The story of this market
The typical home in ZIP 95446 sells for about $481,500, or $539 per square foot.
Prices are up +23.5% from a year ago, so sellers still have some momentum. Homes take about 35 days to sell. HUD's fair market rent for a two-bedroom is $2,819 a month.
ZIP 95446 — Guerneville
The Guerneville housing market is characterized by low inventory and high price volatility, with a median sale price of $481,500. Market activity is driven by seasonal demand and the area's appeal as a recreational destination rather than a primary residential hub. Recent data indicates a competitive environment for available listings despite limited sales volume.
This area is best suited for nature enthusiasts, artists, and those seeking a second home or vacation property, rather than traditional commuters or families seeking dense suburban amenities.
Median prices moved up 23.5% year over year.
Homes spend a median of 35 days on market with 0.0 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 100.1% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) — a stable, low-distress profile.
ZCTA 95446, Sonoma County CA
The area faces significant wildfire and flood risks, which are primary factors in the local property insurance climate.
The local economy is driven by tourism and the arts, with limited large-scale industrial or corporate development momentum.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Commuting typically requires driving along Highway 116 toward Santa Rosa or other employment hubs in Sonoma County.
The area is defined by its proximity to the Russian River, Armstrong Redwoods State Natural Reserve, and various hiking trails and outdoor river activities.
The rental market is heavily influenced by seasonal tourism and short-term rental demand, which impacts long-term housing availability.
The economy is primarily supported by the tourism, hospitality, and arts sectors.
Transportation is heavily reliant on private vehicles, with Highway 116 serving as the main arterial corridor.
Parcels are subject to standard county property tax levies and potential special assessments for local utility or fire protection districts.
Property insurance availability and premiums are significantly impacted by the high wildfire risk profile of the region.
Data sourced from ZCTA-level reports and local real estate portals.
A major regional attraction featuring ancient redwood groves and hiking trails.
The primary natural amenity serving the community for recreation and tourism.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.