If you are looking at single-family homes in Sonoma County, you’ve likely noticed conflicting signals in the headlines. Is the market cooling off due to winter, or is it heating up before spring? We have crunched the latest numbers to bring you this Sonoma County housing report for February 2026. Our goal is to look past the surface-level data and provide a critical analysis of what’s really happening on the ground for buyers, sellers, and investors.
Let’s jump into the statistics.
What is the Sonoma County housing market like in February 2026?
To define the current Sonoma County housing market in one word, it would be: Constrained.
We are currently in a very unique “winter market.” Usually, things slow down across the board, prices flatten, and activity drops. However, February 2026 presents a fascinating contradiction.
Let’s look at the critical data points for single-family homes:
- Median Sold Price: $800,000 (⬆️ 4% from last month)
- Median Estimated Value: $781,080 (⬇️ 8% from last month)
- Months of Inventory: 1.94 (⬇️ 32% from last month)
- Active Listings: 536 (⬇️ 12% from last month)
- Sold Listings: 156 (⬇️ 40% from last month)
- Median Days on Market: 71 (⬆️ 9% from last month)
- Median price per sqft: $562 (No change)
The most telling statistic right now is the Months of Inventory dropping drastically to 1.94. A balanced market is usually 4–6 months. Anything under 2 months is considered an extreme seller’s market. The inventory supply tightened by 32% in just one month.
This scarcity explains why the Median Sold Price rose 4% to $800,000, even in winter. However, you must look at that price increase alongside the massive 40% drop in Sold Listings (only 156 homes sold). Prices aren’t rising because massive waves of buyers are flooding the market; prices are rising because there is almost nothing to buy.
Despite the high prices, the Median Days on Market crept up to 71 days. This suggests that while well-priced starter homes move fast, overpriced inventory or unique luxury properties are sitting longer, dragging up the average.
Sonoma County home prices by segment
While the median price gives us a snapshot, the Sonoma County housing market behaves differently depending on the price point. Based on the macro data, here is how the different segments are performing.
Sonoma County Homes Under $1M: Selling Fast
With the county median price at $800,000, the segment under $1 million is the engine of the market. Given the sub-2-month supply levels, this segment is experiencing the most intense competition. First-time buyers and investors are competing for a vanishingly small pool of 536 total active listings countywide. Homes in this bracket that are move-in ready are likely receiving multiple offers and selling faster than the 71-day median average.
Sonoma County balanced market for the $1-2 million range
The “move-up” market between $1M and $2M is likely the closest to a “balanced” segment right now. While overall inventory is low, the buyer pool at this price point is smaller than the sub-$1M bracket. Buyers here have more room to negotiate on inspections and repairs, contributing to that higher average of 71 days on market.
Sonoma County Luxury Market
The luxury market (generally $2M+) always marches to the beat of its own drum. This segment is less sensitive to month-to-month interest rate fluctuations and more reliant on finding the perfect, unique property. The increase in the overall Median Days on Market is likely heavily weighted by luxury listings taking longer to find the right buyer during the winter lull.
New laws and regulations that affect the real estate market in 2026
Both buyers and sellers must be aware of the regulatory landscape, which shifted as we entered 2026.
Two major changes are impacting transactions right now. First, there is increased scrutiny on entity purchasing. If you are an investor buying through an LLC, you need to be aware of the new FINCEN law, which requires greater transparency regarding beneficial ownership.
On the transaction side, paperwork has changed. The standard contracts used in California have been updated. Your representation must understand the new RAD form, which changes how agency relationships and compensation are disclosed between brokers and clients. These changes aim to increase transparency but require careful attention during the offer process.
Recommendations for buyers and sellers during winter
Navigating this constrained Sonoma County housing market requires strategy.
- For Sellers: The data is in your favor. With only 1.94 months of supply, you have leverage. The fact that sold prices are beating estimated values proves buyers are serious. However, do not ignore the 71-day median market time. Overpricing is the kiss of death in this market. If you price accurately, you will capitalize on the scarcity before the spring inventory arrives.
- For Buyers: This is a tough season. The 40% drop in sales volume means you are likely frustrated by a lack of options. You need to be fully pre-approved and ready to act immediately when a good property hits the sub-$1M market.
Sometimes, the best strategy is patience. If you are feeling burned out by the low inventory, take a weekend off. Perhaps enjoy some of the Valentine’s Day events in Sonoma County 2026 to recharge. We anticipate that more inventory will hit the market in March and April. For a longer view on where things are headed, check out our Sonoma County home market forecast 2026.
Is the Sonoma County housing market good to invest in?
Sonoma County has a long-term housing shortage due to regulatory constraints on new building. As long as demand to live in Wine Country remains high, these supply constraints will put upward pressure on prices over the long haul.
The current market is challenging to enter due to the lack of listings, but the underlying fundamentals suggest that holding Sonoma County real estate remains a solid investment strategy.
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 from her mother, Linda K. Martin, a top-producing real estate agent for over 45 years, Emily has been immersed in real estate her entire 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 experience in luxury marketing with prestigious brands such as 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.
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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.
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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: [email protected] 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.