10 Facts About The 2022 Healdsburg Property Market

This year was definitely a year of two halves in the Healdsburg property market. While 2022 sales volumes were 62% down on 2021 the median prices continued to increase through most of the year but leveling off towards the end. Overall median prices were still up almost 4% year over year.

Even though during the second half of the year there were 20% fewer transactions there were still lot of cash purchases and multiple offers. Over the course of the year 42% of all home purchases in Healdsburg were cash and 38% of homes received one or more offers. Consistent with previous years the number of homes that were purchased as non-primary residences remained steady at 57%. However, behind the headlines are ten homes that stood out.

1. The Most Expensive Home In The City: $4.25m - 511 Hidden Acres 

The home was a new built home on Hidden Acres overlooking the golf course. It was first listed at $4.495m and after a price reduction and 93 days on the market it sold for $4.25m which was just 6% below asking price. With 3 ensuite bedrooms, an open plan living, dining kitchen opening out to a pool it checks a lot of boxes. The only potential downside is being hit by a golf ball as you are sitting enjoying a glass of wine by the pool.

2. Most Expensive Home Outside of City Limits: $6.95m - 4791 East Soda Rock Lane

Another newly constructed home, this time in Alexander Valley, was the most expensive home purchased outside of the city limits. This home was a spec built home designed by well known architects Zimmerman and Associates. The 4100 sq ft home on a 3 acre parcel is the perfect wine country 4 bedroom, 5 bathroom home surrounded by vineyards. At $1,694 per sq ft and on just 3 acres (equivalent homes on larger acreage will always have a higher $ per sq ft because of the value attributed to the land) it was a higher cost per sq ft than any home in the city limits. 

3. Cheapest Home In Healdsburg: $395,000 - 15691 Norton Road

With median home prices now comfortably over a million, you really can't get much for $395,000. This home was listed at $295,00, which was underpriced, and got multiple offers driving up the price to over 30% of asking. With just 1 bedroom and 1 bathroom in a 520 sq ft home, it is smaller than a lot of ADUs. Unfortunately it is the wrong side of the road to be correctly zoned for a vacation rental, but I am sure it will make a great second home for its Sacremento-based owners.

4. Highest $$ Per Sq Ft In City Limits: $1612 per sq ft - 304 Plaza Street

Homes don't come much closer to the Plaza than this home on the iconic Plaza St. At 1457 sq ft it is a typical size home for many of the 3 bed 2 bath homes in the downtown area of Healdsburg particular on the north side of town. On a lot that is just 6500 ft on the corner it did have a swimming pool which definitely accounted for its high selling price of $2.35m and the bidding war which drove the price up 24% from its list price. Although vacation rentals are banned in the city limits, this has been purchased with a view to it being operated as a 30+ day rental. 

5. Most Offers On A Single Property: 9 - 620 University St

This property closed in February of 2022 at time when it felt like almost every property was in a bidding war. It's easy to see why this one attracted a lot of attention, despite being on University St which is a bit of cut through across the city. It was on a huge lot with a pool (although it wasn't in the ideal place) and it had a great mid century modern feel. The nine competing offers meant it sold for $1.55m having been listed for $1.195m.

6. Home On The Largest City Lot: 101,930 sq ft or 2.33 acres - 1365 S Fitch Mountain Road

It's not often you find a home on over 2 acres within the city limits and on city water. My clients were lucky enough to purchase this property for $2.65m. It is one of those properties that feels like the best of both worlds. It is within city limits but it feels like a rural property with distant views to the W Dry Creek Hills. For a property that is  architecturally interesting having been built in 2003 on over 2 acres and nearly 3500 sq ft this home is definitely one of a kind and was purchased for a very fair price.

7. Largest Home in City Limits:  68 Front St (aka River Belle Inn)

Technically this isn't a home because it is run as a 12 room BnB. While the originally building was built in 1877 there was a major update and expansion as recently as March 2017. The River Belle Inn as it is called, was purchased by the Vertice investment group, which also owns Single Thread. According to the media at the time, it is going to continue to be operated by the existing staff and will not change. However, I am sure over time the presence of the new owners will be felt. Maybe there will be an opportunity for Single Thread to start holding events and weddings on the amazing lawn alongside the river. It will be interesting to see how it develops. 

8. Largest Acreage Property In Rural Healdsburg: 204 acres: 8950 - 8890 Mill Creek Road

It's not often you get the chance to own 204 acres with a Healdsburg address for under $1m. However, although it is a Healdsburg address, the property is located over 8 miles down Mill Creek Road so it would probably take 40 minutes to drive to the property. There are a couple of parcels so it would be possible to build a couple of properties although you would be totally off the grid. 

9. Highest Sale Price To List Price: 34% Over - 1020 Langhart Drive

Every now and again there is a property that goes for more than I would ever think possible. In 2022 this was it. Originally priced at what I thought was a fair price $1.1m, someone paid $1.475m, 34% over asking, for it.  The house is a nice family two story house with 4 bedrooms and 2 full bathrooms although a couple of the bedrooms were pretty small. It did have a great 8000+ sq ft lot and a pool which was almost certainly the deal maker for the buyers given how popular homes with pools have been during Covid. It would be interesting to know how it would sell in the current market. 

10. Cheapest $ per sq ft In City Limits: $325 per sq ft - 816 Revel Road

Revel Road is one of those roads where you can find a big property on a good size lot with some great views but you are so close to downtown. I am amazed that this property sold for just $1.4m having been originally listed for $2.4m!! After a couple of huge price reductions it finally sold for 58% of the original asking price. The good news is that a developer has purchased this and so it will be interestiong in keeping track of this one.