Buyer's Market? 36% Of Wine Country Homes Are Still Sparking Bidding Wars

Sonoma County is full of surprises this week: a suburb nobody talks about is quietly crushing it in bidding wars while the fancy zip codes watch from the sidelines, a ten-year-old has just rewritten city law with nothing but bees and sheer audacity, and a spreadsheet is making the rounds that claims renters will end up $1.19 million richer than homeowners — which sounds great until you meet actual human beings.

• In a market everyone calls a buyer's paradise, Cotati and Rohnert Park are somehow where offers are flying in fast and furious, while The Sea Ranch sits at a genteel 10% — the data behind Sonoma County's split personality on competition, cash, and who's actually winning deals right now is genuinely jaw-dropping.

• A Santa Rosa ten-year-old was told by the city to get rid of his beehives or face property inspections — so he flooded City Hall with 100 letters of support and got the zoning laws changed instead, which is either the most wholesome thing you'll read all week or a reminder that adults have been doing bureaucracy wrong this whole time.

• A Moody's Analytics study says disciplined renters could finish $1.19 million ahead of homeowners after 30 years, and the math is technically correct — the catch is it requires 360 consecutive months of perfect financial discipline from a generation where 55% hold crypto and 30% get investment advice from TikTok.

It's Friday, your inbox is full of things that can wait — this one actually can't, so pour something worthy and dive in.

Real Estate News

It's A Buyer's Market — So Why Are 36% Of Homes In Bidding Wars?

Nationally, 29% of U.S. homebuyers paid in all cash in December — the lowest share for that month since 2020 Redfin, down from a peak of nearly 35% in late 2023 when mortgage rates were pushing 8%. Here in Sonoma County, our own December data tells a more nuanced story — and one worth paying attention to if you're planning to make a move in 2025.

Cash is one of the sharpest weapons a buyer can deploy in a competitive offer situation. So here's the twist: despite everyone calling this a buyer's market, 36% of Sonoma County homes in December still received multiple offers. Knowing where that competition is happening — and who's bringing cash — could be the difference between winning and losing a deal.

Sonoma County came in at 23.6% cash sales across 275 single-family transactions — below the national average. But that countywide number hides a dramatic geographic divide. Lifestyle and luxury towns tell a completely different story from the commuter belt. Glen Ellen sat at 50% cash, Sonoma at 40.6%, Guerneville and Forestville both around 40%. Drop down to Windsor and Rohnert Park and you're looking at single digits — 9.1% and 8.7% respectively. The same home, financed very differently depending on which zip code it sits in.

The U-shaped cash curve

The price band data is equally revealing. Rather than a straight line where more expensive means more cash, the pattern curves at both ends. Homes under $500K actually show the highest cash rate at 41.7% — driven by investors and flippers moving fast without financing contingencies. The $500K–$1M band is where owner-occupiers dominate and cash rates drop to between 15.7% and 19.1%. Then above $1M, wealth-driven buyers push cash rates back up to between 31% and 34%. Two very different buyer profiles, same outcome.

Where multiple offers are actually happening

The multiple offer picture is equally counterintuitive. While the luxury destinations generate the headlines, it's the affordable suburbs where buyers are genuinely scrapping it out. 

36% of Sonoma County homes in December received multiple offers. But again, not where you'd expect. The competition is concentrated in affordable suburbs, not wine country:

• Cotati: 75%

• Forestville: 60%

• Rohnert Park: 52.2%

• Petaluma: 48.6%

• Sonoma: only 28.1%

• The Sea Ranch: 10%

The financial reward for sellers generating that competition is real but modest. Homes with multiple offers averaged 95.5% of list price versus 93.9% for single-offer homes — a lift of about 1.5 percentage points. On a $900K home that's roughly $13,500 in extra value captured. Meaningful, not a windfall.

