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69% of Buyers Will Pay More For This Feature (+ what pies say about you!)
David Hargreaves
March 21, 2025
Pie for breakfast? We won't judge—especially when 69% of buyers will pay more for that dreamy outdoor entertaining space where you enjoy it. While luxury homeowners are clutching their keys, the sub-$1M market is sizzling with new listings up 13% and sales climbing 10%.
Speaking of tough decisions: renovate that charming fixer-upper, build from scratch, or snag someone else's custom dream home? We've got the insider scoop that could save you hundreds of thousands (and countless headaches).
Plus, we're revealing exactly why sellers in our most active price brackets are finally overcoming their listing anxieties.
In this weeks edition:
The ONE home feature worth paying more for (69% of buyers agree)
Renovation vs. new build vs. ready-made: which option actually makes sense in 2025?
Market mismatch: why sub-$1M sellers are listing while luxury owners hold tight
The great pie debate: what’s your favorite Sonoma County pie?
Fresh listings alert: from Windsor charm at $689K to exclusive off-market opportunities
Grab your favorite pie (savory, sweet, or pizza—we explore all three!) and settle in for the wine country intel you won't find anywhere else
Table of Contents
Real Estate News
69% of Buyers Will Pay More for This One Home Feature
In a revealing new study, 44% of consumers say their homes have become MORE important to them in recent years, while only 10% report the opposite. This shift goes beyond just financial investment—it's about how we live our daily lives.
Outdoor Entertaining Space Is A Premium
Why are homes becoming central to our lives?
69% cite location as the top reason
67% mention lifestyle benefits over financial considerations
59% value the security their home provides during uncertain times
How we're transforming our living spaces
Over half of consumers have made functional changes to their homes:
25% have updated their space for remote work
19% now use their home for fitness or hobbies
18% are growing food or gardening
For Sonoma County homeowners, these adaptations make perfect sense. With our ideal climate for outdoor living and gardening, plus the ability to work remotely while enjoying wine country views, homes here naturally accommodate these lifestyle shifts.
What Buyers Will Pay More For
When making purchasing decisions, consumers prioritize:
Great outdoor living/entertaining space (69%)
Extra rooms for hobbies (61%)
Yards for gardening (60%)
Multigenerational living is gaining traction too—46% of renters and 42% of homeowners would pay more for homes that accommodate extended family. In Sonoma County, where family vineyard properties and homes with guest cottages are common, this presents a unique opportunity.
While lifestyle benefits still outweigh financial considerations, the gap is narrowing compared to 2015. Today's homebuyers recognize both the emotional and financial value of finding the perfect property that serves multiple purposes.
Home Guides
Classic Home Dilemma: Renovation, New Build, or Ready-Made?
Dreaming of a fixer but terrified of expensive surprises lurking behind those charming walls? Thinking you'd be better off building from scratch, until you see the land prices and construction costs?
Consider the third option: buy a custom home someone else has built. No cost overruns, you know exactly what you're getting, and you can move in right away. In this video, we break down all scenarios to help you decide what's right for your wine country investment.
Watch our video where we highlight your options and share how you can find what you want including where are the last three available lots in the newest Healdsburg Downtown development:
Luxury Living: Mill District studios starting at $1.1M or Montage Healdsburg custom lots from $1.5M (with resort amenities included). There is another coming on the market so get in touch to find out more
Developer-Built Custom: Farmstand subdivision has only 3 lots remaining, with recent homes selling at $2.3-2.4M
Historic Rebuilds: Get Victorian charm with modern bones (like 521 Prince Ave which we sold for $1.452M)
Build Your Own: City lots from $299K to $800K with construction costs running $500-800 per square foot including the last three lots in the new Farmstand development
We Have you Covered:
Historic renovation: Watch for the upcoming Holcomb House on Piper St – one of Healdsburg's oldest homes (circa 1910) undergoing total renovation with new foundation, gourmet kitchen, and ADU.
New Built Home: Contact us to get details of two available new construction properties that are not on the market today.
Lots: We have two lots, neither are currently on the market, one in the city and one rural both of which are build ready for under $1m. Get in touch to find out more.
Area Guides
Sonoma Paradise Awaits: Your Definitive 2025 Guide to Wine Country Living
Call it the great migration. After years of urban tech workers flooding SF, the trend has flipped—with Sonoma County experiencing its first net positive migration since 2020. And the data explains why.
The Definitive 35 Page Guide To Moving To Sonoma County
With 55 miles of Pacific coastline, 400+ wineries, and 250+ sunny days annually, Sonoma offers the perfect blend of investment potential and lifestyle upgrade. Unlike Napa's luxury-focused scene, Sonoma delivers authentic wine country living at a slightly more accessible $800K median home price
The region's transportation infrastructure is transforming too. The SMART train now connects Larkspur to Sonoma County Airport, with Windsor and Healdsburg extensions starting this year. Meanwhile, the airport has become Avelo Airlines' Western hub, offering direct flights to 15 destinations including Palm Springs, Dallas, Vegas, and Seattle.
