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Drones Watch While Insurance Fails You
David Hargreaves
June 13, 2025
The Weekly Newsletter From BruingtonHargreaves
While housing economists get schooled by hyperlocal markets and Alabama homeowners laugh all the way to the bank with 35% insurance discounts, Sonoma County continues to prove that real estate reality is stranger than fiction—from congressional bills that could save sellers six figures to secret drone surveillance programs that have already captured 5,600 photos of your backyard projects.
A bipartisan congressional bill sitting in committee right now could double capital gains exemptions and save Sonoma County sellers $50,000 to $100,000+ in taxes
Two exceptional turnkey listings are about to hit the market—on Piper Street in downtown Healdsburg and a Spring Lake sanctuary across from Howarth Park—both completely renovated with no contractors, dust, or surprise plumbing discoveries required.
Summer wine tasting has evolved beyond sit-and-sip with Truett Hurst's new downtown Healdsburg space hosting Sunday music sessions through August and Lambert Bridge offering Friday wind-down sessions with wood-fired pizza
Grab a cold summer Rose, slice of Pizza and dig in!
Table of Contents
Real Estate News
Sonoma Sellers Could Save $100K With This Pending Bill
A bipartisan bill sitting in Congress right now could save Sonoma County homeowners tens of thousands in taxes when they sell—and if you've recently listed your home, you might be looking at an unexpected windfall.
The More Homes on the Market Act would double capital gains exemptions from $250,000 to $500,000 for single filers and from $500,000 to $1 million for married couples. For a county where median home prices hover around $800,000, this isn't just helpful—it's game-changing.
The Current Tax Trap
Here's why this matters locally: Nearly 30 years after Congress set these exemption levels, millions of homeowners nationwide are getting squeezed by their own equity gains. The math is brutal for Sonoma County:
Current exemptions haven't changed since 1997
34% of U.S. homeowners (29 million people) already exceed the $250,000 cap
By 2035: Nearly 70% could hit tax penalties just for building equity
In high-cost markets like ours, long-term homeowners face massive tax bills when downsizing or relocating.
The Seller's Bonus
With inventory picking up in recent weeks, current sellers could be perfectly positioned. If this bill passes while your home is on the market or in escrow, you might save $50,000 to $100,000+ in capital gains taxes—money that stays in your pocket instead of going to Uncle Sam.
Where Things Stand
Rep. Jimmy Panetta introduced the bill (H.R. 1340) in February 2025. It's currently sitting in the House Ways and Means Committee with no scheduled vote yet. The bill could get attached to larger tax legislation currently moving through Congress, but there's no confirmation it's included in the major tax package the Senate is considering.
The Sonoma County Stakes
With bipartisan support and backing from major real estate organizations, this bill has real potential. For local homeowners sitting on decades of Sonoma County appreciation, it could mean the difference between a hefty tax bill and keeping that equity for your next chapter.
The legislative process moves slowly, but the impact could be immediate once passed so it is worth keeping an eye on
New Listings
Turnkey Sonoma County Homes: No Dust, No Drama
We're buzzing about two exceptional listings hitting the market in the next few weeks - and they're just the beginning. We've got a pipeline of completely remodeled, move-in-ready properties throughout Sonoma County that'll save you from the renovation nightmare everyone warns you about.
Downtown Healdsburg Living At Its Best: Piper St
The Perfect Wine Country Living Floor Plan With Dedicated Guest Unit
1910 Arts & Crafts gem with contemporary soul - 2,243 sq ft of historic charm meets modern brains, walkable to downtown
Bonus carriage house ADU - Let it pay your mortgage while you sip wine on the front porch
Chef's kitchen with Thermador appliances and marble island - Seating for four, bragging rights for life
Three outdoor 'rooms' plus private courtyard - Indoor/outdoor living that makes your current patio look sad
Spring Lake, Santa Rosa
Coming To Market Soon!
5 bed/3 bath corner lot sanctuary - Wine country vibes without the commute, literally across from Spring Lake and Howarth Park
Triple threat fireplaces with quartzite surrounds - Because one fireplace is for beginners
Chef's kitchen with commercial-grade appliances - Your takeout habit is officially obsolete
Master suite with his/her vanities and freestanding tub - Finally, bathroom peace negotiations can end
Both properties are completely renovated and move-in ready. No contractors, no dust, no "surprise" plumbing discoveries.
Want first dibs on our turnkey Sonoma County properties?
