88
2.84
2.53
Drive alone
70%
76%
66%
69%
Carpool
17%
13%
10%
9%
Public transit
Unreliable estimate
Unreliable estimate
3%
3%
Walk or bike
Unreliable estimate
2%
3%
3%
Work from home
Unreliable estimate
8%
17%
15%
Other means
Unreliable estimate
Unreliable estimate
2%
2%
Typical commute
Unreliable estimate
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
On average, a household in Willows has 2.73 people, fewer than in Glenn County (2.88).
Carpooling is common in Willows: 17% of workers get to work that way, against 13% in Glenn County.
Do the math
What would you pay each month for a home in Willows?
A typical home costs more than the typical income allows
We start with a typical home in Willows, worth $281,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Willows, which is $64,068 a year. For that payment to be 28% of income, a household would need to earn about $97,516 a year.
The calculator's FHA and conventional loan limits are those of all of Glenn County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Willows. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $9,860 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,275
at 7.18% · 30 years
Loan amount
$276,597
Total interest
$397,958
Paid off in
November 2056
Includes $4,757 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,495 a month
Tight
$1,495 to $1,922 a month
Hard
more than $1,922 a month
Your payment · 43%
Compared with the typical household income in Willows ($64,068 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,874
Property tax
$160
Home insurance
$117
FHA mortgage insurance (MIP)
$125
You need at least $9,860 for the down payment, plus closing costs.
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.
Total monthly payment $2,275; principal and interest $1,874.
The city and its county
Willows and Glenn County
Willows is in Glenn 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).
Willows
Map of Glenn County, California, with Willows marked. Around it, the neighboring counties.
Willows
Glenn County
Other cities with a page
Willows's own numbers
Typical home value
$281,700
Typical monthly rent
$1,237
Typical yearly household income
$64,068
Households that own their home
59%
Effective property tax rate
0.68%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Glenn County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,361
Price change over 5 years (FHFA)
+30%
Homes in a high flood-risk zone
12%
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 Glenn County.
A typical home in Willows is worth $281,700: 20% below the county and 62% below California. With the typical household income in Willows ($64,068 a year), a typical home costs 4.4 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.
Willows4.4 years
Glenn5.2 years
California7.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Glenn County
According to FHFA’s house price index, home prices in Glenn County rose 89% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Glenn County.
Yearly change in FHFA’s price index in Glenn County, 2016 to 2025
2016: +8.1% +8.1% 2016
2017: +4.7% +4.7% 2017
2018: +8.6% +8.6% 2018
2019: +15.1% +15.1% 2019
2020: +3.1% +3.1% 2020
2021: +11.4% +11.4% 2021
2022: +12.6% +12.6% 2022
2023: −3.2% −3.2% 2023
2024: +0.0% +0.0% 2024
2025: +6.9% +6.9% 2025
Change in FHFA’s price index in Glenn County, California and the United States
Period
County
California
U.S.
Last year (2025)
+6.9%
+0.8%
+2.9%
5 years (2020–2025)
+30%
+40%
+47%
10 years (2015–2025)
+89%
+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
Willows next to Glenn 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
Willows$281,700
Glenn$352,400
California$734,700
United States$332,700
Typical monthly rent
Willows$1,237
Glenn$1,120
California$2,036
United States$1,413
Typical yearly household income
Willows$64,068
Glenn$67,139
California$99,122
United States$80,734
See the full table
Willows next to Glenn County and California
Measure
Willows
Glenn County
California
U.S.
Typical home value
$281,700 ▼20% below the county
$352,400
$734,700
$332,700
Typical monthly rent
$1,237 ▲10% above the county
$1,120
$2,036
$1,413
Typical yearly household income
$64,068 ▼5% below the county
$67,139
$99,122
$80,734
Households that own their home
59% ▼2 points below the county
61%
56%
65%
Typical yearly property tax
$1,904 ▼16% below the county
$2,263
$5,124
$3,119
Effective property tax rate
0.68% ▲0.04 points above the county
0.64%
0.7%
0.94%
Renters with high rent for their income
60% ▲9 points above the county
50%
55%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Glenn 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 Willows
For a typical $281,700 home in Willows, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Willows's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,275a month
Least cash to close
Down payment
$9,860
Cash to close
$18,311
Rate
7.18%
Mortgage insurance
FHA MIP · $125
Conventional, 5% down$2,224a month
Down payment
$14,085
Cash to close
$22,536
Rate
7.18%
Mortgage insurance
PMI · $134
Conventional, 20% down, no PMI$1,804a month
Down payment
$56,340
Cash to close
$64,791
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,064a month
Down payment
$42,255
Cash to close
$50,706
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Willows
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,275
$9,860
$276,598
7.18%
FHA MIP · $125
$18,311
580
Conventional, 5% down
$2,224
$14,085
$267,615
7.18%
PMI · $134
$22,536
620*
Conventional, 20% down, no PMI
$1,804
$56,340
$225,360
7.18%
None
$64,791
620*
ITIN, 15% down (example)
$2,064
$42,255
$239,445
8.18%
None
$50,706
Set by the lender
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.
Typical rent in Willows is $1,237 a month: 10% above the county. In Willows, 60% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Glenn County, by unit size. To pay the 2-bedroom one ($1,361 a month) without spending more than 30% of your income, you would need to earn $26.17 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Glenn County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$948
$18.23
$37,920
1 bedroom
$1,040
$20.00
$41,600
2 bedrooms
$1,361
$26.17
$54,440
3 bedrooms
$1,867
$35.90
$74,680
4 bedrooms
$2,251
$43.29
$90,040
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 Willows
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Willows is in ZIP code 95988.
For 2 bedrooms it is $1,420: $59 more than the fair market rent for Glenn County ($1,361).
Fair market rent by ZIP code and size in Willows, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
95988
$990
$1,090
$1,420
$1,950
$2,350
ZIP code2 bd3 bd
95988 $1,420$1,950
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Willows 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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 Glenn County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Willows or Glenn County. The ones below are statewide in California: they work in Willows the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Willows or Glenn County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Willows and all of Glenn 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 Willows?
The typical home value in Willows is $281,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Glenn County it is $352,400.
How much does it cost to rent in Willows?
Typical rent in Willows is $1,237 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Glenn County is $1,361.
What is the FHA loan limit in Willows?
Willows uses the FHA limit for all of Glenn 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 Willows?
The typical homeowner in Willows pays $1,904 a year, according to the U.S. Census Bureau. That is 0.68% of the home’s value; in Glenn County, the rate is 0.64%.
Where can I find free help to buy or rent in Willows?
We found no HUD-approved counseling agencies with an office in Glenn County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
