Rates Hit 3-year Low: Buyers, Act Now

Mortgage rates just crashed below 6.1% for the first time since 2022 — meaning if you've been watching wine country real estate from the sidelines, your monthly payment just dropped $450 and the sidelines officially closed. Meanwhile, 2,000 people descended on Guerneville last weekend not for a music festival or a farmers market, but for mushrooms, which tells you everything you need to know about the kind of people who love this county. And in Healdsburg, a dinner series just featured a neighbor's actual horse dressed as Pegasus, which is either the most on-brand thing that has ever happened here or an argument that the wine was very good that evening.

• Mortgage rates hit their lowest point in over two years, giving Sonoma County buyers serious purchasing power they haven't seen since 2022 — here's exactly what that means for your wallet.

• Sonoma County quietly hosts over 3,000 fungi species and a newly minted mushroom festival that drew 2,000 people to Guerneville, proving this region's natural assets are as bankable as its vineyards.

• A Healdsburg dinner series called TOWN is turning winter nights into something between a fever dream and a dinner party — and this Saturday's "Snowed In" edition on the Harmon Guest House rooftop might be the wildest one yet.

Your weekend reading is here, and frankly it's more entertaining than whatever else you had planned — dive in.

If you were sent this newsletter by a friend, you can get your very own copy by signing up here

Real Estate News

Mortgage rates drop below 6.1% for first time since 2022

The housing market just got a serious shot of optimism. Mortgage rates have dipped to 6.01%, marking the lowest level since September 2022 and representing nearly a full percentage point drop from where rates sat last spring.

Here's what that means in real terms: If you're financing a $750,000 home in Sonoma County (roughly the median price point), that percentage point difference translates to about $450 less per month compared to spring 2025 rates. Over a year, that's $5,400 back in your pocket for wine country adventures, energy-efficient upgrades, or building that emergency fund.

The numbers show buyers are paying attention:

• Pending home sales jumped 1.2% year-over-year in January, signaling renewed buyer confidence

• Rates below 6.1% represent a meaningful threshold that brings more buyers off the sidelines

• Spring buying season typically heats up in March, and current rate environment is creating early momentum

• First-time buyers who were priced out at 7% rates suddenly have 15-17% more purchasing power

But headline rates only tell part of the story. Stephen Barber, one of Sonoma County's most active lenders, says the numbers on the ground are even more compelling: "Right now we're seeing conforming 30-year fixed rates around 5.75%-5.875% on purchases, 15-year fixed closer to 5.125%, and jumbo ARM borrowers are landing between 5.25%-5.5% on 5, 7, and 10-year products." For buyers financing at the jumbo level -- which is most of Sonoma County -- those ARM rates represent a meaningful opportunity to maximize purchasing power while inventory is still building.

For Sonoma County buyers who've been waiting for the right moment, this rate environment creates genuine opportunity. Whether you're a Bay Area transplant looking for that lifestyle upgrade in wine country or a local ready to downsize into something more manageable, your dollar stretches further now than it has in over two years.

The combination of improved affordability and spring inventory hitting the market means buyers have both better rates and more options. That kind of convergence doesn't happen often.

Local News

Prices Starting at $30 — Wine Country's Best Week to Eat

The 17th annual Sonoma County Restaurant Week runs February 23 through March 1 and if you think this is just a sleepy winter promo, think again. Over 100 restaurants are participating this year with three-course prix fixe dinners starting at $30-$60 - a fraction of what you'd normally pay for dining out here.

Here's why it matters beyond the deals: Sonoma County's food scene is quietly — then suddenly — eating Napa's lunch. Where Napa built its identity almost entirely around wineries with restaurants attached, Sonoma County built a genuine culinary culture. Farm-to-table isn't a marketing slogan here — it's the supply chain. Ingredients come from the next valley over.

Our picks, from casual to white tablecloth:

Costeaux French Bakery, Healdsburg 

A 100-year-old institution doing a short rib hash breakfast special for Restaurant Week. 417 Healdsburg Ave. This is the one you bring your Bay Area friends to when you want them to understand why people move up here.

Parish Cafe, Healdsburg 

Gumbo, fried chicken, beignets. A prix fixe dinner that punches way above its price point and brings a little New Orleans soul to wine country.

Acre Pizza (Sebastopol and Santa Rosa)

Acre Pizza is doing a $30 Restaurant Week dinner that includes a 16‑inch pizza (cheese, pepperoni, or mushroom), an arugula salad, and two chocolate chip cookies.