Area Guides
Locals Still Discover Secret Spots in America's Best Small Town
What if we told you there's a place where you could sip world-class wine in a charming town square, then find yourself cruising past vineyard estates and secret rural hideaways—all within minutes?
Welcome to Healdsburg, the best small town in the West.
We just filmed an exclusive driving tour that reveals the REAL Healdsburg.
Not just the famous Plaza you've heard about, but the hidden neighborhoods, family-friendly spots, luxury estates, and those "how-did-we-miss-this?" places that even locals are still discovering.
Here's what you'll see:
Starting at the iconic Plaza (because where else?)
55+ communities with pools by the river
High-end neighborhoods near the golf course
Perfect family areas
Actual vineyard estates you could own
Secret pockets that feel rural but are minutes from downtown
Ending at the trendy Mill District
The truth? Healdsburg isn't just one place—it's a dozen different lifestyles woven together in the most unexpected ways. Some people spend months trying to figure out which area fits them.
We're about to show you all of them in one perfect ride.
Ready to see what you've been missing?
Lifestyle News
Summer Wine Tasting Gets Upgrade: Music Sessions and Pizza Classes
Summer in Sonoma County means one thing: it's time to ditch the stuffy indoor tastings and embrace the season outdoors. Whether you're craving live music with your Zinfandel or want to master the art of wood-fired pizza making, wine country has evolved beyond the traditional sit-and-sip experience. Here are two spots doing summer right.
Option 1: Truett Hurst's Brand New Urban Wine Experience
Phil Hurst just transformed a forgotten 1875 warehouse in downtown Healdsburg into something special. The old cream of tartar plant turned tasting room at 428 Hudson Street now features soaring ceilings, skylights, and those signature red Adirondack chairs from the original estate.
The space was designed by Shawn Hall, who gutted the dark, covered-up building and created a bright, modern French showpiece with a 20-foot weathered wood bar and lush outdoor patio. Hurst moved here after reclaiming his brands from corporate ownership - a smart play for today's wine drinkers who prefer hopping between multiple downtown spots over lengthy estate visits.
Summer Sundays Music Series runs through August with local artists, fresh-grilled tri-tip baguettes, and a house wine to start:
May 25: Ricky Ray (12-4:30pm)
June 15: Dustin Saylor Father's Day Special (2-6:30pm)
June 29: Fitch Mountaineers (2-6:30pm)
July 13: Fitch Mountaineers (2-6:30pm)
August 10: Dustin Saylor (2-6:30pm)
August 24: Third Rail Band (2-6:30pm)
Club members get free admission plus one guest. Non-members pay $25 including food, wine, and music.
Option 2: Lambert Bridge's Friday Wind-Down
We hit Lambert Bridge's Summer Sundowners last year and they're perfect for ending the week. Grab friends, buy a bottle, and sprawl across their stunning gardens while devouring wood-fired pizzas.
Pizza Nights And Pizza Classes At Lambert Bridge
Their Summer Sundowner series runs:
July 11 (Friday 5-7pm)
August 15 (Friday 5-7pm)
September 12 (Friday 5-7pm)
Each features live music from local artists, bottle service, and those incredible Mugnaini wood-fired pizzas available for purchase. Open to everyone, not just members.
The real gem? Their pizza-making classes where you learn proper dough stretching and wood-fired baking techniques with wine pairings. At $175 per person, it's one of those experiences you'll remember forever. Classes book fast though - email [email protected]
Both spots prove Sonoma County's wine scene is evolving beyond stuffy tastings into authentic experiences that actually fit your lifestyle.
Market Insight
Even Zillow's Housing Economist Got Burned Buying a House
Your friend sends you a CNN article: "Housing Market Finally Cooling Down!" You think: perfect timing to buy that Healdsburg dream home.
Reality check: National housing stories are like horoscopes for real estate. They sound relevant until you actually need to make decisions with real money.
When national median prices hover around $402,000 and Sonoma County sits above $800,000, we're not even in the same conversation. Luxury markets like Healdsburg and the city of Sonoma dance to their own rhythm, often months ahead or behind broader trends.
A Zillow senior economist who analyzes housing data professionally just learned this lesson the hard way. Orphe Divounguy lost two home bids in Raleigh-Durham before finally closing on his third attempt in April.
His takeaway? "There is no national housing market; instead, housing is very much local."
This hits differently in Sonoma County, where hyperlocal knowledge can make or break your deal.
