The first half of 2025 has ushered in a new era for real estate in Healdsburg and across Sonoma County. While the headlines might focus on slowing sales or falling prices, the real story is far more nuanced—and for buyers, sellers, and investors alike, it’s a story filled with both caution and opportunity.
Inventory Surges: From Scarcity to Choice
Perhaps the most dramatic shift has been in inventory. For years, buyers in both Healdsburg and Sonoma County faced fierce competition and limited options. That’s changed—fast.
In Healdsburg, the number of homes for sale has soared. The key metric here is “months of supply,” which measures how long it would take to sell all current listings at the current sales pace. In just a year, Healdsburg’s months of supply have nearly doubled, from 5.4 to 8.7—a staggering 61% increase. This is the highest level of buyer choice and leverage we’ve seen since before the pandemic.
Sonoma County overall has also seen inventory climb, though less dramatically. Countywide, months of supply rose from 2.2 to 3.4 between June 2024 and June 2025. That’s a 55% jump, but it still pales in comparison to Healdsburg’s surge.
What does this mean on the ground? Buyers now have more options than at any point in recent memory. Sellers, meanwhile, are facing more competition and longer waits for offers—especially at higher price points.
Healdsburg vs. Sonoma County: A Tale of Two Markets
While both markets are shifting, Healdsburg is charting its own course, diverging in some important ways from the broader Sonoma County trends.
Key Differences
Premium Pricing, Slower Sales: Healdsburg homes command a significant price premium in both the sub-$2M and luxury segments. But that comes with a cost: homes are sitting longer and selling more slowly than the county average.
Lower Absorption Rates: The absorption rate—the percentage of homes selling each month—is much lower in Healdsburg (11.1% overall, just 7.1% for luxury homes) than in Sonoma County (29.8% and 9.1%, respectively). This signals a pronounced buyer’s market, especially at the high end.
Luxury Segment Divergence: In the luxury segment (over $2M), Healdsburg’s median sold price is nearly double the county’s, but months of inventory are also higher, and homes are taking much longer to sell. The typical Healdsburg luxury home now spends about 180 days on the market, compared to just 70 days in the rest of Sonoma County.
Similarities
- Inventory Growth: Both markets have seen inventory surge, giving buyers more negotiating power and more time to make decisions.
- Luxury Headwinds: Both Healdsburg and the county overall are seeing double-digit months of inventory in the luxury segment, reflecting a slowdown at the top.
- The High Cost of Overpricing: A Lesson in Market Psychology
- If there’s one lesson the first half of 2025 has delivered with brutal clarity, it’s this: pricing matters more than ever.
- Homes Priced Right: In Healdsburg, homes priced correctly from the outset sold for 97.2% of their original list price and averaged just 55 days on the market.
- Homes Priced Too High: Those that required price reductions sold for only 81.2% of their original list price and languished for an average of 213 days—even after an average price cut of 13.2%.
Let’s put that in perspective: Overpricing a $2 million home by just 10% can mean waiting months for a sale and ultimately accepting a final offer that’s $160,000 or more below what you could have achieved with the right price from day one.
In a market where buyers have more options and are increasingly price-sensitive, the old strategy of “testing the market” with a high ask is more likely to backfire than ever before.
Who’s Buying? Second Homes, Locals, and the Urban-Rural Divide
Healdsburg’s market isn’t just distinct in pricing—it’s also unique in who’s buying.
Second Homes and Investments: Only 44.8% of homes sold in Healdsburg in the first half of 2025 were purchased as primary residences. The rest were second homes or investment properties.
Local Confidence: Contrary to the popular narrative, the most active non-owner-occupied buyers aren’t out-of-town investors—they’re local Healdsburg residents. This speaks to a deep and enduring confidence in the town’s long-term prospects.
Urban vs. Rural: There’s a clear divide between city and countryside. In the city of Healdsburg, just over half of homes sold went to owner-occupants. In rural areas, that figure drops to just 25%, underscoring the ongoing appeal of Healdsburg’s countryside as a destination for retreats and second homes.
Sonoma County: Stability Below $2M, Volatility Above
Looking at the county as a whole, the under-$2M segment has shown relative stability even as inventory has grown:
- Inventory up 43.7% year-over-year in June 2025, but median prices have held steady or even ticked up slightly.
- Absorption rate fell from 48.5% to 35.7%—still healthy, but a sign of cooling demand.
- In the luxury segment, the picture is different:
- More Modest Inventory Growth: Inventory grew by 12-27% year-over-year.
- Sales Volatility: Sales numbers have bounced around, and median prices have dropped significantly (from $2.68M in April 2024 to $2.28M in April 2025).
- Longer Days on Market: Homes are taking longer to sell, with average days on market peaking at 92 in May 2025.
What Does It All Mean? Strategies for 2025
For Buyers
This is the most buyer-friendly market we’ve seen in years—especially in Healdsburg and the luxury segment. With more inventory, less competition, and longer days on market, buyers have time to shop, negotiate, and find the perfect property.
For Sellers
Realism is essential. The days of automatic bidding wars and instant offers are over, at least for now. Sellers who price accurately and understand their segment will still succeed—but those who overreach risk long waits and disappointing returns.
For Investors
The dual market persists: Under $2M, liquidity and steady returns remain. Above $2M, patience and cash are required, but opportunities exist for those willing to wait out the market.
Healdsburg’s Distinct Identity: Premium, Volatile, and Nuanced
Healdsburg remains a market apart within Sonoma County—more premium-priced, more volatile, and more nuanced. The numbers tell a story of transition, but also of enduring value for those who approach the market with insight and strategy.
As we move into the second half of 2025, the lesson is clear: listen to the data, price with precision, and stay nimble. In this evolving market, those who adapt will thrive—whether you’re buying, selling, or investing.
If you’re considering a move in Healdsburg or Sonoma County, let’s talk. The right strategy, grounded in real data, can make all the difference in today’s market.