Prices at The Grove, the 23-townhome enclave on Grove St in Healdsburg, have softened, and cash buyers now set the price. The two sales in 2024 went under contract in about three weeks at 98.7% of original asking. The three sales since have taken 175 days on average and closed at 93.6%. The clearest proof: 516 Grove sold in September 2026 for $80,000 less than its identical twin next door did a year earlier.
The Grove sits three blocks from Healdsburg Plaza, with units tucked into a redwood grove and a shared pool and spa. That mix of walkability and lock-and-leave living is why it draws second-home buyers and downsizers. Here is what the last five sales, from April 2024 to October 2026, tell us.
The numbers at a glance
The median sold price across the five sales was $1,395,000. The average price per square foot was $932. Homes sold for 96% of original list on average and spent 114 days on market. Those averages hide two very different markets, though.
2024: fast sales at full price
522 Grove St set the high-water mark in April 2024. It is the largest unit in the set at 1,606 sq ft, fully redesigned with white oak floors, a quartz chef's kitchen, two en suite bedrooms, a loft and a patio with a fireplace. It sold at its full $1,595,000 asking price in 24 days, or $993 per sq ft.
532 Grove St followed in July 2024. The 1,100 sq ft unit sold for $998,000 in 22 days, a little under its $1,025,000 asking price. Both 2024 buyers used conventional loans.
2025 and 2026: slower sales, all cash
518 Grove St sold in September 2025 for $1,475,000 after 172 days. The seller never cut the price and got within 1.3% of asking. The tradeoff was time: almost six months on market, which marked the turn from the 2024 pace.
516 Grove St, the twin of 518, listed in 2026 at $1,475,000, the exact price 518 had sold for. It had just been redesigned with white oak floors, quartz counters and new paint, plus a deck over a seasonal creek. After a cut to $1,395,000, it sold at that price after 185 days.
544 Grove St, the smallest unit at 1,026 sq ft, closed on October 13, 2026. It listed at $998,000, was cut to $899,000 and sold fully furnished for $875,000. That is $123,000 below its original list price, and the clearest signal of where today's buyers draw the line.
All three buyers since 2024 paid cash. At The Grove, financing is no longer setting prices. Cash buyers are, and they are taking their time.
Same floor plan, one year apart
518 and 516 Grove are both 2-bed, 2.5-bath units with 1,507 sq ft. 518 sold for $1,475,000 ($979 per sq ft) in September 2025. 516 sold for $1,395,000 ($926 per sq ft) in September 2026. That is 5.4% lower a year later, even though 516 had just been redesigned. It is the cleanest like-for-like read on where this complex is pricing today.
Bigger units, higher price per square foot
In this group, the larger units earned more per square foot: $853 for the 1,026 sq ft unit and $993 for the 1,606 sq ft unit. That runs against the usual pattern, where smaller homes command more per square foot. Timing explains part of the gap, since the biggest unit sold at the 2024 peak and the smallest sold this month.
HOA dues are rising
Listed HOA dues at The Grove run from $704 to $1,018 a month. On the same 1,507 sq ft floor plan, dues were listed at $918 in 2025 and $1,018 in 2026, an 11% jump in a year. Factor that into any offer, and ask for the HOA budget and reserve study early.
What this means for buyers
You can now buy a 2-bed townhome three blocks from the Plaza for under $900,000, which was not true in 2024. Sellers here have shown they will cut, so patience pays. Just know that you will likely compete with cash buyers, so a clean, fast offer matters as much as price. If you are weighing Healdsburg homes for sale more broadly, or still deciding whether the town fits, our guide to moving to Healdsburg covers what daily life here really looks like.
What this means for sellers
The 2024 sales at 522 and 532 are no longer the right comps. The sellers who priced to the 2025 and 2026 market sold; the ones who started high cut later and got less. If you are thinking about selling your Healdsburg home at The Grove, start from 516 and 544 and plan for a longer market time than you might expect from a Plaza-adjacent address.
Have questions about buying or selling at The Grove? Email me directly at david@bruingtonhargreaves.com.
Source: BAREIS MLS, closed residential sales at 516 to 544 Grove St, Healdsburg, April 2024 to October 2026, as of October 14, 2026. Averages are simple means of the five sales. HOA dues are as listed at the time of each sale. Information is deemed reliable but not guaranteed.
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.