The combination of the pandemic plus the worst fire season on record made for a very uncertain housing market in 2020. However, looking at the data for Sonoma County overall, the greater Healdsburg area (including all properties with a zip code 95448) as well as analyzing sales in the city separately from rural properties in Dry Creek Valley and Alexander Valley, shows strong growth across the board.
House price sales in Healdsburg (zip code 95448) increased 12% in 2020 compared to 2019, with 237 property sales valued at a total of $234m. This outpaced sales growth across Sonoma County of 9.4%. Sales of houses in the City of Healdsburg increased by a staggering 14% year on year. While the median house price growth in Sonoma County was 8%, the median house prices of properties across the entire 95448 zip code increased to $1.3m, an increase of 5% over the previous year, while the median price of properties in the City of Healdsburg hit the $1m mark. Rural properties on the other hand had a median selling price of $2.43m.
Healdsburg has long been a popular destination for people purchasing second homes and the data shows that this year is no different. While the percentage of homes in Sonoma County that are none-owner occupied (typically investment properties or second homes) is 27%, the per cent of homes purchased in the city of Healdsburg in 2020 that were none-owner occupied was 39%, while for more rural properties it was 53%.
However, unlike some parts of Sonoma County such as Sebastopol and large parts of the Russian River, sales prices were consistently below asking price. The average sales price to list price was 91% for rural properties and 92% for homes in the City of Healdsburg. The average $ per sq ft for properties in Healdsburg of $662 per sq ft still outstrips that of Sonoma ($648 per sq ft) and considerably more than Sebastopol ($539 per sq ft). This in large part is due to the number of properties with large acreage that increases the $ per sq ft. By comparison the average $ per sq ft of properties in the City of Healdsburg is $585 per sq ft, rising to $666 per sq ft for homes within walking distance of the Plaza.
Many buyers looking for a property in rural Healdsburg are exploring the possibilities of building their own home by purchasing a lot however there are a limited number of lots sold each year with just 19 being sold in 2020 (I have a separate post here on what to look for in purchasing a lot in Sonoma County). The total market value of all lots sold in 202 was $19.7m at an average cost per acre of $866,000 but with an average of 298 days on the market. It is worth noting that the best lots sell a lot more quickly. For example my favorite lot of the year for a house build was 6215 W Dry Creek (5 acres for $1.3m) which sold in 44 days with an offer within a week. The median price for lots was $1.08m with an average sales price to list price similar to homes at 93%.
Healdsburg House Sales That Made The Headlines In 2020
There are a number of properties that made the headlines for various reasons whether in the city or more rural properties in the 95448 Zipcode. Here is a summary:
The most expensive home (also the 2nd most expensive home across Sonoma County in 2020: $10.1m - 6255 Dry Creek Road
The most expensive home in downtown Healdsburg: $4m - 227 North St
Highest overall $ per sq ft: $2058 per sq ft - 6335 Mountain View Ranch Rd
Highest $ per sq ft in downtown: $1123 - 314 Tucker St
The Cheapest Home: $445k - 1272 Sonoma St
Highest Sales Price To List Price: 134% - 1412 Highland Circle (asking price $995k; purchase price $1.342m)
The Most Expensive Lot: $2.9m - 1285 Emerald Ranch road, 20 acres
The Fastest Selling House: 249 Prune Tree Drive - 5 days
Summary of Houses That Made The Headlines In Healdsburg City 2020
Summary of The Houses That Sold in Rural Healdsburg in 2020
Summary of The Lots That Sold in Healdsburg 2020
* data based on a combination of tax record data and Bareis MLS