Block-by-Block Value Swings
In most cities, one block can make a big difference. In Healdsburg, crossing Powell Ave or University can mean a 20% price difference. We recently watched a Marin appraiser overvalue a home by 20% because she didn't understand where downtown boundaries actually end. One block literally costs buyers tens of thousands.
Infrastructure Landmines
Sonoma County's rural properties hide expensive surprises. Wells can fail, septic systems age out, and soil issues require massive remediation. San Francisco agents miss these red flags that local agents spot immediately, potentially costing buyers $50,000+ in unexpected repairs.
Vacation Rental Gotchas
Sonoma County's vacation rental rules change by town and sometimes by block. We've seen Bay Area agents help clients buy "investment properties" that can't legally be rented short-term. That dream Airbnb income? Gone.
Contingency Culture
Sonoma County buyers typically use contingencies for protection. When SF agents submit offers with minimal contingencies, they either expose buyers to massive risk or hand sellers deals that look too good to be true.
Off-Market Access
With new MLS rules limiting what appears on Zillow, local agent networks matter more than ever. Tight-knit realtor communities here often know about listings before they go public.
Even housing economists get schooled by local markets. Don't let yours be an expensive education.
Real Estate News
5,600 Secret Photos Caught Homeowners Breaking Building Codes
You know that panic when filling out seller disclosures? "Have you done work without permits?" Most homeowners freeze - was that bathroom vanity permitted? The deck? Nobody really knows.
Sonoma County drones might already have the answer!
Sonoma Count Is Using Drones For Code Enforcement!
Not Your Average Code Enforcement
This isn't happening everywhere - yet. The ACLU calls Sonoma County's program unprecedented in scale and sophistication across California. What started in 2019 as cannabis surveillance has morphed into mass property monitoring.
The stats are telling:
700+ drone flights since 2019
5,600+ surveillance photos captured
$3 million in fines levied (averaging $16,638 per case)
Real Stories, Real Stakes
One homeowner got hit with $25,000 in fixes plus $10,000 in ongoing fines after drones spotted her "unpermitted cabin." She didn't even notice the drone until a worker pointed it out.
Another homeowner stopped using her outdoor bathtub after learning the county had photographed it during surveillance.
Why This Lawsuit Matters
Look, homeowners should follow permit rules. But enforcement needs to be fair and constitutional. Traditional inspections are complaint-driven or tied to specific projects. Warrantless drone fishing expeditions over entire neighborhoods? That's different territory.
County emails show officials discussing how to hide the program's scope from reporters - never a good sign.
The Bigger Picture
If this program stands, expect other counties to follow suit. The ACLU lawsuit could set critical precedent for property owner privacy rights statewide.
For now, assume someone's watching in Sonoma County. That unpermitted addition might already be photographed.
Home Guides
This Alabama Trick Cuts Insurance 35% — California Maxes at 8%
Alabama homeowners are banking serious cash with insurance discounts up to 35% for hurricane-proofing their roofs. Over 50,000 homes have qualified using specialized ring shank nails and waterproof barriers, with the state throwing in grants covering up to $10,000 of costs. When Hurricane Sally hit in 2020, these fortified roofs filed fewer claims and sustained less damage.
Meanwhile, Sonoma County homeowners get a pathetic 8% to 15% maximum discount for wildfire hardening through California's "Safer from Wildfires" program. Individual upgrades like fire-resistant windows or siding net just 0.5% to 1% off premiums. After January's Los Angeles fires, State Farm responded by hiking rates 17%.
The math doesn't add up. Alabama proves meaningful discounts motivate homeowners to retrofit - nearly 2 million Americans lost coverage entirely from 2018 to 2023, with disaster-prone counties hit hardest.
Wildfire Defense Mesh for Decks - Genius!
Even Without Decent Discounts, Double Down on Fire Defense
A friend of ours on the Bailache wasn't waiting for California insurers to get their act together. He implemented two ingenious solutions that prove fire hardening doesn't have to break the bank:
PHOTOS
Wildfire defense mesh under all decks from www.wildfiredefensemesh.com - install it one foot underground to block embers AND rodents, available at Ace Hardware
Australian-developed FIRECOAT paint on fence posts between metal panels - creates an expanding protective char layer when heated for invisible fire protection
California insurers need to follow Alabama's lead with discounts that actually matter. Until then, these proven solutions offer real protection for homeowners smart enough to get ahead of the curve.
Current Listings
 10680 Old River Rd, Forestville |
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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.