Beale Air Force Base — one of Northern California’s most significant military installations — Marysville’s Gold Rush heritage, Sacramento Valley agriculture, and a no-rent-control county where the Sacramento-Roseville-Folsom MSA CPI governs AB 1482 and SCRA applies to a large active-duty population
📍 County Seat: Marysville — Yuba County Superior Court 👥 ~78K residents — California’s 37th most populous county ⚖️ Superior Court • 215 Fifth St, Marysville, CA 95901 🏘️ No rent control • Sacramento-Roseville-Folsom MSA CPI • Beale AFB SCRA • Ag economy
Yuba County sits in the northern Sacramento Valley where the Feather River and the Yuba River meet before flowing south toward Sacramento Bay. The county seat is Marysville, one of the oldest Gold Rush era cities in California, situated at the confluence of the rivers on a low-lying floodplain that has historically made flood management a defining community concern. Immediately across the Feather River from Marysville lies Yuba City — the larger commercial center of the two-city metro area and the seat of neighboring Sutter County — creating a twin-city market that straddles a county line. This geographic proximity means Yuba County and Sutter County function as a single rental market even though they are governed by different counties and have different regulatory frameworks.
The defining economic force in Yuba County is Beale Air Force Base, located northeast of Marysville. Beale is the home of the U-2 reconnaissance aircraft, the RQ-4 Global Hawk unmanned reconnaissance system, and the 9th Reconnaissance Wing — one of the most specialized and mission-critical wings in the United States Air Force. The base employs several thousand active-duty airmen, officers, and their families, plus a significant civilian workforce, and its presence shapes the Marysville rental market profoundly. Beyond Beale, the county’s economy is anchored by Sacramento Valley agriculture — peaches, prunes, walnuts, rice, and other crops grown on the valley floor — and a growing Sacramento metro commuter population drawn by relative affordability. No rent control exists anywhere in the county; AB 1482 governs eligible units with the Sacramento-Roseville-Folsom MSA CPI.
📊 Quick Stats
County Seat
City of Marysville
Major Cities / Communities
Marysville, Wheatland, Olivehurst, Linda, Plumas Lake (unincorp.)
Population
~78K — California’s 37th most populous county (note: Yuba City is in adjacent Sutter County)
Top Employers
Beale Air Force Base (9th Reconnaissance Wing), agriculture (peaches, prunes, rice, walnuts), county government, retail/service, Sacramento commuters
Median Rent
~$1,100–$1,500/mo (1BR); among Sacramento metro’s more affordable communities
County-Wide Rent Control
None — AB 1482 is the primary framework
AB 1482 Rent Cap
5% + CPI (Sacramento-Roseville-Folsom MSA), max 10% per year
SCRA
Beale Air Force Base — 9th Reconnaissance Wing; verify before any adverse action
30 days notice + qualifying orders — Beale AFB personnel
Security Deposit Cap
1 month’s rent (Civil Code § 1950.5)
Deposit Return Deadline
21 calendar days with itemized statement
Rent Increase Notice
30 days (≤10%); 90 days (>10%)
Court Filing
Yuba County Superior Court — 215 Fifth St, Marysville
Yuba County — State Law & Local Highlights
Topic
Rule / Notes
AB 1482 Coverage
Most Yuba County rental housing built before 2010 and not otherwise exempt is subject to AB 1482’s 5%+CPI rent cap (max 10%) and just-cause eviction requirement after 12 months. The applicable CPI is the BLS CPI-U for the Sacramento-Roseville-Folsom metropolitan statistical area. Key exemptions: units built within 15 years, SFRs/condos not owned by corporations/REITs (written exemption notice required), owner-occupied duplexes. AB 1482 expires January 1, 2030.
No Local Rent Control
Yuba County has no county-wide rent control and no city within the county — including Marysville and Wheatland — had enacted local rent stabilization as of early 2026. AB 1482 is the sole regulatory framework for eligible units throughout the county.