They’re also offering a lighter $15 Restaurant Week lunch at Sebastopol with a slice of pizza plus arugula salad, aimed as a quick, affordable option during the week

Note: Already a Sonoma County cult favorite with locations in Sebastopol, Cotati, and Petaluma, Acre is opening a fourth location this spring at The Row, 44 Mill St., Healdsburg. 

Folia at Appellation Healdsburg 

Charlie Palmer's newest restaurant runs a three-course dinner at $85 per person rooted in live-oak cooking over an open hearth. It's participating in Restaurant Week.

Bonus: Folia has introduced a Wednesday "Neighbor Dinner" for locals — no corkage fee on Wednesdays, giving it the same kind of locals-first energy that Dry Creek Kitchen built with its celebrated Thursday "Sonoma Neighbor" menu. Two great reasons to pick a weeknight.

El Coqui, Santa Rosa

The $15 "Bad Bunny Bowl" Yellow rice, pork belly, sweet plantains, avocado is the best lunch deal of the week. Puerto Rican flavor, downtown Santa Rosa address, zero pretension.

The broader point: Sonoma County now has the range. You can go from a $15 Puerto Rican lunch bowl to a $85 fire-cooked tasting menu in the same week, all within 30 minutes of each other. That kind of culinary depth drives foot traffic, attracts talent, raises property values in the towns around it, and — not coincidentally — makes the lifestyle case for living here more compelling every year

Lifestyle News

Sonoma County's Mushroom Mania

The Russian River Fungi Fest just pulled over 2,000 people to Guerneville for its inaugural event, and honestly, it's about time Sonoma County got the mycological recognition it deserves. While everyone obsesses over Oregon and Washington as foraging meccas, the data tells a different story. Sonoma County hosts over 3,000 species of fungi, rivaling anywhere in North America for sheer mushroom diversity.

What makes this region so special:

Climate jackpot: The Mediterranean weather pattern creates distinct wet and dry seasons, while coastal fog keeps forests moist even between storms. That's the secret sauce most regions can't replicate.

Habitat diversity: Within 30 miles you've got ancient redwood groves, oak woodlands, and Douglas fir forests. Each ecosystem produces different mushroom species, from prized porcini under oaks to golden chanterelles in the redwoods.

Extended season: While the Pacific Northwest peaks in fall, Sonoma County's winter foraging runs November through March. The "winter trio" of hedgehog, black trumpet, and yellow foot mushrooms flourishes when most other regions go dormant.

Accessibility: The Sonoma County Mycological Association runs regular forays and workshops, making it surprisingly beginner-friendly compared to the secretive foraging culture up north.

Local restaurants in the Russian River area jumped on the trend hard, with mushroom-themed tasting menus popping up across Guerneville, Forestville, and Sebastopol. The festival featured over 100 vendors, sold-out identification workshops, and even mushroom fashion shows and spore print art.

The region's natural assets drive tourism during traditionally slow winter months, supporting local business economies and property values. Properties near foraging hotspots in West County are seeing increased interest from buyers seeking that nature-connection lifestyle while the Russian River corridor benefits from year-round visitor traffic rather than just summer crowds.

The mushroom boom represents something bigger: Sonoma County's ability to leverage ecological treasures into economic sustainability, making it not just a nice place to visit, but a smart place to invest in the lifestyle you've earned.

Real Estate News

Six Figures, No Appreciation: Wine Country's Priciest Senior Community Gets New CEO

Enso Village's appointment of Sandra Simon as CEO marks the first time the luxury senior living community has filled its top leadership position since opening in 2024. Filling the vacancy with a permanent CEO must be reassuring for the current residents who've committed significant entrance fees by buying into the development.

Here's what makes the Enso ownership model different from traditional senior living:

• Residents don't own their units—they're purchasing a "life lease" that gives occupancy rights but no actual property ownership

• Entrance fees at Enso range from hundreds of thousands to over $1 million, yet residents gain zero equity in appreciating Sonoma County real estate

• The community operates under a membership model where your substantial upfront payment buys access, not assets

• If you leave or pass away, your heirs receive a predetermined refund percentage—not market value—regardless of how much the property has appreciated

For context, traditional Sonoma County homeownership would give you the full benefit of property appreciation. The median home price in Sonoma County has increased significantly over recent years, meaning actual homeowners capture that wealth building. Enso residents don't.

The financing structure also differs from conventional continuing care retirement communities. While Enso markets itself as a luxury Zen-inspired lifestyle community, the underlying business model means the developer and operators retain ownership and capture appreciation while residents bear the risk of a substantial cash outlay with limited recovery options.

