Holy market shift, batman! This week's newsletter reveals why we are expecting an inventory avalanche as stagers are booked solid until june

Plus, we're exposing the six under-the-radar restaurants where locals elbow each other for tables while tourists dine elsewhere. And don't miss our dreamy redwood hideaway in Guerneville with a money-making twist - this $799k gem lets you live upstairs, rent downstairs, and watch the deposits flow.

Why your real estate deal might collapse - Inspection surprises top sonoma's deal-breakers as new figures show 13% of home sales fall through.

From Campo Fina to Molti Amici to Bistro Lagniapp: The latest incarnation

Spring inventory surge alert - Booked stagers signal impending seller concessions. Act accordingly.

Local dining spots worth fighting for - Six under-the-radar restaurants where locals feast gloriously.

Live among giants (with rental income) - Guerneville redwood paradise with money-making adu. Just $799k!

New construction unicorns - Found: mythical brand-new homes across sonoma's hottest neighborhoods.

Coming soon: $3.495m modern masterpiece - June 1st: wikiup estate with show-stopping adu.

Weekend adventures - Bee gees tributes, wine tastings, and flower power parades await!

Real Estate News

Why your Sonoma County real estate deal might collapse (and how to prevent it)

Cancellation of real estate transactions is on the rise nationally, with approximately 52,000 purchase agreements (13.4% of all homes sold) canceled in March alone. This marks the third highest cancellation rate for March since 2017, behind only March 2023 (13.7%) and pandemic-era March 2020 (16.4%).

While national data shows Florida and Texas markets leading cancellations (Orlando topped the list at 18.7%), Sonoma County's unique market dynamics tell a different story.

Based on our experience as Sonoma County real estate professionals, here's our ranking of why deals typically fall through locally:

1. Inspection findings: Unlike national trends, our experience shows inspection issues are the primary deal-breaker in Sonoma County. Smart sellers should consider pre-listing inspections.

2. Contingent sales: Buyers unable to sell their current homes can't proceed with purchases—a common scenario we see regularly.

3. External factors/buyer's remorse: The emotional nature of Sonoma's lifestyle-oriented purchases sometimes leads to cold feet.

4. Insurance challenges: With wildfire concerns in our region, insurance availability has become a major hurdle unique to our market.

5. Financing issues: While less common locally than national averages suggest, they still occur.

Three ways to avoid deal collapse in Sonoma County

Complete All Inspections Upfront: Pest, roof, septic, sewer, well, and home inspections done before listing can prevent surprises that kill deals later.

Vet Contingent Buyers Carefully: If accepting an offer with a home sale contingency, have your agent physically visit their property and verify their listing price is realistic.

Sellers Should Get insurance quotes: New buyers face different insurance requirements than existing homeowners—secure indicative quotes early in the process to avoid last-minute shocks.

Buyer strategy: Cash offers are attractive, but contrary to conventional wisdom, our experience shows that price and inspection contingency waivers often make offers more compelling in Sonoma County.

Seller Concession Increase: Housing supply has hit a five-year high nationally, with 44.4% of sellers offering concessions (up from 39.3% last year). This changing market requires both buyers and sellers to adjust expectations and strategies, especially in our unique Sonoma County environment where lifestyle considerations often drive purchase decisions

Real Estate Guides

New Construction In Sonoma County: Finding The Hidden Hotspots

Finding brand-new homes in Sonoma County has traditionally been like hunting for unicorns - they existed, but were nearly impossible to spot. While the county's charm lies in its historic properties, there are now specific pockets within each community where new construction is finally emerging:

Healdsburg: the crown jewel offers mill district downtown condos ($1.5m-$6m) with italian cabinetry, montage residences ($6m+) with resort services, and farm stand custom lots (starting $2m) on acre-sized parcels minutes from the plaza.

Windsor: find townhomes at old redwood village ($700k-$900k), boutique single-level schellinger homes (~$1m), or hillside ross ranch estates ($1.5m-$2.5m) connected to town trails.

Santa rosa: this area leads with fire rebuild opportunities transforming entire neighborhoods. fountaingrove, mark west, wikiup, and riebli aren't just rebuilding - they're upgrading with modern construction that incorporates the latest fire-resistant materials and energy standards. 

