Davis · Yolo County · California
Downtown Davis, the UC Davis campus, Old North Davis, Village Homes and the west Davis neighborhoods north of Interstate 80. Michelle Edgington works this market from her Woodland office up Highway 113, sorting out the parcel taxes, Mello-Roos districts and Measure J limits that shape what a Davis home costs.
REALTOR® · DRE #01179699 · Since 1994
About Michelle
Michelle Edgington has lived in Woodland since 1965 and has held her California broker license since 1994. Davis is a secondary market for her practice, and her approach there starts with the tax bill: every recurring charge on a property is identified before a buyer commits, which is where her Mello-Roos and CFD analysis comes in.
DJUSD bond rates, the Measure N parcel tax, the city park tax and any 1990-era Mello-Roos district are identified for the specific parcel.
For buyers tied to UC Davis, she lays out what the same budget buys in Davis and in Woodland, and what the Highway 113 commute adds.
The specializations she has built since 1994 carry into Davis: estate and probate sales, divorce-related sales handled with neutrality, and move-up sequencing.
Homestead360 Real Estate, the women-owned firm she co-founded in 2016, joined Nick Sadek Sotheby's International Realty in 2024.
ZIP 95616 is the older and larger half of Davis: everything north of Interstate 80 and west of Pole Line Road, taking in downtown, the UC Davis campus, central and north Davis, and west Davis neighborhoods such as Westwood, Stonegate, Evergreen, and Village Homes. The town began as Davisville, a Southern Pacific depot in 1868, and grew around the University Farm that opened in 1908. Its housing record runs from the 1913 Bowers Addition bungalows of Old North Davis and the 1924 College Park tract to the passive-solar Village Homes of 1975. The 1970s built more of today's housing stock than any other decade, and the ZIP's median year built is 1981.
What shapes the market most is Measure J. Since March 2000, any council-approved conversion of farmland or open space at the city edge has gone to a public vote, and voters renewed that rule in 2010 and again in 2020, through 2030. Most peripheral proposals have failed, including Village Farms in June 2026 by 276 votes. With few new subdivisions, supply comes mainly from resale homes and infill such as the Downtown Davis Specific Plan, which allows up to 1,000 new homes. ACS 2020-2024 puts the 95616 median owner-occupied value at $895,600, and Redfin reported a three-month median sale of $812,149 through August 2026.
The practical consequences come from the campus. About 64% of 95616 households rent, the UC Davis apartment survey found 3.5% vacancy in fall 2025, and new on-campus beds are cooling rents for now. Owners also carry recurring charges beyond the 1% levy: the $768 DJUSD Measure N parcel tax, a city park tax, school bond rates, and in some tracts the 1990-era Mello-Roos districts whose bonds mature in 2030. Michelle Edgington, a Woodland broker licensed since 1994 who specializes in Mello-Roos and CFD cost analysis, serves Davis for buyers who need to be close to campus and takes them through those line items and the address-level flood screen before they write an offer.
“Measure J keeps new supply in Davis scarce, which makes every resale count, and Michelle Edgington weighs that scarcity against each charge on the tax bill.”
Census figures describe ZCTA 95616 as a whole, campus households included; the sale price is a Redfin three-month median for the ZIP.
Data through August 2026. Source: Redfin. Updated every six months.
Figures shift month to month; sale medians in a ZIP with about 300 sales a year can swing with the mix of homes sold, and Census estimates carry margins of error. Confirm current numbers with Michelle before pricing or offering.
One hundred facts about Davis 95616, from the 1868 Davisville depot to the Measure J ballot record, each tied to its source. Select a category to expand it.
“Michelle and Jenna are incredibly professional, communicative, efficient and knowledgeable about the market! They also have a great team dynamic and were wonderful stewards of my home buying process (and they’re fun to be around!). I leaned on them for honest feedback, market insight and real estate education. I truly felt like they had my best interest at heart. I highly recommend working with Michelle and Jenna!”
“We had a wonderful experience working with Michelle Edgington and Jenna Choate. They were both incredibly professional, responsive and knowledgeable about the market. They guided us through every step of the selling of our home with patience and expertise. Both Michelle and Jenna are very attentive to detail and communicated each step of the process with us. All of this made this experience very smooth and pleasant. We highly recommend both Michelle and Jenna who are trustworthy and dedicated realtors.”