Only 22.2% of Sonoma County homes sold over asking in December, with the average home closing at 94.5% of list. The $500K–$1M range remains the sweet spot — most competitive, most loan-friendly, and delivering the strongest sale-to-list ratios at 96.5%–97.1%. Luxury sellers above $1.5M averaged just 88.3% of list price, a clear signal that in the upper tier, pricing strategy is everything.

Local News

Santa Rosa's Sweet Victory: 10-Year-Old Beekeeper Buzzes City Hall Into Changing Zoning Laws

A 10-year-old's backyard hobby just rewrote Santa Rosa's rulebook. Nicholas Bard started keeping bees at age seven through 4-H, but in March 2025, city officials slapped him with a violation after an anonymous complaint, demanding he remove his hive or face property inspections. Their reasoning? Beekeeping counted as an "occupation" banned in residential zones.

The Buzz Heard Round City Hall

Nicholas didn't back down. Working with the Sonoma County Beekeepers Association, he sparked a community uprising that flooded City Hall with over 100 letters of support. Mayor Mark Stapp admitted the city had no idea beekeeping was even prohibited. Within weeks, officials agreed to amend the zoning code specifically for student beekeeping.

What This Means For Aspiring Urban Beekeepers

The new ordinance (expected late 2025) will likely include:

• Colony limits based on property size

• Setback requirements from property lines

• Provisions for small-scale honey sales

• Support for educational beekeeping projects

Urban beekeeping isn't just a kid's hobby. Studies show urban bees often produce more honey and experience 62.5% winter survival rates versus 40% in rural areas, thanks to diverse plantings and reduced pesticide exposure. For Sonoma County homeowners eyeing eco-friendly property features or passive income streams, backyard beekeeping could add unique value to residential lots.

This case shows that sometimes the smallest advocates create the biggest policy changes. His hive stays, and Santa Rosa's residential zones just got a lot sweeter.

Local News

Wine country to SXSW: Southwest's new Austin route launches this fall

Southwest Airlines just dropped a route that connects two of America's coolest creative hubs—and Sonoma County's tech workers, creatives, musicians and film artists are about to have a much easier trip to Austin.

Starting October 3, 2026, Southwest launches Saturday nonstop service from Sonoma County Airport to Austin-Bergstrom. The 3.5-hour flight departs at 11:10am and lands at 4:45pm—perfect timing for weekend BBQ runs or catching a University of Texas game.

Here's why this matters for Sonoma County:

• The airport saw passenger traffic jump 4% in 2025 despite weather disruptions, with year-over-year growth hitting 15% through 2024

• Southwest is so confident in demand they expanded Denver service to 5 days per week before even launching their first STS flight in April 2026

• Austin's SXSW festival (March 12-18, 2026) draws thousands of tech and creative professionals annually—previously requiring multi-stop flights from the North Bay

15+ Nonstop Destinations:

Alaska Airlines nonstops: Burbank (BUR), Los Angeles (LAX), Orange County/Santa Ana (SNA), San Diego (SAN), Palm Springs (PSP, seasonal Oct–May), Las Vegas (LAS), Portland (PDX), Seattle (SEA)

American Airlines nonstops: Dallas–Fort Worth (DFW), Phoenix–Sky Harbor (PHX)

Southwest nonstops (starting April 7, 2026): San Diego (SAN), Las Vegas (LAS), Denver (DEN), Burbank (BUR)—plus Austin (AUS) launching October 3

That's California, Nevada, Oregon, Washington, Texas and Arizona all reachable without a connection from Sonoma County.

For Sonoma County residents considering property investments or relocations, improved air connectivity signals strong regional economic momentum. Direct access to major tech and business hubs like Austin makes living in wine country while maintaining professional networks increasingly viable.

The route operates seasonally on Saturdays, adding Austin as Southwest's sixth destination from Sonoma County Airport.

Area Guide

Healdsburg: Wine Country's Most Misunderstood Address

Three Michelin stars. Three world-class wine regions. A farmers market with a permanent pavilion is projected to open soon this year. Healdsburg looks perfect on paper — but David and Jonathan break down exactly who thrives here and who ends up frustrated. Watch the full video to get the unfiltered truth before you make any moves.