Beale Air Force Base (SCRA)
Beale Air Force Base is one of Northern California’s most significant military installations, home to the 9th Reconnaissance Wing which operates the U-2 Dragon Lady high-altitude reconnaissance aircraft and the RQ-4 Global Hawk unmanned aerial vehicle. The base employs several thousand active-duty airmen and officers, plus a substantial civilian workforce, and is a dominant economic force in the Marysville area. Active-duty personnel at Beale are covered by SCRA. Before any adverse action against a tenant in Marysville or the surrounding communities, verify active-duty status at scra.dmdc.osd.mil. SCRA early termination rights apply on 30 days’ notice with qualifying military orders — permanent change of station, deployment of 90 days or more, or release from active duty. BAH for the Beale AFB duty station is calibrated to the local Marysville/Yuba City market. Military families rotating through Beale on typical 2–3 year PCS assignments are among the most financially reliable tenant profiles in the county.
Yuba City Distinction (Sutter County)
Yuba City — the larger commercial center of the Marysville-Yuba City twin-city metro area — is located in adjacent Sutter County, not Yuba County. This distinction matters for landlords: properties in Yuba City are governed by Sutter County law and Yuba County’s courts do not have jurisdiction over Yuba City rental disputes. The two communities share a rental market but are legally distinct jurisdictions. Unlawful detainer actions for properties in Yuba City must be filed in Sutter County Superior Court, not Yuba County Superior Court. This is a common source of confusion for landlords operating across the county line.
Sacramento Valley Agriculture
Yuba County’s Sacramento Valley floor is among California’s most productive orchard counties, with significant acreage in peaches, prunes, walnuts, almonds, and other tree fruits and nuts, plus rice cultivation in the valley lowlands. Agricultural employment — orchard labor, harvest work, rice farming operations — is a component of the county’s economy particularly in the unincorporated areas. Annual W-2 or prior-year tax return is the correct income documentation standard for seasonal agricultural workers. Peach and prune harvest workers have income concentrated in summer and early fall months; pay stubs from peak harvest overstate reliable annual income.
Plumas Lake & Sacramento Commuter Growth
The unincorporated community of Plumas Lake in southern Yuba County has seen significant residential development, attracting Sacramento metro commuters seeking more affordable housing with Highway 65 access to the Roseville and Sacramento employment corridors. New residential construction in Plumas Lake may qualify for AB 1482’s 15-year new construction exemption; verify construction date before applying the rent cap. Standard W-2 income qualification applies for Sacramento commuter and professional tenants in Plumas Lake.
Flood History & Habitability
Marysville sits at the confluence of the Feather and Yuba rivers, and the surrounding low-lying areas have a documented flood history. The Yuba and Feather rivers produced significant flood events in 1955, 1964, 1986, and 1997, affecting communities in the lower river valleys. Landlords with properties in flood-prone areas should verify current FEMA flood zone designations, understand flood insurance requirements, and be aware that flood events can trigger emergency declarations affecting landlord-tenant obligations.
SFR Exemption Notice Requirement
Single-family residences and condominiums not owned by a corporation, REIT, or LLC with a corporate member are exempt from AB 1482’s rent cap and just-cause eviction requirements — but only with the required written exemption notice in the lease or as a separate addendum. Include in every eligible SFR or condo lease.
Security Deposit Cap
1 month’s rent maximum for most landlords (Civil Code § 1950.5; effective July 1, 2024). Small landlords (≤2 properties, ≤4 units) may charge up to 2 months; not applicable to service member tenants. No nonrefundable deposits. Return within 21 days with itemized statement, documentation, and photos.
Habitability & Climate
Yuba County has a hot inland summer climate with temperatures regularly exceeding 100°F. Functional air conditioning is a practical necessity. Tule fog in winter can be dense in the valley floor communities. For leases entered, amended, or extended on or after January 1, 2026, stove and refrigerator are required habitability elements statewide.
DV Early Termination
Victims of DV, sexual assault, stalking, human trafficking, elder abuse, or specified violent crimes may terminate with written notice and documentation within 180 days of the qualifying event. Rent obligation ends no more than 14 calendar days after notice (Civil Code § 1946.7).
