The story of this market
The typical home in ZIP 95465 sells for about $850,000, or $561 per square foot.
Prices are up +1.3% from a year ago, so sellers still have some momentum. Homes take about 49 days to sell. HUD's fair market rent for a two-bedroom is $2,762 a month.
ZIP 95465 — Occidental
The Occidental housing market remains a niche, high-demand area characterized by limited inventory and premium pricing for rural properties. While the broader Santa Rosa metro area shows signs of cooling, Occidental's unique redwood forest setting continues to attract buyers seeking lifestyle properties, keeping the market balanced despite higher interest rates.
This ZIP is ideal for nature-oriented buyers, remote workers, and those seeking a quiet, rural lifestyle away from urban density, while being less suitable for those requiring transit or immediate access to city amenities.
Median prices moved up 1.3% year over year.
Homes spend a median of 49 days on market with 11.1 months of supply — a slower-moving market.
19% of listings have cut prices · homes sell at 100.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 6.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 95465, Sonoma County CA
Occidental is a rural, unincorporated community with low reported crime rates compared to the broader Santa Rosa metropolitan area.
Schools serving the area are generally well-regarded, with local elementary education provided by the Harmony Union School District.
The area faces significant wildfire risk due to its location in dense redwood forest terrain, impacting property insurance availability and premiums.
Economic momentum is driven by tourism, boutique agriculture, and proximity to the Santa Rosa employment core, with limited large-scale development due to rural zoning.
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 to Santa Rosa typically requires a 20-30 minute drive via winding rural roads, with no direct public transit access to major employment hubs.
The area is a destination for outdoor recreation, featuring proximity to redwood parks, hiking trails, and the Bohemian Highway's boutique shopping and dining.
The rental market is characterized by low inventory and high demand for single-family homes and ADUs, often serving as vacation or long-term rural housing.
The local economy is anchored by tourism, viticulture, and small-scale agriculture, with residents largely commuting to Santa Rosa for professional services.
Transportation is heavily reliant on private vehicles due to the rural geography and lack of regional transit infrastructure.
Development is strictly limited by county rural-preservation zoning and environmental protections.
The Sonoma County Assessor manages property valuations in accordance with state-mandated Proposition 13 assessment caps.
Parcels are subject to local school district taxes and various fire protection district assessments.
Property insurance is a significant concern due to high wildfire risk, leading to reliance on the California FAIR Plan in some instances.
California is a non-judicial foreclosure state with specific notice and redemption requirements.
California requires comprehensive seller disclosures regarding property condition and natural hazards.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Iconic old-growth redwood forest located nearby.
Historic corridor featuring local cafes, galleries, and boutiques.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.