- Sonoma County Insider
- Posts
- Pool Homes Win As Listings Go Dark
Pool Homes Win As Listings Go Dark
David Hargreaves
May 30, 2025
Welcome to this week's real estate reality check, where swimming pools are worth more than some people's entire homes, Zillow and Redfin are playing hardball, and apparently oysters for $1.50 can somehow make your mortgage payments feel less painful.
While the rest of America debates whether we're heading into a recession, Sonoma County investors are busy squeezing the toothpaste tube to find the best places to buy vacation rentals, all while developing a solid happy hour game plan.
Table of Contents
Ready to dive into the deep end of Sonoma real estate? The water's warm, the market's wild, and someone's got to enjoy those $1.50 oysters while house hunting. Share this with anyone who needs a reality check with their morning coffee – they'll thank you later.
Market Insights
Sonoma Homes With Pools Cost A Whopping 63% More (Beating the National Average)
With this weekend set to be the hottest of the year so far, swimming pools are about to become the most coveted feature in Sonoma County real estate. While the national pool craze has cooled from pandemic highs, local homeowners with pools are still swimming in premium prices. Local data shows homes with pools sold for an average of $1.56 million compared to $955,000 without pools - a whopping 63.6% premium that actually exceeds the national average of 54%.
2263 Joy Road, Occidental: Amazing home with pool for $1.695m
Here's what makes Sonoma County's pool market unique: only 14.3% of homes sold featured pools (47 out of 329 sales), making them relatively rare compared to the national average of 24.4%. In hot climate metros more homes have pools than don’t with areas like Miami (61.8%) or Phoenix (58.4%). Even Los Angeles and San Diego, with their year-round sunshine, clock in at 36% and 37.7% respectively.
The real surprise? Cooler coastal areas like Occidental (50% of sales) and Bodega Bay (28.6%) rank high for pool ownership, suggesting these aren't just about beating the heat but creating lifestyle amenities.
For sellers considering pool installation, the math works: a $607,000 average price bump far exceeds typical pool construction costs. For buyers, expect to pay significantly more but gain a relatively rare amenity in this market.
If you want to know more about what it costs to build a pool, watch our video or read our blog all about the costs.
Real Estate News
Your Home Could Soon Be Invisible to 300M Buyers
Zillow and Redfin are cracking down on "pocket listings" - homes marketed publicly but kept off the Multiple Listing Service. Starting June 30, Zillow will block agents who repeatedly violate their new standards, while Redfin begins enforcement in September.
Here's what's driving this: Compass has been aggressively promoting off-market sales, claiming it helps "test the market." But critics argue it's really about controlling both sides of transactions while limiting buyer access.
Is Your Home Listing In Danger Of Going Dark?
The numbers tell the story of who holds the power:
Zillow: 243 million monthly visitors
Redfin: 87 million monthly visitors
Top 3 Brokerages Combined: 12.11 million monthly visitors
For Sonoma County sellers, this matters because maximum exposure typically means higher sale prices and faster sales.
Buyers face a different challenge: finding all available properties just got harder. If agents have listing that aren’t put on the MLS within 24 hours, most buyers just won’t see them so will likely miss the perfect properties simply because they're are not on the biggest real estate platforms
The solution for sellers is simple: ensure your listing agreement specifies how your home will be marketed. Want maximum exposure and highest price? Demand MLS listing within one business day. Want privacy? Get the trade-offs explained in writing before signing anything.
The days of consumers just relying on Zillow and Redfin are quite possibly over if you want to make sure you see all available homes. This move is not great for consumers but it does mean serious buyers are likely better off engaging an agent earlier. Perhaps this is the real purpose of this spat!
Listing Update
Plaza Street Steal: $150K Price Drop Near Healdsburg's Heart
That house we've been raving about on Plaza Street? The one where you can literally walk to Healdsburg's best restaurants in your slippers? It just became $150,000 more interesting at $1.05M.
