With over 30 small towns in Sonoma County, choosing the right one that fits you and your family can be challenging. So I’ve decided to rank some of the worst to the best areas to help you choose which one is right for you. We’ll discuss things like where the city is located, what it’s like living there, and the different home options. So we’ll start from the worst in the D tier and go all the way to the top places to live
My wife and I used to live in the bay Area but before first buying a place up here over 10 years ago, we searched all over to decide which Sonoma County city would fit what we wanted. And now I’ve helped tens of families move here like yourself and as the #1 team in Sonoma County helping buy & sell $77.8m in properties a year, I wanted to share everything we know about living in Sonoma County to help save you the time, money and effort.
Of course, I am giving Healdsburg an S because I live here. I think with good reason.
Healdsburg has been recognized as one of America's best small towns for good reason. The town is fast becoming one of California’s hottest foodie towns with more Michelin star restaurants than the rest of the county put together.
Many newcomers find Healdsburg an easy place to integrate and meet interesting people from diverse backgrounds. The centre of the community revolves around the famous Healdsburg Plaza which hosts numerous community events, from music nights to food and wine festivals which brings the community together in both a formal and informal way.
For outdoor enthusiasts, Healdsburg has a lot to offer. Lake Sonoma, near Healdsburg, provides extensive hiking and mountain biking trails. The area is also known for excellent cycling routes, particularly along West Dry Creek Road and up towards Geyserville and Cloverdale
Being located literally a minute from the 101, Healdsburg is well located to transport links including the nearby Sonoma County Airport which is 10 minutes away which offers flights to various destinations up and down the west coast. On top of that The town is expected to be connected to San Francisco by the Smart Train within a couple of years.
It is one of the more expensive towns costing from $1.5m to find a centrally located downtown home to over $2m for a more rural property. That being said Healdsburg does have a wide range of living options from downtown residences within walking distance to the Plaza, to rural homes just outside town. There are options for those interested in a hobby vineyard or a simpler life in luxury developments like the Mill District condos.
The other town I would put at the top of the list is Windsor.
It is ideal for families and has a welcoming community atmosphere, enhanced by a downtown that hosts various events like the Windsor Farmers Market and summer concerts. These gatherings encourage community engagement and offer a blend of local culture, music, and food.
If you have children of school age, the the town boasts a range of good schools, such as Windsor High School as well as the Mattie Washburn and Brooks Elementary Schools, offering quality education and fostering a supportive environment for children.
The other great thing about Windsor is its value for money. Compared to its pricier neighbors, Healdsburg, Windsor provides a more affordable living option although the downside of that is that there are limited options for people looking at slightly higher price points.
On the west side of the town, there are some more expensive homes on larger lots that feel a little bit more rural as well as the sought-after Lakewood Hills development which is a development set around a couple of lakes right next to the downtown area on the East side of the freeway. We work with a developer who has a constant stream of redeveloped homes in Lakewood that we sell so if that is something you are interested in please get in touch.
Median house prices are about $850k with some of the more expensive homes costing nearer $2m. Above that price point, there is not much choice which is why some people looking at that price point will often end up gravitating to Santa Rosa or Healdsburg to get what they want
My business partner Jonathan loves Windsor because as someone who was born and bred in Sonoma County, he feels very at home in what is a great community. He also really enjoys its location. His girlfriend’s family are from Healdsburg and they have lots of friends in Santa Rosa, so it is in a perfect location. Finally, he loves the Cross Fit gym so if you are into fitness get in touch and ask him about it
But I’m personally biased to Healdsburg because I love food, I love the downtown and it is such an easy place to settle into as someone who wasn’t born here and who doesn’t have kids.
Along with Healdsburg, Sonoma is the other flagship city in the county of Sonoma. One of the great things about Sonoma for many people is that it is Close to San Francisco and Napa Valley, making it more accessible for second-home owners in the Bay Area or for people who want to move to sonoma county but need to have easy access to San Francisco or the south bay
Sonoma does have a number of good restaurants although it can’t compete with the high end restaurants in a place like Healdsburg although when it comes to the wine scene it is hard to beat with a Diverse range of large, historic estate vineyards owned by the big wine groups and smaller vineyard
It is also hard to beat the scenery. Driving around sonoma valley with the flat valley floor as well as endulating foothills is incredibly beautiful. It also has amazing access to the outdoors whether that is hiking in places like Jack London State Park or the Sonoma Overlook Trail or cycling with the option of cycling over to Napa Valley.
When it comes to Real Estate it is one of the more expensive locations with median prices around the same price as Sebastopol. However it does have a much wider range of luxury homes compared to either Sebastopol or Healdsburg. In a typical year there are nearly twice as many properties that sold for over $2m in Sonoma compared to Healdsburg.
So why does Sonoma does not get an S? For me it is quite an intangible thing. It just doesn’t have the same friendly vibe as Healdsburg. Even the feel of the Plaza is very different. It just isn’t an intimate place where you can easily meet people.