Simon's appointment after more than a year without a permanent CEO suggests the community may be stabilizing its operations, but the fundamental question remains: what are residents actually getting for their six- and seven-figure investments beyond access to amenities and services they could potentially purchase separately while maintaining actual property ownership elsewhere in Sonoma County?

Regardless of all of this though, the important thing to note is that while some residents moved in and then out again, for many of the residents it provides a great place to age in which case the finances become a lot less important.

Real Estate News

Wine Country's $4M+ Market: 43 Homes, Zero in Contract

Sonoma County's luxury market is a tale of patience and payoff. There are currently 43 homes listed above $4M across the county, with an average of 244 days on market and properties selling at just 79% of list price on average. Only 2 have sold so far this year with none currently in contract (at time of writing). This is firmly a buyer's market at the top end — and the selection is extraordinary.

Healdsburg dominates the top 10, claiming 6 of the 10 most expensive homes currently listed in Sonoma County — a reflection of its status as the county's premier luxury destination. Here are the top ten single family homes on less than 5 acres.

Top 10 Sonoma County Homes Under Five Acres

165 SW Sycamore Ct, Healdsburg — $9.85M | 5 bed / 6.5 bath

Brand new custom estate inside Montage Healdsburg's 260-acre resort community. Infinity pool, panoramic Dry Creek Valley views, full resort amenities included. On market 171 days.

20742 Denmark Ct, Sonoma — $8.95M | 4 bed / 5.5 bath

Steps from the historic Sonoma Plaza on 3.83 acres. Built in 2024, fully furnished, pool house, temperature-controlled wine room. On market just 7 days.

1970 Warm Springs Rd, Glen Ellen — $6.95M | 3 bed / 5 bath

Five acres, vineyard views, a Forno Bravo pizza oven, and a soundproof recording studio. Yes, really. On market 181 days.

983 Grove St, Healdsburg — $6.25M | 5 bed / 8 bath

Brand new 2025 build with an 850 sq ft ADU above the garage, Miele kitchen appliances, minutes from Healdsburg Plaza. On market 137 days.

100 Sagebrush Ct, Healdsburg — $5.75M | 4 bed / 5 bath

Montage Healdsburg Harvest Home, turn-key furnished, plunge pool, Sub-Zero and Wolf kitchen. Down from $5.95M. On market 304 days.

160 Woodlands Dr SE, Healdsburg — $5.7M | 4 bed / 5 bath

Another Montage Healdsburg Harvest Home — down from $6.495M — with optional turn-key rental program. On market 315 days.

991 Grove St, Healdsburg — $5.7M | 5 bed / 5 bath  

Modern wine country architecture in downtown Healdsburg with an 837 sq ft ADU. Built 2021 and at $1,013/sq ft, the best value per square foot in this entire top 10. On market 39 days.

987 Mark West Springs Rd, Santa Rosa — $4.495M | 4 bed / 8 bath

Gated 3.27-acre compound with 3 distinct buildings, vacation rental permit eligible, 1,000 sq ft guest house, pool and spa, owned solar. On market 39 days.

20685 5th St E, Sonoma — $4.1M | 3 bed / 4 bath

Modern farmhouse minutes from Sonoma Plaza on 1.19 acres. Down from $4.5M original ask. Pool, gardens, gated privacy. On market 160 days.

The 79% average sale-to-list ratio tells you something important: there is serious room to negotiate. Sellers at this price point are listing aspirationally, and patient buyers are winning. With zero homes currently in contract, motivated sellers are out there. If you've been watching the luxury market, right now is the moment to make a move.

Lifestyle News

Wine Country's Hottest Dinner Reservation Has Nothing to Do With Michelin Stars

Picture this: You're at a Greek-themed dinner in Wine Country, complete with togas and theatrical flair, when a white horse dressed as Pegasus trots out. Plot twist? It's your actual neighbor's horse from across the street.

That's exactly what happened at TOWN's "Banquet of the Gods" dinner last year (short for Traveling Off-Season For Wine Night), and it perfectly captures why these immersive dining experiences are becoming the hottest ticket in Healdsburg. Unlike your typical stuffy wine pairing dinner where everyone whispers and worries about using the wrong fork, TOWN dinners transform local venues into full-blown theatrical productions.

Here's what makes them different:

• They're hyper-local productions that pull in neighbors, local businesses, and yes, even backyard horses

• Themes range from Greek mythology to winter wonderlands, with costumes encouraged

• Limited seats mean they sell out fast and create serious FOMO

The food and wine are exceptional, but the experience is the real star

For those considering Sonoma County as a lifestyle investment, this is the kind of community magic that doesn't show up in property listings. These aren't just dinners—they're the social fabric that makes Wine Country living special. The kind of place where your neighbor's horse can become part of the entertainment.

