California Foreclosures, Tax Liens & Distressed Properties

California sits in DLRadar's nationwide distress index, scored entirely by one fixed, rule-based method. Across the state the phase mix is 30 peak, 26 contraction, 2 neutral. 58 counties and 1,802 ZIPs are tracked statewide, averaging 27/100. California leans peak overall, with average prices up 0.1% YoY.

The sharpest county readings come from Alpine County, Sierra County, Marin County, San Francisco County, Yuba County.

The highest-scoring California ZIPs are 91752 (36/100), 92201 (36/100), 92203 (36/100), 92210 (36/100), 92211 (36/100) — open any for the parcel read.

The California breakdown, county by county:

Alameda County — peak, appreciation near 0.4%, headwind 56/100. DLRadar reads Alpine County as peak — prices up 0.4%, a 100/100 lender reading. In Amador County, contraction: little price movement, bank stress 47/100. Butte County is in its contraction phase, values off 2.4%, 2.4% below peak, headwind 36/100. In Calaveras County, contraction: values about even, a 26/100 lender reading. Colusa County — contraction, little price movement, lender pressure 44/100. Contra Costa County sits in peak, appreciation near 0.4%, headwind 51/100.

Del Norte County — peak, prices up 0.4%, a 44/100 lender reading. El Dorado County — contraction, values off 0.5%, lender pressure 49/100. Fresno County reads peak — up 1.2% on the year, down 2.2% from its high, lender pressure 46/100. Glenn County — contraction, little price movement, a 40/100 lender reading. Humboldt County is in its peak phase, prices up 0.4%, a 48/100 lender reading. Imperial County is in its peak phase, values rising 2.7%, headwind 19/100. DLRadar reads Inyo County as peak — up 0.4% on the year, bank stress 49/100.

In Kern County, contraction: down 0.9% on the year, a 44/100 lender reading. Kings County — contraction, values about even, headwind 44/100. Lake County is in its peak phase, appreciation near 0.4%, headwind 27/100. Lassen County sits in peak, values rising 0.4%, headwind 33/100. Los Angeles County sits in peak, homes +0.4% YoY, lender pressure 53/100. Madera County — peak, prices up 1.2%, 2.2% below peak, bank stress 42/100. Marin County reads peak — homes +0.4% YoY, lender pressure 61/100.

Mariposa County sits in contraction, prices flat, a 36/100 lender reading. Mendocino County reads peak — appreciation near 0.4%, bank stress 35/100. DLRadar reads Merced County as contraction — homes -1.1% YoY, down 3.3% from its high, lender pressure 31/100. Modoc County reads contraction — prices flat, headwind 33/100. DLRadar reads Mono County as contraction — little price movement, headwind 53/100. Monterey County is in its peak phase, appreciation near 0.5%, down 2.2% from its high, a 53/100 lender reading. In Napa County, contraction: prices down 2.1%, 2.1% below peak, headwind 38/100.

In Nevada County, peak: appreciation near 0.4%, lender pressure 40/100. Orange County sits in peak, homes +0.4% YoY, lender pressure 53/100. Placer County is contraction (homes -0.5% YoY, bank stress 55/100). Plumas County is in its contraction phase, little price movement, lender pressure 17/100. Riverside County is peak (little price movement, lender pressure 54/100). Sacramento County — contraction, values off 0.5%, bank stress 52/100. San Benito County sits in contraction, values off 1.0%, down 1.6% from its high, a 48/100 lender reading.

San Bernardino County is in its peak phase, prices flat, bank stress 55/100. San Diego County — neutral, values rising 2.0%, a 55/100 lender reading. San Francisco County reads peak — prices up 0.4%, headwind 59/100. San Joaquin County sits in contraction, prices down 2.5%, 2.7% below peak, bank stress 30/100. San Luis Obispo County is in its neutral phase, prices up 3.7%, lender pressure 17/100. San Mateo County is in its peak phase, values rising 0.4%, a 56/100 lender reading. Santa Barbara County is in its peak phase, homes +2.1% YoY, a 55/100 lender reading.

Santa Clara County is contraction (a 1.0% slide, 1.6% below peak, a 56/100 lender reading). Santa Cruz County is in its peak phase, up 1.4% on the year, a 51/100 lender reading. DLRadar reads Shasta County as peak — prices flat, a 23/100 lender reading. Sierra County: contraction, little price movement, headwind 100/100. DLRadar reads Siskiyou County as contraction — little price movement, lender pressure 27/100. Solano County is in its contraction phase, down 0.7% on the year, down 2.1% from its high, headwind 38/100. DLRadar reads Sonoma County as peak — prices up 0.9%, headwind 56/100.

In Stanislaus County, peak: up 2.0% on the year, headwind 34/100.

California opportunity phases: 34 weak, 17 early_signal, 4 peak_opportunity, 2 overheated, 1 watchlist; California average index 27.2. Best-ranked California counties: Mariposa #161 (36.3), vacancy; Plumas #223 (35.6), vacancy; Lake #392 (34.0), vacancy in California; Calaveras #412 (33.9), vacancy; Lassen #526 (33.3), vacancy; Tuolumne #583 (33.0), vacancy.

California mortgages ninety-plus days late: 0.5%; California thirty-to-eighty-nine days late 1.4% (December 2025); 34 California counties sit in the CFPB sample; highest California county readings: Kern 1.3%, Madera 1.1%, San Bernardino 1.0%, Merced 1.0%, Butte 1.0%.

California county unemployment averages 6.2% across 58 counties; California permitted 111,538 housing units in twelve months (51,574 multifamily); 1,096,644 of 14,644,735 California housing units are vacant; 5,940,036 California renter households, 47.2% spending 30%+ of income on rent.

California ZIP price-cycle phases: 3,108 peak, 822 contraction, 430 expansion, 176 recovery, 138 neutral.