I have to say I have never lived in Sonoma but I do know people who have lived in both. They said Sonoma is more of a “Don’t sit with us” mentality whereas Healdsburg was the opposite “Come Sit With Us”. I think part of it is rooted in the fact that Sonoma does have a greater sense of history and tradition and there are a lot more “multi-generational” families there. If I had to generalize I would say people in Sonoma probably take themselves a bit more seriously. It feels a little more like Mill Valley or Palo Alto where there is more a sense of look at me, look at how successful I am. People tend to keep themselves to themselves a bit more. There is probably less of a connection between the people that make the city run and the people who have moved there.
There are definitely a number of areas of Santa Rosa that I would happily live in but because it is such a large area, there are equal parts I would not want to live i
As the commercial center of Sonoma County, you will be closer to more jobs, transport links, healthcare, and amenities than anywhere else in the county which is clearly a draw for a lot of people.
While some people say that Santa Rosa doesn’t really have a central downtown, that is sort of true, but it has a number of downtown areas where you can find good bars, restaurants, and shops but it’s not like they are all in one small area. It does have some great restaurants and bakeries though which I often feel get overlooked.
It’s hard to talk about Santa Rosa as a whole because there are so many different areas to consider when it come to choosing where to live.
If you play golf then Santa Rosa has the Santa Rosa Golf and Country Club as well as Mayacama Country Club, a nationally acclaimed golf resort as well as the residences and Shiloh Estates. So if golf is your thing you have a couple of seriously good golf courses.
Within the city limits you have areas such as Proctor Terrace, Montecito Heights, where you can get homes with pretty big lots, and McDonald District, the historic district, which are all suburban neighborhoods. Then there is the Fountain Grove neighborhood which was badly impacted by the 2017 fires but which has been rebuilt and so has lots of $1.5m+ brand new homes, many with views.
However there are also plenty of areas that are more rural such as Bennett Valley and the Mark West Springs corridor where there are some amazing homes with spectacular views at lower price points than you would get near Sonoma or Healdsburg
It’s hard to pinpoint the two or three reasons why Santa Rosa is a good choice. It just has a diversity of everything and access to everything on your doorstep. Being the largest city in the county, it offers a blend of suburban and urban living with more extensive shopping, dining, and entertainment options. It appeals to professionals seeking job opportunities and a bustling city atmosphere as well as families looking for a variety of schools and community activities all while being close to the natural beauty and vineyards of Sonoma and Healdsburg and beyo
It was hard to decide where to rank Sebastopol. I feel like it probably deserves an A rating but there are just a couple of things that put it lower down the list for me.
It definitely has a small-town charm and community feel and with 7,500 residents is a really great size with a quaint, laid-back atmosphere and a vibrant downtown area. That being said, there are nearly 20,000 people that live in the greater Sebastopol area which covers a wide area.
While there are areas, more on the south side of the city, that feel more like you are in ranching country than wine country, there are some great areas on the northwest of the city that are stunning and very much feel like you are in wine country.
Given its proximity to the coast as well as access to the whole of West County it has some great options for living an outdoor lifestyle including hiking and biking, In fact, I make no secret of the fact that I will often drive to Sebastopol as a great place to start a bike round, out to Occidental and the coast.
It’s also the perfect place to end up at the end of the ride because you just have to go to the Barlow Center where there are numerous places to eat, breweries, and coffee shops. This is definitely one of the best things about Sebastopol for me.
The reason I can’t quite bring myself to put it higher up the list is the traffic. The center of Sebastopol is a mess when it comes to traffic flow. I don’t know what it is about it but traffic is always a standstill crawling through to get from one side to the other.
That being said once you are on the east side of town, you can be in Santa Rosa in 20 minutes so it’s not like it is far away. The other reason I put it lower on the list is that the climate is a little more variable. OR rather, if you’re not careful with where you purchase a place, you may get much cooler evenings than you bargained for.
If you choose a home that is in an area that feels like wine country and is in the banana belt and you aren’t worried about the traffic in the city, it could be a good option and it will cost you less money than an equivalent home in an area like Healdsburg or Sonoma.
While median prices are now over $1m, actually currently higher than Sonoma, there are fewer higher end $2m+ homes so for a budget of $1.5m to $2m you can get a stunning place.
Located 30 mins north of Healdsburg Cloverdale has a Laidback small town feel. With a population around 9,000, Cloverdale has a rural charm and strong sense of community you can't find in bigger cities. This is typified by some of the community events that take place such as the Friday Night Live summer concerts and some of the events and festivals they put on. The pace of life is definitely relaxed. If you enjoy seeing familiar faces and having hometown vibes, it's a perfect fit!
Cloverdale’s location among the rolling hills, vineyards, and orchards of northern Sonoma County’s wine country make it ideal for those who value the outdoors. Hiking, cycling, camping, and paddling opportunities are plentiful with easy access to Lake Sonoma if you want to hike around the like or enjoy boating and water sports.
