5189 State Hwy 162, Willows, CA 95988 Property Records

Glenn County property record for 5189 State Hwy 162, Willows, CA 95988

Property Summary

Property Type	Orchard (Fruit, Nut)
Details	3 bd · 2 ba · 1,729 sqft · built 1950
Lot Size	645 acres (28,096,200 sqft)
Owner	Company Name on Record
Last Sale	$5,700,000 (Feb 2026)
Tax Bill	$8,652 (2025)
Deeds & Mortgages	Apr 2026 Transfer Feb 2026 Sale + 8 more
Flood Zone	Zone X (minimal risk)
APN	`018-050-049-000`

Property Details

APN / Parcel Number

Primary APN	`018-050-049-000`
Alternative APNs	`018-05-0-049` `0180500490`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	1 Story
Building Area	1,729 sqft Gross Area
1st Floor Area	1,729 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1950
Effective Year Built	Effective 1950
Construction Type	Wood
Lot Area	28,096,200 sqft

Utilities, Heating & Cooling

Cooling System	Wall Unit
Heating System	Floor/Wall Furnace
Sewer	Connected

Location & Zoning

Old Parcel Number	018-05-0-049
Street Address	5189 STATE HIGHWAY 162
City	WILLOWS
State	CA
Zip	95988
Property Category	Agriculture or Farming
Property Type	Agriculture / Farming > Orchard (Fruit, Nut)
Local Zoning Code	AP-80
Legal Description	5189 HWY 162
Jurisdiction	GLENN CA
Township / Civil Division	WILLOWS
Census Block Group	1
Census Block	1096
Census Tract	10300

Owner

Source: Glenn County records, as of July 27, 2026

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	Company Name on Record
Mailing Address	5814 PEDRICK RD, DIXON, CA 95620-9668
Owner Type	Company
Vesting	Limited Partnership

Deeds, Mortgages & Sale History

Date	Document
Apr 17, 2026	Correction Deed NONE LISTED ON DOCUMENT
Feb 3, 2026	Grant Deed, Transfer
Jul 25, 2023	Grant Deed, Transfer TIMIOS TITLE INC, TIMIOS TITLE
Jul 19, 2022	Intrafamily Transfer, Transfer
Jul 8, 2022	Intrafamily Transfer, Transfer
Jul 8, 2022	Intrafamily Transfer, Transfer
Jun 13, 2019	Quit Claim Deed, Transfer ATTORNEY ONLY
Aug 24, 2018	Quit Claim Deed, Transfer ATTORNEY ONLY
Dec 26, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY
Dec 26, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Feb 3, 2026 · Amount on Record
Deed Sale	Feb 3, 2026 · Amount on Record
Prior Sale	Jul 25, 2023 · Amount on Record
Deed Document Number	2026281
Prior Transfer Date	Jul 18, 2022
Prior Transfer Doc	0000002824
Record Updated	Sep 20, 2026

April 2026: Correction Deed

Document Type	Correction Deed
Jurisdiction	GLENN CA
Recording Date	Apr 17, 2026
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000000940
Instrument Date	Apr 6, 2026
Instrument	2026940
Record Updated	Aug 27, 2026
Title Company	NONE LISTED ON DOCUMENT

Transaction

Tax	$0.00
Amount Accuracy	Full Amount Stated
Additional	Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Limited Partnership
Address	5814 PEDRICK RD, DIXON, CA 95620-9668

February 2026: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	GLENN CA
Recording Date	Feb 3, 2026
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000000281
Instrument Date	Jan 9, 2026
Instrument	2026-0281
Transaction Type	Transfer
Record Updated	Feb 23, 2026

Transaction

Amount	Amount Recorded
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	5814 PEDRICK RD, DIXON, CA 95620-9668

July 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	GLENN CA
Recording Date	Jul 25, 2023
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000002215
Instrument Date	Jul 19, 2023
Instrument	2023-2215
Transaction Type	Transfer
Record Updated	Sep 8, 2023
Title Company	TIMIOS TITLE INC, TIMIOS TITLE

Transaction

Amount	Amount Recorded
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	PO BOX 788, RIO VISTA, CA 94571-0788

July 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	GLENN CA
Recording Date	Jul 19, 2022
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000002824
Instrument Date	Jul 18, 2022
Instrument	2022-2824
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Living Trust
Address	2 SHIMMERING OAK CT, CHICO, CA 95926-1754

July 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	GLENN CA
Recording Date	Jul 8, 2022
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000002669
Instrument Date	Jun 6, 2022
Instrument	2022-2669
Transaction Type	Transfer
Record Updated	Aug 15, 2022

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Tenants in Common
Address	6731 WOODHAVEN PL, RIVERBANK, CA 95367-2130

July 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	GLENN CA
Recording Date	Jul 8, 2022
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000002670
Instrument Date	Jun 6, 2022
Instrument	2022-2670
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	6731 WOODHAVEN PL, RIVERBANK, CA 95367-2130

June 2019: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	GLENN CA
Recording Date	Jun 13, 2019
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000002273
Instrument Date	Jun 12, 2019
Instrument	2273
Transaction Type	Transfer
Record Updated	Jul 8, 2019
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	6731 WOODHAVEN PL RIVERBANK CA 953672130, RIVERBANK, CA 95367-2130

August 2018: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	GLENN CA
Recording Date	Aug 24, 2018
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000003324
Instrument Date	Aug 20, 2018
Instrument	3324
Transaction Type	Transfer
Record Updated	Sep 26, 2018
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	2 SHIMMERING OAK CT CHICO CA 959261754, CHICO, CA 95926-1754

December 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	GLENN CA
Recording Date	Dec 26, 2017
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000005504
Instrument Date	Dec 21, 2017
Instrument	5504
Transaction Type	Transfer
Record Updated	Jan 30, 2018
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	6731 WOODHAVEN PL RIVERBANK CA 953672130, RIVERBANK, CA 95367-2130

December 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	GLENN CA
Recording Date	Dec 26, 2017
Property Address	5189 STATE HIGHWAY 162, WILLOWS, CA 95988
Document Number	0000005503
Instrument Date	Dec 21, 2017
Instrument	5503
Transaction Type	Transfer
Record Updated	Jan 30, 2018
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer Partial Interest Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Tenants in Common
Address	6731 WOODHAVEN PL RIVERBANK CA 953672130, RIVERBANK, CA 95367-2130

Tax Assessment & Valuation

Source: Glenn County assessment roll, as of July 27, 2026

Property Jurisdictions

Type	Name
State	California
County	Glenn County
Unified School District	Willows Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$743,898 (-7.47%) Land $460,389 Building $283,509
2025	$8,652.00 (+9.53%)	$803,929 (+248.84%) Land $146,419 Building $657,510
2024	$7,899.00 (+15.38%)
2023	$6,846.00 (-5.29%)	$230,457 Land $105,968 Building $124,489
2022	$7,228.00

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

Source: FEMA National Flood Hazard Layer, effective October 4, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	3 in force
Nearby Flood Claims	4 (1995–1998)
Most Recent Claim	Feb 1998 · Severe Winter Storms And Flooding
Claims by Event	Severe Winter Storms And Flooding, Feb 1998 · 2 claims

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	High above 83% of the US · above 62% of California
Wildfire Likelihood	0.7% annual chance
Exposure	Direct burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Internet Providers

Source: FCC Broadband Data Collection, as of December 31, 2025

Cell Coverage

5G (outdoors only) and 4G LTE

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