Sonoma, CA

As I mentioned in my prior post, Sonoma's east side is one of, if not the most, desirable location for affluent homebuyers. Homes within roughly 5 blocks of Sonoma Square are on nice size lots and the neighborhoods are beautiful. But what if you're looking for a bigger size piece of property... a half acre, an acre, 20 aces, etc.? No problem, the east side offers that too. In fact, the rural properties east of Sonoma really capture the dream of wine country living. Homes with private vineyards, guest houses, olive orchards, privacy, and some with views to San Francisco.

Unlike properties close to town, rural properties do not have access city sewer lines and most do not have access to city water. For a buyer accustomed to living in a city it creates a little culture shock. The phrase "leach field" doesn't exactly inspire romantic ideas about wine country. With a little homework and a knowledgeable agent, the complexities of Septic Systems and Wells don't have to be overwhelming. Some homes will have natural gas while others have propane tanks.

Another profound difference between city and rural properties is zoning. A traditional city home is zoned R1, meaning residential - one home per lot. Once outside the city you might find RR (Rural Residential), DA (Diverse Agriculture), or any number of other possibilities. The zoning for a particular property will have a profound impact on what an owner is allowed to do. Great care should be taken when considering a properties zoning since some agents and homeowners may unknowingly mislead a buyer. I recommend visiting http://www.sonoma-county.org/prmd/docs/zoning/index.htm to get an overview. Once you selected a property you would be wise to meet with a county planner to discuss your intended remodel, improvements, additions, etc. to be sure the zoning allows it.

In my next post, I'll outline some of Sonoma's unique east side rural area. If you would like more information feel free to contact me at 707-888-9522 or rick.tackett@pacunion.com

If you are a orthodox believer in "location, location, location" then Sonoma's east side may be the neighborhood for you. The dividing line between east and west is created by Broadway, which dead ends at the square at City Hall. The east side is almost all residential and offers a wide variety of homes and lot sizes. Because the area is so popular you should plan on paying a premium for this location. The good news is that premium also works in your favor when you sell. Even in today's sluggish market an east side home with a realistic price can generate multiple offers.

What part of the east side is right for you? That depends on your needs. I have created a generalized description of sub-neighborhoods below:

The Golden Rectangle Boundaries: Broadway & Fifth Street East, Spain Street and MacArthur. Neighborhood characteristics: Beautiful homes, mature landscaping, lots range from 6,000 sq. ft. to 1 acre (most are around 7,500 sq. ft.). Price Range: Homes start just under $1M and can be a as high as $4M for an exceptional property on a large lot.

Armstrong Estates Boundaries: Mini-development of ultra-premium homes at 5th Street East and Napa Road Neighborhood characteristics: Large, predominantly Victorian-style homes (some with guest houses) on perfectly manicured lots. This neighborhood looks like it could be right out of a movie set. Great attention to exterior trim and detail. Price range: $1.5M - 4M+. A handful of empty lots are still undeveloped.

Across Fifth Street East Boundaries: Fifth Street East - Sixth Street East, Napa Street - Denmark Neighborhood Characteristics: 1960's and 70's era homes for the most part... some updated some original. Price Range: $700- $1.5M (just by crossing Fifth St. East, you can save 10% or more). There are some great buys in this area!

Ledson Estates/Terraza Boundaries: Brockman - 5th Street East, Denmark - Napa Road Neighborhood Characteristics: The southern portion of this area (Terraza) is homes built in the last 5 years. Styles are cottage, Victorian and Italianate. Price Range: $700K - $1.5M The neighborhood bordering Denmark is large (2,500 sq. ft.+) Tudor-style ranch homes on large lots. Price Range: $950K - $1.5M

As with all parts of Sonoma, the east side has small pockets of unique homes that break the mold. By no means does the list above cover everything. If you found something on line that interests you or want help locating potential areas that meet your needs, just give me a call at 707-888-9522 and I'd be happy to help. Or email me at http://www.rick.tackett@pacunion.com. Watch this blog for a second installment covering east side rural properties.

As of May 10, 2008 only 13% of available listings in the beautiful town of Sonoma are in escrow. So, HELLO Buyers, we want YOU in Sonoma!

For the month of April 2008 only 21 homes sold in Sonoma for an average final selling price of $1,219,656.

The average original asking price of these homes was $1,363,490.

The homes ranged from a home in a 55+ community at $290,000, to an estate on almost ten acres on the coveted East Side of Sonoma. (these 2 MLS links are only good for 30 days)

It took these homes an average of 184 days to sell.

Of the 21 homes that sold, 3 sold for more than their original asking price and all others sold for less.

If you would like to know more about this area visit my website, or feel free to contact me directly.

Some friends and I recently went on a wine tasting trip in Sonoma. Our favorite winery was the Robledo Family Winery. The wines were delicious (I even loved the chardonnay and I usually only drink red). We were served by one of the Robledo sons, who told us the story behind the name of each wine as well as the grapes used to make them. There was also a cute little Robledo grandson wandering around and admiring our limo. This is a charming and inviting family winery. Mama Robledo is even the one doing the cooking today for the Cinco de May celebration!

From the family website:
"We think every bottle of wine produced by Robledo Family Winery is a small triumph. The quality of our wine displays viticulturist Reynaldo Robledo's skills of grape culture. He overcame his humble beginnings as an immigrant field worker to become one of the most successful vineyard consultants and winery owners in California Wine Country. More than anything, Robledo Family Winery is a success because Robledo shares his knowledge and passion with his children and his grandchildren."

Their wine club is even family oriented. You can sign up as:

• Padrinos (Godparents) - One case every three months, Feb, May, Aug & Nov
• Tios (Uncles/Aunts) - One case every four months, Mar, July & Nov
• Primos (Cousins) - Six bottles every three months, Feb, May, Aug & Nov.

With the membership, you receive a 30% discount on all wine and a 20% discount on clothing/merchandise. Not a bad deal!

Robledo Family Winery
21901 Bonness Road
Sonoma, CA 95476
707-939-6903

Tasting room open by appointment Monday-Sunday 10am - 5pm & 11am - 4pm

As you will see in the chart below, the average sales price for homes in the City of Sonoma varies widely from month to month. In fact, so far this month (April 2008) the average sales price is over $5M. That will come down as lower priced homes sell throughout the month. As far as the number of homes being sold, people are starting to snap up the distress sales, increasing the number of homes being sold -- and driving down the average sales price. The sooner they sell, the sooner we will return to a more normal market.

For more information about this area visit my website, or feel free to contact me directly.