AB 1482 (Tenant Protection Act) requires just cause for evictions of tenants in place 12+ months. 3-day notice can only include rent - no late fees, utilities, or other charges. AB 2347 (eff. Jan 2025/2026) doubled tenant response time from 5 to 10 business days. Notice excludes weekends and court holidays.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Superior Court (Unlawful Detainer). Pay the filing fee (~$385-435).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about California eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified California attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏘️ Communities & Screening Tips
Beale AFB military families (SCRA): Verify active-duty status at scra.dmdc.osd.mil before any adverse action. Use Leave and Earnings Statement (LES) for income documentation for military applicants. BAH for the Beale duty station covers local Marysville market rents. Military families on PCS assignments of 2–3 years are excellent tenants with verified income and high financial accountability. Plan for SCRA early termination as routine.
Yuba City vs. Yuba County distinction: Properties in Yuba City are in Sutter County, not Yuba County. File unlawful detainer for Yuba City properties in Sutter County Superior Court, not Marysville. Confirm which side of the county line a property sits on before any legal proceeding.
Agricultural workers (peaches, prunes, rice): Annual W-2 or prior-year tax return for seasonal orchard and rice harvest workers. Summer/fall peach and prune harvest pay stubs overstate reliable annual income. Bank statements covering 6–12 months provide context for income management across the year.
Plumas Lake / Sacramento commuters: Standard W-2 income qualification for professional and government worker commuters. New Plumas Lake construction may qualify for the AB 1482 15-year new construction exemption — verify the unit’s certificate of occupancy date before applying the rent cap or just-cause requirements.
Flood zone awareness: Marysville and lower river valley properties: verify FEMA flood zone designation and confirm flood insurance requirements. Properties in flood zones may require additional habitability attention following high water events.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Yuba County Landlord-Tenant Law: Beale Air Force Base, the Marysville–Yuba City Market, and Sacramento Valley Agriculture
Yuba County is a small county with a distinctive identity shaped by two things that make it unlike any other county in Northern California: its position at the confluence of two rivers whose flood history has defined the geography and psychology of Marysville for 170 years, and the presence of Beale Air Force Base northeast of town — one of the most operationally specialized military installations in the country and the dominant economic force in the county’s rental market. Understanding Yuba County as a landlord means understanding Beale before almost anything else, because the base’s active-duty population shapes the Marysville rental market in ways that are both deeply favorable and legally specific.
Beale Air Force Base: The 9th Reconnaissance Wing and Its Rental Market Impact
Beale Air Force Base is the operational home of two of the United States military’s most strategically important reconnaissance platforms: the U-2 Dragon Lady, a single-engine high-altitude reconnaissance aircraft that has been in continuous service since the 1950s and remains operationally irreplaceable for certain intelligence collection missions, and the RQ-4 Global Hawk, one of the largest unmanned aircraft in the Air Force inventory, which conducts long-endurance surveillance missions over vast areas of strategic interest. The 9th Reconnaissance Wing at Beale is responsible for both platforms and constitutes one of the most specialized and mission-critical flying wings in the Air Force. The base also hosts the 940th Air Refueling Wing (Air Force Reserve), contributing additional military personnel to the Marysville area.
For landlords in Marysville and the surrounding Yuba County communities, Beale AFB is the most important single factor in understanding the local rental market. The base employs several thousand active-duty airmen and officers, plus a substantial number of civilian federal employees, contractors, and family members. Military families in the Marysville area are covered by SCRA and receive BAH calibrated to the local market. The BAH for the Beale duty station reflects Marysville’s relatively affordable rental prices, making it generally adequate to cover local market rents for military families choosing to live off-base.
From a landlord’s perspective, active-duty military tenants from Beale are among the most desirable tenant profiles available in the Yuba County market. Military income is documented through the Leave and Earnings Statement, which provides a complete and standardized record of base pay, housing allowance, special pays, and allotments. Employment stability is essentially guaranteed for the duration of a service commitment. BAH provides housing income that is reliable and consistent. The primary operational consideration is the SCRA early termination right: when an airman receives permanent change of station orders, is deployed for 90 days or more, or is released from active duty, they can terminate their lease with 30 days’ written notice plus a copy of qualifying orders. Landlords who plan for this contingency — maintaining current vacancy-ready maintenance procedures and not relying on multi-year lease assumptions when renting to military families — find that Beale-adjacent tenants are a low-risk, high-reliability segment of the market.
