Plumas Lake vs. Olivehurst: Which Is the Better Fit for You? (2026)

Plumas Lake and Olivehurst sit right next to each other in south Yuba County, along Highway 70 between Marysville and Sacramento, yet they feel like two different places. The short answer: Plumas Lake is a newer, master-planned community of mostly 2000s-built single-family homes with higher prices and Mello-Roos special taxes, while Olivehurst is an older, more affordable town closer to Marysville and Beale Air Force Base, with a wider mix of homes.

Below, I compare the two on home prices, property taxes and Mello-Roos, the age and type of homes, commutes, schools, levees and flood insurance, and who lives there. Every number links to its source.

Plumas Lake or Olivehurst: What Is the Quick Answer?

Both are unincorporated communities in Yuba County, so the county, not a city, handles land use and roads, and both get water and sewer service from the Olivehurst Public Utility District. Use this quick guide:

• Choose Plumas Lake if you want a newer home in a planned subdivision, a shorter drive toward Sacramento and the airport, and you are comfortable with a higher price and Mello-Roos special taxes.
• Choose Olivehurst if you want a lower purchase price, a larger lot or an older home you can update, and a short drive to Marysville, Yuba City or Beale Air Force Base.
• Look at both if you are a first-time buyer. They are only about 9 miles apart, roughly a 15-minute drive, so you can tour homes in both on the same afternoon.

How Do Plumas Lake and Olivehurst Compare at a Glance?

Sources: U.S. Census Bureau American Community Survey 2020-2024 5-year estimates via Census Reporter’s Plumas Lake profile, Olivehurst profile and Yuba County profile (tables B01003, B01002, B25003, B25024, B25077, B19013, B25064, B25035, B08013 and B08303). Both are Census-designated places, so the estimates have margins of error (plus or minus $20,147 on Plumas Lake’s median home value and $20,762 on Olivehurst’s).

Which Community Has Lower Home Prices?

Olivehurst is the lower-priced of the two. The Census puts the median value of owner-occupied homes at $384,500 in Olivehurst, below the Yuba County median of $412,300, and at $555,300 in Plumas Lake, well above it.

Asking prices show the same gap. Realtor.com’s Yuba County market report for October 2026 listed a median listing price of $414,950 in Olivehurst ($267 per square foot, 110 homes for sale) and $536,048 in Plumas Lake ($252 per square foot, 143 homes for sale). Plumas Lake homes tend to be larger, which is why they cost more overall but slightly less per square foot.

Both are popular with first-time buyers. Most Olivehurst listings and many Plumas Lake listings fall under the 2026 FHA loan limit; my Yuba County first-time home buyer guide walks through loan limits, payments and down payment help.

How Do Property Taxes and Mello-Roos Compare?

This is the biggest hidden cost difference. According to the Yuba County Auditor-Controller’s 2024-25 tax rates, the base property tax rate, including voter-approved school and college bonds, was 1.067893% in the Plumas Lake tax rate areas and 1.112399% in the Marysville Joint Unified areas that include Olivehurst and Linda.

Mello-Roos in Plumas Lake

Most Plumas Lake homes also pay flat Mello-Roos special taxes. Depending on the neighborhood, the county roll lists Olivehurst Public Utility District CFDs, Plumas Elementary School District CFDs and Three Rivers Levee Improvement Authority (TRLIA) levee CFDs. For fiscal year 2025-26, OPUD set its CFD 2002-1 levy at $205.99 per developed parcel and its CFD 2005-2 park maintenance levy at $134.50 in most zones. In 2024-25, the county’s direct charge summary works out to average school CFD charges of about $320 and $400 per parcel, and average TRLIA levee charges from about $613 to $2,090 per parcel, depending on the zone.

Olivehurst

Many older Olivehurst homes have no Mello-Roos at all, which helps offset the slightly higher base rate. Do not assume, though: newer subdivisions anywhere in south Yuba County can carry special taxes or assessments, so check the current tax bill for the exact parcel.

For the full breakdown, including how to find a home’s special taxes before you buy, see my guide to Yuba County property taxes and Mello-Roos.

What Kind of Homes Will I Find in Each?

Plumas Lake: Newer Planned Neighborhoods

Plumas Lake was built mostly after 2000, south of Olivehurst. The Census median year built is 2008, 100% of homes are detached single-family houses, and 91% of households own their homes. Expect tract neighborhoods with parks and sidewalks, attached garages and homeowners who mostly commute out of the area.

The community takes its name from Plumas Lake, a shallow lake on the Feather River floodplain that appears on early 1900s survey maps of the area.

Olivehurst: Older Town, More Variety

Olivehurst is the older and larger community, with about 18,444 residents. Its median home was built in 1983, 81% of homes are detached single-family houses, about 8% are mobile homes, and 68% of households own. You will find older bungalows and ranch homes on bigger lots, newer subdivisions and manufactured homes, which gives buyers more range at lower price points.

Which Is Better for Commuting to Sacramento, Marysville or Beale AFB?

Both communities sit along Highway 70. Plumas Lake is the southern of the two, so it is closer to Sacramento and the airport; Olivehurst is closer to Marysville, Yuba City and Beale Air Force Base.

Source: OSRM routing on OpenStreetMap data, calculated October 30, 2026, with no traffic, from each community’s 2020 Census center point. Rush hour on Highway 70 and Highway 99 into Sacramento can add a lot of time, so drive your commute at the hour you would actually travel.