“Michelle is an experienced realtor who knows how to navigate the difficulties of buying or selling a home. She knows exactly what to do to get you the most amount of money out of your home sale, and even though I can't speak to it, I'm sure she also knows how to help you buy a home for the lowest amount. She works well with her co-worker, Jenna Choate, and they both have their own unique perspectives, when it comes to buying and selling a home. I would absolutely use both of them again and highly recommend them for the sale or if your buying a home.”
She tracks how Measure J votes, from Covell Village to Village Farms, have kept peripheral supply limited and resale homes in demand.
With about 64 percent of 95616 households renting, tenant-occupied listings are timed around the UC Davis lease calendar.
The 2010 FEMA panels and modeled flood and heat risk are checked for each address before an offer.
Buyers weighing a move up Highway 113 get her Woodland pricing and assessment knowledge alongside the Davis numbers.
Since the July 1, 2006 ZIP realignment, 95616 covers Davis north of Interstate 80 and west of County Road 102 and Pole Line Road. That includes downtown, the UC Davis campus, central and north Davis, and west Davis neighborhoods such as Westwood, Stonegate, Evergreen, and Village Homes. South Davis, Mace Ranch, Wildhorse, and El Macero use 95618.
Measure J, adopted in 2000 and renewed as Measure R in 2010 and Measure D in 2020, requires a citywide vote before farmland or open space at the city edge can be developed, and it runs through December 31, 2030. Several large proposals have failed, most recently Village Farms in June 2026 by 276 votes. As a result, most housing in 95616 comes from resale and infill such as the Downtown Davis Specific Plan.
Redfin reported a median sale price of $812,149 for the three months ending August 2026, down 8.5% year over year, with a median of 29 days on market. TopHap's 12-month median through July 2026 was $814,000 on 301 sales. Michelle cited a lower citywide Q1 2026 median of $704,500, which covers all Davis ZIPs and an earlier period.
Davis Joint Unified School District serves the ZIP. Campuses on the 95616 side include Davis Senior High (grades 10 to 12), Holmes and Emerson Junior High (grades 7 to 9), Da Vinci Charter Academy (grades 7 to 12), and North Davis, Willett, Cesar Chavez, and Patwin elementary schools (K-6). Attendance boundaries are set by address, so Michelle confirms the assignment for each property with the district.
Davis parcels carry the 1% base levy plus DJUSD bond rates (0.060% for 2025-26), the $768 annual DJUSD Measure N parcel tax, and the city park maintenance tax ($55.18 per unit in FY2025). Some tracts also sit in 1990-era Mello-Roos districts such as CFD 1990-3 (North Central Davis) and CFD 1990-5 (West Davis), whose bonds mature in 2030. Michelle reviews the tax bill line by line for each address as part of her Mello-Roos and CFD analysis.
UC Davis expected about 40,900 students in fall 2025, and roughly 64% of 95616 households rent. The university's 2018 agreement commits it to house all new enrollment growth on campus, and a net 6,260-plus new beds since 2017 helped push Davis apartment vacancy to 3.5% and average rent down 1.8% in the fall 2025 survey. Rental demand still follows the academic calendar, which affects when tenant-occupied homes can be shown and delivered.
Every topic Michelle Edgington covers across Davis, Woodland and Winters, from pricing strategy to probate timelines, is organized in her Authority Center.
The Yolo County seat: the downtown historic district, the Opera House, Woodland's older neighborhoods and farmland west of town.
Visit the Woodland 95695 siteSpring Lake, the fairgrounds on Gum Avenue and Woodland Community College, with Mello-Roos and assessment districts on many newer parcels.
Visit the East Woodland 95776 siteDavis south of I-80 and east of Pole Line Road: Mace Ranch, Wildhorse, South Davis and the El Macero golf course neighborhood.
Visit the East Davis and El Macero 95618 siteA Putah Creek town ringed by orchards, on the road west to Lake Berryessa and Monticello Dam.
Visit the Winters 95694 siteHer complete guidance on buying, selling and the Yolo County market, gathered in one place.
Visit the Authority CenterReach her by phone or email, or start at the Homestead360 website.