We're talking about 216 Plaza Street – literally a leisurely stroll from Healdsburg's beating heart. While your neighbors are paying premium prices to live "close to downtown," you'll be the one who can stumble home from wine tasting without calling an Uber.
Plaza Street: Possibly the best road in Downtown Healdsburg
This isn't your cookie-cutter suburban box. Picture this: morning coffee in a backyard that feels like your own private park, complete with fruit trees that'll make your farmers market friends jealous. That extra room? Your Zoom background just got an upgrade – whether it becomes your creative sanctuary or the home office that actually makes you want to work.
The fireplace isn't just for show either. It's for those Sonoma evenings when you want to feel like you're living in a Hallmark movie, minus the cheesy dialogue.
Here's the thing about Healdsburg real estate: houses this close to the plaza rarely drop six figures overnight. This isn't desperation – it's opportunity wearing a bow tie.
Lifestyle News
$1.50 Oysters & Free Fries: Healdsburg's Best Hidden Happy Hours
Your favorite Healdsburg happy hour crawl just got better. Our recent video covered crowd-pleasers like Little Saint's plant-based bites and $8 cocktails, The Maison's 30% off wine wall, Lo and Behold's carbonated cocktails on tap, and Spirit Bar's live jazz weekends. But we missed five more spots delivering serious value.
The Missing Gems:
Hannah's Bar at The Madrona - Named after 1880s owner Hannah Paxton. "Social Hour" Monday-Thursday 2-5pm features $10 cocktails, $5 tap beers, plus garden-to-glass ingredients like nasturtiums and basil. Try the Madroni with St. George gin or cucumber-tequila La Sirena.
Fogbelt Station - Railway car beer garden vibes. Wednesday "Neighborhood Night" scores $10 cheese pizza plus $25 Redwood Lager pitchers. Dog-friendly casual spot on Hudson Street.
Costeaux French Bakery - European bistro transformation Wed-Fri 3-6pm. Local wines at $8/glass, $3 salmon mousse bites, outdoor seating with roses and heaters.
The Rooftop - Fitch Mountain views above Harmon guesthouse. Monday oysters $1.50 each, Tuesday two-for-one tacos, Wed-Fri happy hour includes free fries.
That's nine total happy hour spots within walking distance of Healdsburg's town square. Perfect for bar hopping or finding your regular spot.
In case you missed it, we taste-test cocktails, meet the owners, and spill which spots have the strongest drinks.
Market Insights
Half Price, Double Returns: Wine Country's Hidden Rental Goldmine
In our latest video, we share how to identify the best properties to operate as a vacation rental. When only 9% of all homes for sale are eligible, savvy investors are capitalizing on hidden opportunities just minutes from restricted hotspots.
Last year we sold over $20m of vacation rentals. Watch the video to see some of the profitable vacation rentals our clients have purchased.
Properties on Mill Creek Road and Adobe Canyon are delivering premium wine country experiences at half the cost of downtown alternatives.
Finding Eligible Architecturally Significant Homes Is Key
Amazing Homes Our Clients Bought Recently:
Parker Hill Road: New 4-bedroom with pool just outside Santa Rosa City limits
Mill Creek container home: Modern 2-bedroom with creek frontage, proven rental history and 5 minutes to Healdsburg
Adobe Canyon mid-century: $1.2M for luxury experience (comparable Sonoma properties cost nearer $2m)
The "toothpaste effect" is creating exceptional ROI potential where regulations squeezed opportunity into adjacent areas. Properties with pools, distinctive architecture, and water features command $200-300 premium nightly rates while maintaining 85%+ occupancy.
Stop wasting time on Zillow wondering if properties qualify for vacation rental permits.
We've sorted every listing to identify eligible properties. Get free access to our curated website when working with us to find your perfect wine country investment. No spam, just actionable opportunities.
Real Estate Guides
Sonoma Fire Proves Defensible Space Works
Fire season has Sonoma County homeowners thinking two moves ahead. Monday's Rockmound fire near Geyserville proved what works - Cal Fire credited homeowner-created defensible space with helping protect structures as crews contained the 3-5 acre blaze on Vineyard Road.