The other great thing about Cloverdale it is just that bit more affordable with median prices at $670k. This is considerably cheaper than a lot of Sonoma County. There are also a lot of large acres ranch properties. If you are looking for a legacy style property on 20+ acres there are a lot of properties that could fit the bill. For example a client of mine purchased a property just north of the city which sat on 50 acres, had hiking and biking trails on the property as well as a couple of structures as well as amazing views. They purchased it for less than $2m and by the time they have finished, put in a pool they will have a truly special piece of property at a price which is hard to beat.
So why would I not live there? For me there are a couple of reasons. It seems strange to say it given I live in Healdsburg but it is just too hot as well as being too far away from amenities such as the stores of Santa Rosa, or transport links such as getting to SFO. From Cloverdale it would be a 2.5 hour drive. While Cloverdale is seeing some changes in terms of new restaurants, for me it is still a bit early in its development for to me live there right now given I do enjoy my food and wine and going out to restaurants
The other thing that is hard to ignore is the Fire risk. I’m not sure if it is any more risky than a lot of other places on this list when it comes to fire, but it does feel more vulnerable. I think it is because when you are there in summer, you do feel the dry heat and see the brown grasses which just makes it feel like a higher fire risk area.
I would struggle to live somewhere where the weather was so bad. Bodega Bay is characterized by fog and cooler temperatures, which might not be ideal if you are looking to move to Sonoma County to take advantage of warmer weather compared to say San Francisco.
Bodega Bay also has limited shopping options and lacks larger grocery stores, which could get wearing if you lived there. The availability of everyday essentials might require traveling to neighboring towns which will definitely have an impact on the lifesty
Aside from some great specialty seafood restaurants, the variety in dining and drinking options is limited, which may not appeal to those seeking a diverse culinary scene
That being said, as someone who loves the outdoors, Bodega Bay's allure lies in its stunning coastal beauty and offering breathtaking ocean views. The area is also home to a renowned golf course, providing a unique golfing experience on the coast. It’s not quite St Andrews but as close as you get in Sonoma County
This blend of natural beauty and leisure activities like golfing is what attracts many people to Bodega Bay, despite its cold, remoteness and limited amenities.
It is probably a bit harsh giving Guerneville a C because I do like it, but just at certain times of the year. The main attraction of Guerneville is the river and the lifestyle that goes along with that. The problem with that for me is that in summer it is so busy with tourists - just too busy.
The upside of that is that for a lot of Bay Area people it has traditionally been a great place to invest in a vacation rentals over the past few years.
Another attraction for a lot of people are the amazing redwood trees which I love to look at but, personally, I need sunlight. I don’t want a dark damp home! For me, like the coast, it is a perfect place for a second home or a vacation rental investment. A great place to escape to but not live.
For the past decade, getting to and from Petaluma has been plagued by constant traffic jams, causing a major headache for anyone who wants to drive through or to Petaluma. Maybe one day this will be better but I for one can’t see the end in sight. This alone means I would struggle to live in Petaluma.
The other thing is the weather. Despite Sonoma County's reputation for a Mediterranean climate, Petaluma often experiences fog, particularly swirling up from the Petaluma Gap, which definitely has an impact on the lifestyle. For example, a friend of mine moved to Petaluma and he wasn’t made aware of the microclimate so it was a surprise to him that there were probably only 10 days a year when it was warm enough to sit outside in the evening. For me, the whole indoor-outdoor living is a bit part of the lifestyle of living in Sonoma County. You just don’t get that in Petaluma
For me, Petaluma feels more like ranch and cattle country than the quintessential wine country experience. I’ve nothing against cows, but this rural setting, while charming to some, is not necessarily what I envisaged as part of moving to Sonoma County and the vineyard-rich landscapes and lifestyle. That being said, it now has its own Petaluma AVA which is starting to produce some great pinot and sauvignon blanc so as a wine region it is on the up
That being said, there are some nice parts of Petaluma, especially in the historic district on the west side and a charming downtown with some great restaurants and coffee shops. For a lot of people one of the big attractions, because it is the most southerly town in Sonoma County, is its proximity to San Francisco, and yet it is more affordable than a lot of places in Marin
For me the Lack of a coherent Downtown is a dealbreaker: Unlike some other towns in Sonoma County, Rohnert Park lacks a traditional downtown area with a walkable mix of restaurants, shops, and cultural attractions, which can detract from the small-town experience.
Another thing that would get me down is the Traffic Congestion: The area can experience significant traffic, particularly around Petaluma and Rohnert Park, making travel times longer and more stressful whenever you want to go anywhere. OF course it is nothing like SF and the surrounding area but if you are moving to Sonoma County you can get away from it.
That being said Rohnert Park does offer more affordable housing options compared to the high costs in San Francisco and Marin County. For example, a client recently bought a property here because she worked in Marin and he worked in Santa Rosa so it was a good option for them to get easy access without the high prices.
If you are still looking for somewhere to get nightlife then, while Rohnert Park doesn’t have a nightlife, the good thing is that Rohnert Park is located close to Cotati and Petaluma, known for their lively nightlife scene you can still have fun.
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