• SingleThread's three Michelin stars are just the starting point — walkable tasting rooms across three AVAs (Alexander, Dry Creek, Russian River) make this the most accessible wine country in California

• SMART train extension breaks ground January 2026, cutting SF connectivity dramatically by 2028 — this infrastructure play hasn't hit pricing yet

• The city runs a genuine budget surplus from tourism revenue that funds resident amenities — rare for a town this size

• Healdsburg isn't for status-seekers or Napa loyalists — the cultural fit question matters as much as the financials

Healdsburg isn't trying to be Napa — and that's exactly the point. It's a town that's quietly engineered one of the best quality-of-life setups in Northern California: world-class food and wine without the pretension, outdoor recreation out your back door, fiscally sound city management, and infrastructure investments that haven't yet been priced into the market. If you're weighing Wine Country and want the honest insider take on whether Healdsburg matches your lifestyle and investment goals, this is the video to watch first.

Lifestyle Guide

Wine Country's Best Pancakes Come With a 581-Year-Old Story

Shrove Tuesday just passed on February 17, and if you missed the 581-year-old tradition of pancake racing, don't worry. Sonoma County has you covered with some seriously impressive stacks that'll make you forget all about Lent.

Where to stack up in Wine Country:

• Acorn Cafe on the Healdsburg plaza — Chef Beryl Adler (formerly W Hotel Bali, Ritz-Carlton Half Moon Bay and Grand Cayman) makes a lemon ricotta hotcake with house lemon curd, oat crumble, and lemon lavender ice cream. Basically Instagram bait

• Verano Cafe in Sonoma — plate-size lemon pancakes fluffed with cottage cheese and eggs. Lighter than air, bigger than your head

• Brother's Cafe in Santa Rosa — Dutch Baby German pancake with caramelized sugar and apples. Bavarian-style breakfast all day

• Sax's Joint in Petaluma — pancake the size of an actual pizza using a half-gallon of batter. Any kid's dream, any adult's regret

• Dierk's Parkside Cafe in Santa Rosa — classic fluffy stacks and bacon. No notes

These aren't just restaurants — they're weekend rituals and the kind of third places that make a community feel like home. Whether you're exploring Healdsburg or Sonoma's east side, knowing where locals actually eat tells you everything about a neighborhood.

Now for the history bit, because it's genuinely good. The word "Shrove" comes from the Old English "to shrive" — meaning to confess sins and receive absolution before Lent. Pancakes weren't just fun, they were practical. Eggs, butter, flour — all the rich ingredients forbidden during the 40-day fast — burned through in one dish. Medieval efficiency at its finest.

A few facts worth knowing:

• The famous Olney pancake races trace back to 1445, when a woman allegedly sprinted to church still clutching her frying pan after losing track of time mid-flip and hearing the bell for the Shrove service

• Around the world the day goes by Pancake Day, Fat Tuesday, and Mardi Gras

• In Hawaii they fry Portuguese malasadas for the same reason — different culture, same logic: eat the good stuff before the fast begins

• The Irish believed if an unmarried daughter dropped her pancake during the flip, she'd stay single another year. No pressure

Good pancakes within walking distance aren't just a perk. They're a sign you picked the right town.

Real Estate News

The $1.19M Renting Advantage That Almost Nobody Achieves

A new Moody's Analytics study is making the rounds, and on paper it stings a little. The argument: a disciplined renter investing the monthly difference between renting and owning could end up $1.19 million ahead after 30 years ($2.8M vs. $1.6M for homeowners).

The math checks out. The human behavior doesn't.

The model assumes someone earning $150K consistently invests a $1,046 monthly gap — every month, for 360 months, without touching it. Now meet the average investor:

• Only 14.4% of 25-39 year-olds make consistent annual investment transfers (up from near zero a decade ago)

• Median portfolio size among young investors: $4,000

• 55% hold crypto; 30% get financial advice from TikTok

• Half say FOMO drives their investment decisions

Your mortgage didn't care about your motivation on a random Tuesday. It built wealth automatically.