Rohnert park: Somo village reinvents an industrial site with sustainable homes ($800k-low millions) featuring solar panels and walkable access to dining and shopping.

Petaluma: eastern hills showcase aspect's 3,500 sq ft luxury homes ($1.8m) and unique quarry heights properties built on former quarry terrain (low $1m).

Watch our complete video to discover where these new construction gems are hiding before everyone else finds them.

Lifestyle News

Sonoma's Secret Dining Spots: Local Favorites That Stay Packed

While tourists flock to the big-name restaurants, savvy Sonoma County residents and property investors know the real culinary treasures often hide in plain sight. These local haunts stay consistently packed—not with visitors, but with regulars who appreciate authentic, consistently excellent dining experiences.

Baci Cafe & Wine Bar (Healdsburg): Often overlooked by tourists despite its prime Healdsburg Ave location. Locals pack in for Chef Shari Sarabi's elevated Italian dishes, including their signature Bolognese made with Kobe beef, veal, and pork ribs. A neighborhood favorite that proves location isn't everything.

Taste of Tea (Healdsburg): This hidden gem offers homey Japanese comfort food while tourists crowd elsewhere. Their curry ramen, bento boxes and rice bowls paired with an extensive imported tea selection create a loyal following among those seeking authentic flavors without the scene.

El Milagro (Cloverdale/Healdsburg): So beloved they expanded to a second location. Their authentic regional Mexican cuisine features scratch-made pumpkin seed mole and slow-braised guisados that keep tables full year-round.

Hazel (Occidental): This cozy bistro draws devoted followers for their wood-fired dishes and house-made desserts. Friday's pie day creates a weekly pilgrimage for locals in the know.

Grata (Windsor): Honest Italian classics in a charming setting from a former Stark Reality Restaurants chef. The ricotta gnudi alone ensures this place stays busy with neighborhood regulars.

Corner Project (Geyserville): Family-run brewpub elevating comfort food beyond typical pub fare. Their perfect pickled veggie sandwich and pulled lamb focaccia create loyal customers who return weekly.

What makes these spots special isn't just great food—it's the authentic community experience they provide, contributing to the neighborhood character that makes Sonoma County properties uniquely valuable as both lifestyle and investment opportunities.

Looking to discover the headline restaurants that put Healdsburg on the culinary map? Check out our latest video tour of Healdsburg's most celebrated dining destinations. While these spots attract visitors from around the world, they're worth knowing about whether you're investing in the area or simply planning your next wine country getaway.

New Listing

Redwood Hideaway with a Money-Making Twist

15930 Wright Drive, Guerneville: Ever wished you could live among giants AND pay your mortgage at the same time? This Guerneviile gem lets you do exactly that. Nestled among towering redwoods (but somehow still filled with sunshine), this 2-bed/1-bath charmer comes with a fully legal 2-bed/1-bath ADU downstairs.

Translation: live upstairs, rent downstairs, and watch your bank account grow like the ancient trees surrounding you.

Both units have been recently upgraded with modern kitchens and cozy wood-stoves for those foggy river mornings. The lower unit features a private wraparound deck complete with hot tub (perfect for stargazing through the redwood canopy), while the upper unit boasts its own sunny balcony.

Located in coveted Riverlands Heights, you're just a footpath away from the Russian River and a short stroll across the bridge to downtown Guerneville's restaurants and shops. Tennis courts nearby for the sporty types.

The ultimate "have your cake and eat it too" property: weekend getaway that pays for itself, full-time home with rental income, or the perfect setup for extended family visits without anyone killing each other. Price at $799,000

Real Estate News

Sonoma's Spring Inventory Surge: Why Seller Concessions Are About to Explode

The signals are undeniable - we're witnessing the early tremors of a major inventory surge about to hit Sonoma County. The first harbinger? Stagers throughout the county are booked solid until June, indicating sellers are preparing properties en masse. While Q1 only saw a modest 6.5% rise in new listings compared to last year across Sonoma County, our market analysis points to April numbers jumping into double digits.

This means we might be about to see what is happening nationally where a staggering 44.4% of home sellers are now offering concessions to buyers—just shy of the all-time record of 45.1% from early 2023. The days of multiple offers with no contingencies are fading fast as housing inventory reaches a five-year high across the country.