Tomorrow marks the latest installment: "Snowed In," happening February 28th. Expect winter cocktails, cozy vibes, and whatever theatrical surprises the TOWN team has cooked up. Based on the Pegasus situation, anything's possible.

The takeaway for anyone eyeing Healdsburg real estate? You're not just buying into a market—you're buying into a community creative enough to turn winter nights into mythology.

Future TOWN dinners typically announce via their social channels and sell out within days. Follow along or risk missing your neighbor's horse's next starring role.

New Listings

Two Homes Worth Getting Off The Couch For

The Sonoma County market doesn't slow down for anyone. This week we have two properties that deserve your attention — one in Santa Rosa that checks every box, and a Windsor find that's been on the market exactly one week and won't stay that way.

2490 Creek Meadow Drive, Santa Rosa | $975,000

Picture this: It's Sunday morning. You're cooking eggs on a Wolf range, hardwood floors under your feet, zero cars driving past your window because you live on a cul-de-sac. Later, hot tub. That's the whole plan.

This Brush Creek Meadows home in Rincon Valley has been quietly upgraded while the rest of the market was busy being chaotic. Smart home tech, gas fireplace insert, hardscaped backyard — someone was paying attention.

The standout features:

• Wolf gas range in an open-concept kitchen that means the cook never misses the party

• Downstairs bed and bath — multigenerational living or the guest suite you always promised people

• Hot tub + hardscaped backyard — your social calendar just got a lot easier

• Annadel State Park trail is minutes away, Montgomery Village shopping even closer

• 4 beds. 3 baths. 2,397 sqft. Corner lot. No through traffic.

100 Wooded Glen Court, Windsor |  $770,000

Fresh to market and already turning heads. Watch the video below — this one is easier to fall for when you see it moving.

Windsor has a quiet confidence about it. Good schools, walkable neighborhoods, restaurants worth making a reservation at. 100 Wooded Glen Court sits right in the middle of all of it, and whoever buys this is going to feel pretty smug about the timing.

Cathedral ceilings, open-concept living, and a primary suite that takes up the entire top floor. But the detail that keeps coming up? The custom raised garden beds out back. Someone here actually cared about how they lived — and it shows throughout.

The standout features:

• Cathedral ceilings and fresh interior paint that make 1,633 sqft feel considerably bigger

• Full-floor primary suite upstairs — privacy without the commute

• Custom garden beds ready for herbs, vegetables, or whatever your weekend self has planned

• Walking paths to parks, schools, and local restaurants right from the neighborhood

4 beds. 2.5 baths. 1,633 sqft. On the market 8 days.

Eight days is nothing. Seven more and the conversation changes

Current Listings

What’s Happening This Week

Hey Jude at Coyote Sonoma
Where: Coyote Sonoma, 44F Mill Street, Healdsburg, CA
When: Friday, February 27, 2026 • 7:00 PM
Why You Should Go: This isn't a Beatles cover band — it's practically a Beatles séance. Formed in 2011, these guys play the Fab Four's 60s and 70s catalog with impressive accuracy. Healdsburg's buzzy wine bar + The Beatles = a Friday night you'll be humming all weekend. ($15 — grab a glass of something local and you're set.)

Santa Rosa Tattoos & Blues 2026
Where: Flamingo Resort Hotel, 2777 4th Street, Santa Rosa, CA
When: Friday–Saturday, February 27–28, 2026 • 12:00 PM – 8:00 PM
Why You Should Go: 50+ tattoo artists from around the world plus live blues music at Santa Rosa's iconic mid-century resort. Even if you're not getting inked, it's a wildly fun scene — equal parts art show, music festival, and next-level people watching.

Pliny the Younger "Tapenings" — Around Sonoma County
Where: 130+ bars & restaurants countywide including Bravas (Healdsburg), Bird & The Bottle (Santa Rosa), Barley & Bine Beer Cafe (Windsor) and Dry Creek General Store (Healdsburg)
When: Now through early March 2026 — on tap daily while it lasts
Why You Should Go: The official brewpub release isn't until March 20, but right now the world's most coveted Triple IPA is quietly flowing at select local spots — no six-hour line required. This is the insider move. Find a tap handle, order a 10oz pour, and you'll understand why people fly in from 40 states every year for this beer. It's not hype. It's legitimately that good.

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.