That successful defense highlights the two-layer approach every property owner needs: immediate defensible space preparation and long-term home hardening.
Level One: Defensible Space - Your First Line of Defense
Sonoma County requires defensible space within 100 feet of structures, with the most critical "lean, clean and green" zone extending 30 feet from buildings. PermitsonomaFire Safe Sonoma The county conducts approximately 4,000+ defensible space inspections annually Vegetation Management "Defensible Space" Inspections FAQs, focusing on removing dead vegetation, creating fuel breaks, and maintaining clear gutters.
Sonoma County Homeowners Key Information:
5-foot "zone zero" around homes must be kept clear of all flammable materials Hazardous Vegetation Inspection & Abatement
Free chipper program available through Permit Sonoma Fire Prevention Division Vegetation Management Services
AB 38 law requires defensible space documentation for property sales in high fire hazard zones
Level Two: Home Hardening - The Future Standard
California's first purpose-built fire-resistant neighborhood just opened in Escondido, featuring 64 homes with enclosed gutters, tempered glass windows, steel fencing disguised as wood, and gravel moats around foundations. After LA's devastating winter fires, KB Home's Dixon Trail development represents where residential construction is heading.
The retrofit reality nationwide shows significant investment requirements:
California's pilot program costs range from $36,000 to $110,000 per home
Only 21 homes retrofitted statewide so far through the state program
Marin County leads locally with $20 million annual wildfire prevention funding
For Sonoma County investors and lifestyle seekers, this two-layer approach protects both your investment and your dream. Defensible space keeps you compliant and safe today. Home hardening - whether retrofitting existing properties or buying fire-resistant new construction - positions you for tomorrow's insurance market and resale values.
Market Insight
Why Recession Fears Are Making Homebuyers More Eager to Purchase
Nearly two-thirds of homebuyers (63.4%) now expect a recession within the next year—the highest anxiety since 2022-23 Fed rate hikes. Tariff fears starting in February have buyers spooked about a potential trade war.
Plot twist: 30% of buyers think a recession would actually make them more likely to purchase versus just 16% who'd hold back. Why? Recessions typically force rate cuts, potentially helping buyers who've been priced out.
The Big Problems Still Exist
Limited inventory: 44% can't find homes meeting their needs
Budget constraints: 36% of buyers cite affordability issues
Active inventory remains 16% below pre-pandemic levels
Credit worries are climbing too—more buyers fear mortgage qualification issues (8.2%) and credit score problems (13.5%) as lenders tighten standards. Student loan changes affecting 9 million borrowers could make this worse.
The Good News
Overbidding concerns dropped to 7.7% from 10.4% last year. Translation: less competition, less stress, better negotiating power for buyers.
This cooling national market could benefit local buyers. While economic anxiety grows nationwide, well-positioned Sonoma County buyers might find opportunities in a less frenzied market—especially if recession fears actually deliver lower rates.
Bottom line: patience and preparation could pay off for buyers who can weather the uncertainty.
Current Listings
What’s Happening This Week?
Where: Sonoma Plaza Amphitheater, 453 1st St E, Sonoma
When: Sunday, June 1, 2025, 2:00 PM – 5:00 PM
Why You Should Go: Celebrate love, unity, and inclusivity at Sonoma Valley's inaugural Pride Festival. Enjoy live performances by Lambert Moss, Matteo Briscoe, and the Transcendence Theatre Company. Hear inspiring words from speakers like Mayor Patricia Farrar-Rivas, Police Chief Brandon Cutting, Supervisor Rebecca Hermosillo, and Suzanne Ford of San Francisco Pride.
Where: Hammerfriar Gallery, 132 Mill St., Healdsburg, CA
When: Saturday, May 31, 2025, 4:00 PM – 7:00 PM
Why You Should Go: Experience the unveiling of "CADENCE," the latest exhibition by Santa Rosa multimedia artist Bill Shelley. Known for his conceptual and technical explorations, Shelley's work invites viewers into a dialogue between abstraction and representation.
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.