But finding your perfect spot requires insider knowledge. That's why we've created "The Sonoma Life: A New Chapter of Living in Wine Country" – our comprehensive 35-page guide covering:
Region-by-region breakdown of Sonoma's diverse communities
Overview of different cities and their pros and cons
Hard data on climate differences between coastal and inland areas
Second home considerations and vacation rental regulations
Transportation options and commute times from SF
Retirement-specific factors for wine country living
Whether you're seeking a weekend escape, investment property, or permanent relocation, download our free guide to start planning your wine country journey today.
Market Insights
Sonoma County market heats up despite selling fears
While nationwide data shows 88% of homeowners fear selling their homes, Sonoma County residents are increasingly overcoming these anxieties. New listings jumped 7% and sales climbed 8% from December 2024 to February 2025 compared to the same period last year.
The sub-$1 million market is particularly active:
New listings under $1 million surged 13%
Sales in this segment increased 10%
First-time sellers and downsizers are driving this momentum
Meanwhile, the luxury market tells a different story:
Listings over $1 million decreased 7% while sales increased 6%
The $2 million+ segment saw listings plummet 24% while sales edged up 2.5%
Top selling fears by the numbers:
85% fear pressure to accept lowball offers
72% worry about unexpected repair and staging costs
70% fear buyers backing out last minute
58% worry inspections will reveal unknown problems
55% fear having to move too quickly after selling
46% worry their home will sit on the market too long
For luxury homeowners, this supply-demand imbalance creates a prime selling opportunity. With buyer demand outpacing new inventory in the upper brackets, those willing to overcome their selling fears are positioned to command stronger offers in the current market.
What's keeping people from selling? Nationwide data shows:
34% don't want to leave their neighborhood
30% dread packing and moving
27% don't know where they'd move
24% worry about finding an affordable new home
23% fear losing their low mortgage rate
Thinking about selling your Sonoma County property? The current market dynamics suggest this could be an opportune moment to make your move, especially in the luxury segment where your selling fears might be outweighed by market advantages.
Lifestyle Updates
What is a "Pie"? Your Answer Reveals Your Origins
Hot off the heels of Pi Day (3/14 - because pi equals 3.14 for the math nerds among you), we're thinking about all things circular in Sonoma County. What does "pie" mean to you? Your answer might betray your geographical roots. For Americans, it's sweet apple goodness. New Yorkers think pizza pie. Brits and Kiwis imagine savory meat-filled pastries. In Sonoma County, we're fortunate to embrace all these traditions.
For pizza lovers:
Sonoma Pizza Co. in Forestville uses long-fermented dough for their signature wood-fired pies
PizzaLeah in Windsor (conveniently next door to our office!) offers East Coast-inspired creations with California ingredients
Diavola Pizzeria in Geyserville serves Neapolitan-style pizzas from their 700-degree wood-burning oven
For sweettooths:
Hazel in Occidental offers legendary pies by co-owner Michele Wimborough (blackberry, Dutch apple, lemon meringue)
Noble Folk (Healdsburg and Santa Rosa) features decadent peanut butter mousse pies
Quail & Condor in Healdsburg crafts exceptional oatmeal cream pies and morning buns
For savory pie enthusiasts:
BurtoNZ Bakery in Windsor serves authentic New Zealand-style meat pies (David's personal favorite as a British expat!)
There is nothing that compares a Burton pie but Cousteau does pretty darn good Quiches
Drop us a line and tell us your favorite pie spot in Sonoma County! Are you team sweet, savory, or pizza? Your pie preferences might just match perfectly with your dream neighborhood in wine country.
Current Listings
Other Available Listings
What’s Happening This Week?
Where: Hotel Healdsburg, 25 Matheson Street, Healdsburg, CA 95448
When: March 21-22, 2025
Why You Should Go: Ever wondered what happens when world-class chefs and winemakers unite over a shared love of Pinot Noir and pork? Hosted by Chef Charlie Palmer, this annual event brings together renowned culinary talents and vintners to create a weekend of indulgence.
Where: Various locations across Sonoma County, CA
When: March 21–23, 2025
Why You Should Go: Cheese lovers, rejoice! This three-day festival offers a deep dive into California's artisan cheese scene. Don't miss the Cheese Crawl at The Barlow and the grand finale Artisan Cheese Tasting & Marketplace, featuring over 100 artisan producers. It's a gouda time waiting to happen!
Where: Russian River Brewing Company, Santa Rosa and Windsor, CA
When: March 21 – April 3, 2025
Why You Should Go: Ready to chase the unicorn of beers? Pliny the Younger, the legendary triple IPA from Russian River Brewing Company, makes its annual appearance for a limited time.
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David & Jonathan here – the guys who write about real estate but really just want to talk about our favorite taco trucks. Hit us up about anything Sonoma County (or beyond). Whether you're buying, selling, or just want to know which wineries actually welcome dogs – we've got you covered.