The story of this market
The typical home in ZIP 95471 sells for about $520,000, or $403 per square foot.
Prices are up +48.5% from a year ago, so sellers still have some momentum. Homes take about 39 days to sell. HUD's fair market rent for a two-bedroom is $2,574 a month.
ZIP 95471 — Rio Nido
The 95471 market is experiencing a period of price volatility and low inventory, typical of rural North Bay areas. High interest rates and wildfire insurance concerns are tempering buyer activity, leading to a balanced but cautious market environment.
This ZIP is best suited for those seeking a rural, scenic lifestyle, including remote workers and those willing to commute for the trade-off of a quieter, nature-oriented environment.
Median prices moved up 48.5% year over year.
Homes spend a median of 39 days on market with 6.0 months of supply — a fast-moving market.
28% of listings have cut prices · homes sell at 100% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.0% · poverty 6.0% — a stable, low-distress profile.
versus the prior ACS vintage
ZCTA 95471, Sonoma County CA
Not determinable for ZIP 95471 specifically; regional crime trends in Sonoma County generally align with state averages.
Schools serving the area are part of the West Sonoma County Union High School District and local elementary districts, generally maintaining stable performance ratings.
The area faces significant wildfire risk common to the North Bay region, impacting insurance availability and premium costs for homeowners.
Economic momentum is driven by the broader Santa Rosa and Sonoma County employment base, with limited new residential development within the rural character of the 95471 ZIP.
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 from 95471 typically involves a drive toward Santa Rosa or the Highway 101 corridor, often exceeding 30-45 minutes depending on the destination.
The area is defined by its rural, forested landscape, offering extensive access to regional parks, hiking trails, and proximity to the Sonoma Coast and local wineries.
The rental market is characterized by limited inventory and high demand, with rents reflecting the broader Santa Rosa metropolitan cost of living.
The local economy is anchored by tourism, agriculture (viticulture), and the broader service and government sectors of Santa Rosa.
Transportation is heavily reliant on private vehicles due to the rural geography, with limited public transit options connecting to the Santa Rosa urban core.
Development is strictly managed by county zoning to preserve the rural and agricultural character of the area.
The Sonoma County Assessor manages property valuations, adhering to California's Proposition 13 assessment limitations.
Parcels are subject to various special districts including local fire protection, water districts, and the Sonoma County Junior College District.
Property insurance is a significant concern due to high wildfire risk, leading to increased premiums and reliance on the FAIR Plan in some instances.
California is a non-judicial foreclosure state, providing specific notice and cure periods for homeowners.
California requires comprehensive seller disclosures regarding property condition, natural hazards, and environmental issues.
Data retrieved from data.census.gov for ZCTA 95471.
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.
A non-profit research and education center focused on sustainability.
Access to various redwood-forested trails and open space preserves.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.