If you followed real estate in 2025, you likely felt a shift. It wasn’t just a change in prices; it was a change in attitude.
As we enter 2026, we are looking at two distinct stories playing out in our backyard. On one side, we have the Sonoma County housing market, the steady, reliable bedrock of the region. On the other hand, we have the Healdsburg housing market, a luxury ecosystem that just underwent a massive, healthy “reset.”
To understand where single-family homes are heading this year, we have to look at the fascinating divergence that happened over the last 12 months.
The Great Healdsburg “Reset”
The biggest headline of 2025 wasn’t a boom, it was a correction. And it was exactly what the market needed.
In Healdsburg, the Median Sold Price for 2025 settled at $1,174,000. On paper, that is a sharp 19% decrease from 2024. If you only looked at that number, you might think the market was struggling. But the “Sold Listings” tell the real story.
Sales volume actually jumped. While prices came down, the number of homes sold rose from 134 (in 2024) to 163 (in 2025).
Sellers in 2025 finally let go of “peak pandemic” pricing. By acknowledging that a home was worth $1.1M rather than $1.4M, they unlocked a wave of buyers who had been waiting on the sidelines. The market became liquid again. Interestingly, despite the price drop, buyers are still paying a premium for the lifestyle. The Median Estimated Value is $998,850, yet homes sold for over $1.17M. This “emotional premium” proves that the desire to live in The Best Neighborhoods in Healdsburg is still driving values higher than what algorithms predict.
Curious if this trend will hold? Read our Healdsburg Home Market Forecast 2026.
The Unshakeable Stability of Sonoma County
While Healdsburg was recalibrating, the rest of the county was holding the line.
The broader Sonoma County housing market acted as the region’s anchor. The Median Sold Price finished 2025 at $833,000, virtually unchanged from 2024. With 3,594 homes sold, the county proved that demand for “real life” housing, near schools, jobs, and transit, is immune to luxury volatility.
In Sonoma County, you aren’t paying for a brand; you are paying for utility. The price per square foot sits at $512 (compared to Healdsburg’s $750). This creates a high floor for prices because the demand for sub-$1M housing is relentless.
See where the broader trends are going in our Sonoma County Home Market Forecast 2026.
2026 Market Prediction for Single-Family Homes
Real estate doesn’t exist in a vacuum. As we look at Healdsburg vs Sonoma County for 2026, two major external forces will decide who wins and loses.
1. The 6% Mortgage Rate Environment
With the U.S. Mortgage Rate dropping to 6%, the playing field has changed.
- In Sonoma County: This is rocket fuel. The family that was priced out at 7.5% is now back in the game. We expect fierce competition in the $700k–$900k range.
- In Healdsburg, Rates matter less to cash buyers, but they matter to move-up buyers. The drop makes it easier for people to sell their starter homes and trade up into the Healdsburg market.
2. The Institutional Investor Ban
There is significant noise surrounding President Donald Trump’s proposal to ban investors from buying family homes.
- The Critical View: If this passes, the impact will be felt heavily in the broader county (Santa Rosa, Rohnert Park), where corporations often buy starter homes to rent out. If they exit the market, inventory could rise, softening prices for first-time buyers.
- Healdsburg’s Immunity: Wall Street isn’t buying $2M vineyard estates. Healdsburg is protected from this political volatility because it is a market of individuals, not corporations.
The Lifestyle & Investment Reality
When you choose between these markets, you are choosing a different “cost of entry.”
- Healdsburg: To sell here, you need to sell the “Wine Country Dream”. Staging requires high-end aesthetics, outdoor dining setups, luxury linens, and mood lighting. It is expensive, but necessary to justify the $750 – $1k/sqft price tag. Learn more about why Staging is Critical for higher-end homes to garner the highest listing price. Read more in our Staging Blog post here!
Remember that the Healdsburg community is all about commodities, accessibility, style, and pick restaurants. That is exactly what sells here, the lifestyle.
Here are 10 things to know before moving to Healdsburg if you are planning to buy a home in this shining market.
If you are buying to rent, be careful. Healdsburg has strict regulations. Before you buy an investment property, you must read the Ultimate Guide to Healdsburg Short Term Rental Laws.
- Sonoma County: While the price point here is lower, Sonoma County remains a great spot to relocate for wine country living or to purchase a second home. You get the beauty of the region with more practicality. For a deeper breakdown of these differences, check our Healdsburg vs. Sonoma Guide.
If that is your case and you are wondering what could be the best place to live in Sonoma County, check out this post to discover the best city for your family’s needs.
Why choose Healdsburg Sotheby’s International Realty Realtor Emily Martin?
Emily has called California home for over a decade and likes to think of herself as a California “native.” Learning at a young age from her mother, Linda K. Martin, a top-producing real estate agent for 45+ years, Emily has been immersed in real estate all of her life. As a homeowner in her early 20s in Manhattan’s Gramercy Park, followed by San Francisco, and now Healdsburg, Emily understands the intricacies of home ownership in highly sought-after regions such as Manhattan, San Francisco, Sonoma County, Napa Valley, and her beloved hometown of Healdsburg, California.
With an MBA in Finance and Entrepreneurship and over 25 years of luxury marketing experience with prestigious brands like Louis Vuitton and Tiffany & Co., Emily brings sophisticated market knowledge and business acumen to every transaction. Now affiliated with Healdsburg Sotheby’s International Realty, she combines the power of a globally recognized luxury brand with personalized, dedicated client service.
Whether clients are buying their dream home, purchasing a second home, selling a cherished property, or investing in the market, Emily is here to make their dreams a reality. Her extensive luxury experience, attention to customer service, marketing expertise, strong work ethic, and passion enable her to provide a level of service that is truly distinctive.
As the journey begins, here’s what clients can expect:
Unmatched Luxury Expertise
With a deep-rooted understanding of the luxury market, Emily brings a wealth of knowledge and insight into luxury goods, sales, and lifestyle. Whether clients are buying or selling, she has the expertise to navigate the world of real estate and the Healdsburg Luxury Homes market.
A Tradition of Excellence
With a family legacy spanning four decades in real estate, excellence is not just a goal—it’s a tradition. Emily is committed to upholding the impeccable reputation her mother, Linda K. Martin, a top North Shore Chicago agent, has built by delivering nothing short of excellence to her clients.
Unwavering Dedication & Passion
Emily is dedicated to her clients’ success. From the moment they embark on this journey together, she provides unwavering support, guidance, and attention to detail, ensuring a seamless and stress-free experience. When asked to describe Emily, the first words that come to her clients ‘ minds are passionate, energetic, experienced, and dependable.
Explore the Luxury Lifestyle in Healdsburg’s Wine Country
Luxury real estate is not just about properties; it’s about a lifestyle. It’s about finding the perfect blend of elegance, sophistication, and comfort that feels like home. It’s the feeling clients get when they walk into their dream home.
Contact Sonoma Realtor Emily Martin today at: emily@HealdsburgLuxuryLiving.com or 707-926-3200 to begin an extraordinary real estate experience. Together, you’ll create a story worth telling, a life worth living, and a legacy worth building.