Census data show the average one-way commute is 42.7 minutes for Plumas Lake workers and 34.6 minutes for Olivehurst workers. Comparing Marysville and Yuba City too? See my Yuba City vs. Marysville comparison or my Marysville neighborhood guide.

What Schools Serve Plumas Lake and Olivehurst?

Plumas Lake is served by the Plumas Elementary School District for younger grades and the Wheatland Union High School District for high school; both districts have bond or CFD charges on Plumas Lake tax bills. Olivehurst is in the Marysville Joint Unified School District, which serves Marysville, Linda and Olivehurst.

Attendance boundaries can change, and charter and transfer options exist in both areas. Confirm the assigned schools for a specific address with the district before you buy.

What About Levees and Flood Insurance?

Both communities sit on the valley floor near the Feather, Yuba and Bear Rivers and depend on levees. After major levee work by the Three Rivers Levee Improvement Authority and the U.S. Army Corps of Engineers, including the Feather River setback levee at Star Bend in the Plumas Lake area, which the Corps says was completed in October 2009, levee protection in the area has been substantially upgraded.

Still, FEMA says the flood hazard behind a levee is reduced, not removed, and that a lender can require flood insurance even outside a high-risk zone (FEMA: Living With Levees). Look up any address on the FEMA Flood Map Service Center, ask your lender whether flood insurance will be required, and get a quote during your inspection period.

Who Lives in Plumas Lake and Olivehurst?

Both are young, family-oriented communities. The median resident age is 34.8 in Plumas Lake and 32.8 in Olivehurst, close to the county’s 34.2. Plumas Lake’s median household income of $120,408 is well above Olivehurst’s $83,214 and the county’s $76,373.

Renters are more common in Olivehurst, where 32% of households rent, compared with 9% in Plumas Lake. Median gross rent is $2,302 in Plumas Lake and $1,326 in Olivehurst, which is worth knowing if you plan to rent the home out later.

FAQ: Plumas Lake vs. Olivehurst

Is Plumas Lake or Olivehurst cheaper?

Olivehurst is usually cheaper. The Census median value of owner-occupied homes is $384,500 in Olivehurst and $555,300 in Plumas Lake, based on 2020-2024 estimates.

Does Plumas Lake have Mello-Roos?

Yes, most Plumas Lake homes do. Depending on the neighborhood, tax bills can include Olivehurst Public Utility District, Plumas Elementary School District and TRLIA levee CFD special taxes, so check the bill for each parcel.

What is the property tax rate in Plumas Lake and Olivehurst?

It was 1.067893% in Plumas Lake and 1.112399% in Olivehurst in 2024-25. Those are Yuba County base rates including voter-approved bonds, before any Mello-Roos or direct charges.

How far is Plumas Lake from Sacramento?

About 30 miles. That is roughly 38 minutes to downtown Sacramento without traffic, compared with about 36 miles and 45 minutes from Olivehurst.

Which is closer to Beale Air Force Base, Plumas Lake or Olivehurst?

Olivehurst is closer. It is about 14 miles and 27 minutes from the main base area without traffic, compared with about 21 miles and 37 minutes from Plumas Lake.

Are Plumas Lake and Olivehurst in a flood zone?

It depends on the address. Both sit behind levees on the valley floor, so check the FEMA flood map for the exact property and ask your lender whether flood insurance will be required.

What school districts serve Plumas Lake and Olivehurst?

Plumas Lake is in the Plumas Elementary and Wheatland Union High School districts. Olivehurst is in Marysville Joint Unified; confirm the assigned schools for each address.

Are Plumas Lake homes newer than Olivehurst homes?

Yes, much newer. The Census median year built is 2008 in Plumas Lake and 1983 in Olivehurst.

Sources

• Census Reporter: Plumas Lake, CA profile (ACS 2024 5-year)
• Census Reporter: Olivehurst, CA profile (ACS 2024 5-year)
• Census Reporter: Yuba County, CA profile (ACS 2024 5-year)
• Realtor.com: Yuba County housing market report
• Yuba County Auditor-Controller: Property Taxes
• Yuba County: 2024-25 Multi-Year Tax Rates
• Yuba County: 2024-25 Direct Charge Tax Code Summary
• Olivehurst Public Utility District: CFD 2002-1 tax levy, FY 2025-26
• Olivehurst Public Utility District: CFD 2005-2 tax levy, FY 2025-26
• Olivehurst Public Utility District
• Three Rivers Levee Improvement Authority
• U.S. Army Corps of Engineers: Feather River setback levee at Star Bend (photo and description)
• FEMA: Living With Levees
• FEMA Flood Map Service Center
• Marysville Joint Unified School District
• Wheatland Union High School District
• OSRM (Open Source Routing Machine) on OpenStreetMap data: drive times

Mello-Roos averages are total 2024-25 levies divided by parcel counts from the county’s direct charge summary; actual charges vary by parcel. School districts for each area come from the district bond and CFD charges on the 2024-25 county tax roll.

Last updated October 30, 2026 by Aaron Rose, REALTOR®, DRE #02165433, eXp Realty of California, Inc. (broker DRE #01878277). Equal Housing Opportunity. This article is general information, not legal, tax or insurance advice. Taxes, special assessments, flood zones, insurance, school assignments and utilities depend on the specific property, so confirm them before you buy.