In Seattle, an eye-popping 71.3% of sellers are giving concessions, nearly double from just a year ago. While Sonoma County hasn't reached these levels yet, we're seeing clear signals of what's coming.

What this means for you:

For sellers: Price realistically from the start. The data shows overpriced homes linger on the market and ultimately require deeper concessions. Set your price based on Q1 sales, not wishful thinking. If they don’t exist make sure to use data to adjust

Consider offering strategic concessions rather than price cuts such as mortgage rate buydown. 

The Concession Conversation: Today's savvy sellers are offering closing cost coverage, repair credits, and even mortgage rate buydowns instead of slashing prices. The right concession package can mean the difference between a quick sale and months on market—especially as inventory rises.

Our advice? If you're planning to sell this spring, get ahead of this trend. Create a complete listing package and use every marketing trick in the book to get it in front of the right buyers. The days of listing high and negotiating down are over. In a market showing clear signs of rebalancing, the prepared seller wins.

Lifestyle News

From Molti Amici to Bistro Lagniappe: French Countryside Flavors Hit Healdsburg

Healdsburg's dining scene gets a refresh this spring as Bistro Lagniappe takes over the former Molti Amici space at 330 Healdsburg Ave.

The quick scoop:

• Chef Jacob Harth (nationally acclaimed for Portland's Erizo) is bringing his talents to Sonoma County

• The concept: California countryside cooking with French rural bistro influence using premium Sonoma County ingredients

• The centerpiece: A spectacular wood-fired oven reaching 1,200 degrees - perfect for dishes like cassoulet, gratins, and roasted seafood

• No pizzas though - this isn't Campo Fina 2.0

What you'll eat:

• "Minimalist and straightforward" cooking "allowing our exceptional local artisans to shine"

• Wood-fired comfort dishes showcasing Sonoma County's agricultural bounty

• Initial dinner service with weekend brunch planned down the road

The backstory:

• The space was previously Campo Fina (closed 2022) and briefly Molti Amici (closed November 2023)

• Features an expansive back patio perfect for wine country dining

• Harth earned national recognition when Eater named his Portland restaurant among "16 Best New Restaurants of 2019"

Bistro Lagniappe represents exactly the kind of unique, high-quality dining establishment that makes Healdsburg a culinary destination worth visiting.

Current Listings

What’s Happening This Week?

Passport to Dry Creek Valley

Where: Dry Creek Valley, Healdsburg, CA

When: Saturday–Sunday, April 26–27, 2025

Why You Should Go: Sip, swirl, and savor your way through one of California's most picturesque wine regions during this beloved annual event. With over 25 wineries opening their doors, you'll enjoy exclusive tastings, delectable food pairings, and live entertainment.

April in Carneros

Where: Various wineries in the Carneros region, Napa and Sonoma Counties

When: Saturday, April 26, 2025

Why You Should Go: Spring into wine country with "April in Carneros," where 14 esteemed wineries open their doors for a day of indulgence. Savor special wine releases, delightful food pairings, and live music, all set against the rolling hills of the Carneros region.

You Should Be Dancing – A Tribute to the Bee Gees

Where: Mystic Theatre, 23 Petaluma Blvd N, Petaluma, CA

When: Friday, April 25, 2025, 8:00 PM

Why You Should Go: Break out your bell bottoms and platform shoes—it's time to boogie! "You Should Be Dancing," the Bay Area’s premier Bee Gees tribute band, brings the disco era back to life with pitch-perfect harmonies and infectious grooves. Experience the magic of the Bee Gees in the historic Mystic Theatre, a 1911 vaudeville venue turned live music hotspot. It's a night of nostalgia and nonstop dancing you won't want to miss.

Sebastopol Apple Blossom Parade & Festival

Where: Main Street & Ives Park, Sebastopol, CA

When: Saturday, April 26, 2025, 10:00 AM – 6:00 PM and Sunday, April 27, 11:00 AM – 5:00 PM

Why You Should Go: Get ready to groove at Sebastopol’s 79th Annual Apple Blossom Parade & Festival! This year's "Flower Power" theme brings a vibrant 60s flair to the festivities. Enjoy a lively parade featuring handmade floats and colorful displays, followed by two days of live music, including performances by Fleetwood Macrame and Big Brother & the Holding Company.

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• 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.