The Marysville–Yuba City Confusion: Two Cities, Two Counties, One Market
One of the most practically important things a Yuba County landlord can know is that Yuba City — despite its name, despite being directly across the Feather River from Marysville, despite being the larger and more commercially developed of the two cities — is not in Yuba County. Yuba City is the county seat of Sutter County. The two cities are separated by the Feather River, which forms the county line, and while they function as a unified social and economic community, they are legally distinct jurisdictions. A landlord with a rental property in Marysville files an unlawful detainer action in Yuba County Superior Court at 215 Fifth Street in Marysville. A landlord with a rental property in Yuba City files in Sutter County Superior Court. Applying for a Yuba County court order to enforce a Yuba City tenancy is not just inefficient — it is filing in the wrong court.
This confusion is not hypothetical — it is a genuine source of errors that landlords in the twin-city market encounter regularly. The county line runs through the middle of what feels like a single continuous urban area; addresses do not always clearly indicate which side of the river a property is on; and new landlords managing properties across the county line sometimes assume the larger courthouse (Yuba City) is the correct venue for all local landlord-tenant matters. Before serving any notice or filing any action, verify which county the rental property is in and file accordingly.
Agriculture, Plumas Lake Growth, and the River Valley Context
Beyond Beale, Yuba County’s economy is Sacramento Valley agricultural in character: peaches, prunes, walnuts, almonds, and rice are the primary crops, with the county producing some of the highest-quality freestone peaches in California in a microclimate that benefits from the convergence of the Sierra Nevada foothills and the valley floor. Harvest workers for these crops have seasonal income concentrated in summer and early fall; the prior year’s W-2 or complete tax return, not peak-season pay stubs, is the correct income verification basis. The county is also seeing residential growth in the Plumas Lake corridor in its southern portion, where new-construction communities have attracted Sacramento metro commuters seeking affordable alternatives to Roseville and Rocklin prices with comparable access to the Highway 65 commute corridor. New construction in Plumas Lake may qualify for AB 1482’s 15-year new construction exemption — landlords with post-2010 construction in this area should verify their unit’s certificate of occupancy date before applying either the rent cap or just-cause requirements.
This page is provided for general informational purposes only and does not constitute legal advice. Yuba County landlord-tenant matters are governed by California Civil Code §§ 1940–1954.071 and the AB 1482 Tenant Protection Act (Civil Code §§ 1946.2 and 1947.12). The applicable CPI for AB 1482 calculations is the BLS CPI-U for the Sacramento-Roseville-Folsom metropolitan statistical area. Yuba County has no local rent control ordinances as of early 2026. The federal Servicemembers Civil Relief Act applies to active-duty military personnel at Beale Air Force Base; verify status at scra.dmdc.osd.mil. Note: Yuba City is located in Sutter County, not Yuba County — unlawful detainer actions for Yuba City properties must be filed in Sutter County Superior Court. Unlawful detainer actions for Yuba County properties are filed in Yuba County Superior Court, 215 Fifth St, Marysville, CA 95901. Security deposit cap: 1 month’s rent (Civil Code § 1950.5; effective July 1, 2024). Deposit return: 21 calendar days. AB 1482 rent cap: 5%+CPI (Sacramento-Roseville-Folsom MSA), max 10%; expires January 1, 2030. Just cause required after 12 months for covered units. Consult a licensed California attorney for specific guidance. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Yuba County landlord-tenant matters are governed by California Civil Code §§ 1940–1954.071 and AB 1482 (Civil Code §§ 1946.2 & 1947.12). The applicable CPI is the BLS CPI-U for the Sacramento-Roseville-Folsom MSA. No local rent control exists in Yuba County as of early 2026. SCRA applies to active-duty personnel at Beale AFB — verify at scra.dmdc.osd.mil. Important: Yuba City is in Sutter County — file unlawful detainer for Yuba City properties in Sutter County Superior Court, not Yuba County. Unlawful detainer for Yuba County filed at 215 Fifth St, Marysville, CA 95901. Security deposit cap: 1 month’s rent (effective July 1, 2024). AB 1482 rent cap: 5%+CPI (Sacramento-Roseville-Folsom MSA), max 10%. Just cause required after 12 months. Expires January 1, 2030. Consult a licensed California attorney for specific guidance. Last updated: March 2026.