What the spreadsheet misses:

• Forced savings that couldn't be paused, redirected, or panic-sold

• Leverage on a $500K asset from a fraction down

• The national homeowner-to-renter wealth gap hit $390,000 in 2022

• Over 33 years, homeowner median wealth grew $165K vs. $5,800 for renters

And in Sonoma County, you added something no model captures — Mediterranean climate, wine country living, SF proximity, and a community ranked 7th healthiest in California with a median household income of $102,800.

Gen Z isn't wrong to try a different path. They're largely locked out of the one that worked for you. But the Moody's scenario requires perfect discipline for 30 straight years. Your mortgage enforced that discipline automatically.

New Listing

Windsor Home Hits Market With Cathedral Ceilings and Garden Beds You'll Actually Use

Picture this: 1,633 square feet of living space in central Windsor where you can walk to coffee shops without questioning your life choices. This 4-bed, 2.5-bath at 100 Wooded Glen is the kind of place where cathedral ceilings make you feel fancy, but the open kitchen layout means you can keep an eye on everything — and everyone — from anywhere on the main floor.

Here's what makes this one worth your Saturday morning:

• Natural light floods in, creating an effortlessly bright and airy atmosphere that elevates every corner of the space.

• Laminate flooring upstairs – Spill your coffee, track in mud, live your life without fear

• Custom raised garden beds – Grow tomatoes, herbs, or just let them sit there looking intentional

• Prime walkability – Schools, parks, shopping centers, and restaurants are actually walking distance (not real estate "walking distance")

The primary suite is big enough for a king bed and your partner's alarming pile of decorative pillows. Three more bedrooms mean space for kids, guests, or that home office you swore you'd finally organize.

Windsor's Town Green hosts farmers markets and summer concerts, while the broader neighborhood gives you that Sonoma County lifestyle without the Healdsburg price tag. At .14 acres, you've got outdoor space that won't consume every weekend.

Curious about what makes Windsor neighborhoods tick? We've got a video breaking down the best areas in town – from schools to parks to which streets actually have sidewalks.

Priced at $770k. Book your showing before someone with better timing does.

What’s Happening This Week

Barrel Tasting: A Family Affair
Where: Various Healdsburg wineries, Healdsburg, CA
When: Saturday, February 21, 2026
Why You Should Go: A rare behind-the-scenes pass to taste wines straight from the barrel — futures, library pours, the works — while chatting with the winemakers themselves. This is Wine Country at its most authentic, and honestly one of the best ways to spend $50 all month.

Sonoma County Restaurant Week Kicks Off
Where: 100+ restaurants across Sonoma County (including Santa Rosa, Healdsburg & beyond)
When: Monday, February 23 – Sunday, March 1, 2026
Why You Should Go: Over 100 local restaurants serving prix fixe menus starting at $30 — no tickets, no passes, just show up and eat well. It's the best week of the year to try that spot you've been meaning to visit, and every dollar goes straight to a local small business. Farm-to-table has never been this easy (or this affordable)

Careless Whisper: The Ultimate 80s Live 
Where: Vintage Space, Flamingo Resort, 2777 4th Street, Santa Rosa, CA
When: Saturday, February 21, 2026 • 9:00 PM • 21+
Why You Should Go: Think neon lights, synth beats, and a room full of people who know every word to "Take On Me." Careless Whisper brings the full 80s live band experience to Santa Rosa's coolest retro-futuristic lounge — inside one of Wine Country's most iconic mid-century resorts. Bonus: the bar is excellent.

Share The Love

• Got friends dreaming of wine country life? Share this newsletter and save them from doomscrolling Zillow

• Follow our somewhat professional adventures on Instagram @bruingtonhargreaves

• Check our YouTube channel for weekly local market updates (and occasional winery mishaps)

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.