In Lakewood Hills, Windsor's gated lakefront community, single-level homes now sell for the most per square foot, while two-story townhomes have slipped. A single-story detached home recently sold for about $652 per sq ft; a two-story Brown townhome sold for $330. Same gate, same lakes, same $490 HOA, very different results.
Fewer than 10 of the 220 homes here come up for sale in a normal year, and our team has represented more than 20 Lakewood Hills sales over the past several years, more than any other agents in that time. Here is what the numbers say.
Lakewood Hills at a glance
| Fact | Detail |
|---|---|
| Homes | 220, inside a private gate in the center of Windsor |
| Built | Mid-to-late 1980s, mostly complete by about 1988 |
| HOA | $490 per month for every home type |
| Amenities | Two lakes, pool (May to October), tennis courts, a 2-mile walking loop, lakeside picnic areas, RV storage (waitlist) |
| Typical lot | One-third to one-half acre |
| Turnover | About 4-5% a year, or fewer than 10 sales |
| Sold range | About $570,000 to $1,550,000 |
The location is the quiet advantage. Inside the gate you get mature trees, little through traffic, and swans and herons on the water. A few minutes out you reach Raley's, Safeway, medical offices and Highway 101. Our Lakewood Hills neighborhood guide covers the amenities in more depth.
The three home types, compared
| Type | What it is | Size | Recent sold prices |
|---|---|---|---|
| Browns | Two-story attached townhomes with brown shingle siding | About 1,700-2,100 sq ft (recent sales about 1,728) | $570,000 to $750,000 |
| Blues | Single-level duets, attached side by side, no private yard | About 1,400-1,600 sq ft | $700,000 to $880,000 |
| Detached homes | Single-family homes on cul-de-sacs or backing onto the lakes | Mostly 1,900-2,300 sq ft; some semi-custom near 3,000 | $925,000 to $1,550,000 |
Notice the overlap. A single-level Blue with no yard can outsell a larger two-story Brown next door.
The market has split in two
Detached home values have climbed. The top recent sale, a 2,492 sq ft home on Lakewood Drive, closed at $1,550,000, and our latest detached sale on Windflower Court came in near $1.5 million. For Windsor, those are big numbers.
The Browns have gone the other way. The sample is small, so treat it with care, but the trend is clear:
| Brown townhome sale | Price | Price per sq ft |
|---|---|---|
| August 2024 | About $750,000 | $434 |
| April 2026 | About $570,000 | $330 |
| Change | Down about 24% | Down about $104 |
The April 2026 unit had the same floor plan and square footage as units that sold in the high $700s two years earlier. What set it apart: original 1980s finishes and stairs.
Buyers here want homes they can age into. The Blues answer that need, which is why one sold near $590 per sq ft, close to detached single-story homes and well above two-story detached homes at about $426.
Four factors behind the price gap
| Factor | Effect on value |
|---|---|
| Lakefront | About 20-30% above a similar off-lake home |
| Lot size | One-third to one-half acre lots add privacy and room to expand, especially around the northern lake |
| Floor plan | Single-level sells faster and higher than two-story at similar size |
| Condition | Updated kitchens, baths and exteriors earn a premium; original 1980s finishes get discounted |
To put the lake premium in dollars: if an off-lake home would sell for $1.1 million, the same home backing onto the water would likely bring about $1.32 million to $1.43 million. The best lakefront homes rarely reach an open house; they go to buyers who have been waiting.
What the $490 HOA covers
| Covered | Not covered |
|---|---|
| Common areas and landscaping, the two lakes, the security gate, pool, tennis courts, walking paths, RV storage | Exterior maintenance on your own home |
Many California HOA communities charge close to $1,000 a month for a pool and a gate, so $490 for two lakes and a 2-mile loop is good value. Just budget for your own exterior upkeep.
Who buys in Lakewood Hills
Most buyers are retirees, empty nesters and downsizers leaving ranches or estate homes. They want less upkeep without giving up trees, water and privacy. If you are weighing retiring in Sonoma County, this is one of the few gated, walkable options in town. The other group is move-up buyers from Windsor's newer subdivisions, looking for a quieter, more private setting, usually in the low to mid $1 millions.
What to expect next
I expect the split to continue. Single-level homes, both Blues and single-story detached homes, should keep outperforming. Lakefront homes will stay rare and in demand. The Browns will feel pressure from buyers who are done with stairs, but they now offer some of the lowest prices per square foot in Windsor inside one of its best neighborhoods. For a buyer who wants more house for the money, that is an interesting opening.
For sellers, the market for quality homes is healthy. With so few listings, a well-kept home priced right draws buyers fast. If you are thinking of selling your Windsor home, condition and floor plan will shape your price more than anything else. Buyers can browse homes for sale in Windsor to compare.
Thinking about buying or selling in Lakewood Hills? Email me directly at david@bruingtonhargreaves.com.
About the Author
David Hargreaves is the co-founder of BruingtonHargreaves, one of Sonoma County's top-ranked real estate teams and part of W Real Estate. Originally from the UK and an Oxford University graduate, David built and ran a digital marketing agency serving Google, Facebook, and other major brands before becoming one of Sonoma County's top agents within three years of entering real estate.
Today he and business partner Jonathan Bruington have sold more than $250 million in Sonoma County homes over the past three years, earning recognition as a RealTrends No. 2 team in the county and the No. 1 team in Healdsburg. David specialises in helping Bay Area buyers and sellers with luxury properties and vacation rentals across Healdsburg, Windsor, Santa Rosa, and the Russian River communities.
He lives in Sonoma County with his wife Nancy and is happiest cycling the back roads, exploring local wineries, or behind a camera. Have a question about buying, selling, or building in Wine Country? Book a free call.