Camp Meeker, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Camp Meeker is a small unincorporated community in the redwoods of west Sonoma County, California, on the Bohemian Highway between Occidental and Monte Rio. In October 2026, the two homes listed there, both two-bedroom cottages on Railroad Avenue, asked $379,000 and $399,000. Sonoma County sets the rules, a local park district runs the water system, and there’s no public sewer.
- County
- Sonoma County
- Government
- Unincorporated (county rules)
- ZIP code
- 95419
- Asking prices
- $379,000–$399,000 (2 listings, Oct 2026, Redfin)
- Water
- Camp Meeker Recreation and Park District
- Sewer
- None: onsite septic systems
- District charge
- $350 a year on most parcels (2026–27)
- Vacation rentals
- County permit; 12% county TOT
Camp Meeker homes for sale
Any current MLS listings in Camp Meeker appear below. Few homes come up for sale here, so many buyers also watch Occidental, Monte Rio and the rest of west county through our property search.
What do homes in Camp Meeker sell for?
$379K–$399K
Two homes on Railroad Avenue, October 2026, Redfin
$660,000
Three months to November 2025, one sale
$875,000
September 2026, C.A.R.
There isn’t enough data for a meaningful Camp Meeker median. Redfin’s latest figure for ZIP 95419 covers the three months to November 2025 and rests on a single sale, which is why it showed a 200% jump, and it hasn’t updated since (Redfin). The October 2026 listings below are a better guide to where asking prices sit.
| Measure | Figure | Period and source |
|---|---|---|
| Listing, 88 Railroad Avenue | $399,000; 2 bed, 1 bath; 1,104 sq ft; 0.26-acre lot; built 1920 | Asking price, October 2026, Redfin |
| Listing, 72 Railroad Avenue | $379,000; 2 bed, 1 bath; 750 sq ft | Asking price, October 2026, Redfin |
| ZIP 95419 median sale price | $660,000 on 1 sale; $374 per sq ft; 119 days on market | Three months to November 2025, Redfin |
| Sonoma County median sale price | $875,000 (up 10.1% year over year) | September 2026, C.A.R. |
Asking prices aren’t sale prices. To price a Camp Meeker home, we pull a year or more of closed MLS sales here and in nearby redwood areas, then adjust for size, septic condition, parking and access, and how much work the house needs.
Who runs Camp Meeker?
Camp Meeker has no town government. Permit Sonoma handles zoning, building and septic permits, and county ordinances apply, including the county’s 12% transient occupancy tax and its tenant protection ordinance. Its own local agency is the Camp Meeker Recreation and Park District, formed in 1935 (Sonoma LAFCO). Special legislation in 1994 gave it the powers of a California water district, and it now runs the community water system. One board oversees both, though the district manages parks and water as separate entities (Camp Meeker Recreation and Park District).
The district’s website also features the Camp Meeker Forest Open Space Preserve, protected by a conservation easement for its natural, scenic, recreational and educational values, and Anderson Hall, a historic, rustic building in a redwood setting that can be rented for events.
Water from the park district, and no public sewer
The district’s water system serves 365 residences. Russian River Utility handles daily operations, billing and collections under contract, and the State Water Board issued the system (No. 4910029) a permit to operate effective May 18, 2026. According to the district’s 2025 water quality report, the water is groundwater from a well near the Monte Rio Bridge, and those Russian River wells supply both Camp Meeker and Occidental. The report listed no violations (2025 Consumer Confidence Report).
Owners also pay for the system on the tax bill. In LAFCO’s 2004 review, a $350 annual fee was repaying $5.3 million in capital improvements, and the district’s 2026–27 direct charge list still shows $350 on most parcels, with some at $700 (direct charge list).
Camp Meeker has no sewer system. LAFCO’s review lists the district for water only, Sonoma Water’s sanitation districts don’t include Camp Meeker, and the county’s water and sewer referral list names no sewer provider here. Expect the home to rely on an onsite septic system, and get the county septic permit record and a septic inspection before you remove contingencies.
That inspection matters more here than in most places. The county doesn’t require a septic inspection at sale, so it’s up to the buyer to order one. Every septic system inside the county’s Russian River protection area is classed as Tier 3, so ask Permit Sonoma whether the parcel falls inside it. Our guide to wells, septic and rural utilities in Sonoma County explains the permit records and inspection reports to request.
Small lots and older cabins: what to check
The two October 2026 listings give a sense of the housing: two-bedroom cottages of 750 to 1,104 square feet, one of them built in 1920. With older, smaller homes like these, the house is only part of the purchase.
- Permits: compare the county permit history with what’s on the ground. Look closely at any enclosed porch, added bedroom or converted outbuilding and ask whether it was permitted, because a lender or insurer may ask too.
- Septic capacity: ask what the septic system was permitted for before you plan an addition or an extra bedroom.
- ADUs: county rules effective January 8, 2026 allow a detached ADU of up to 1,200 square feet on a single-family lot with no parking required, but the septic permit has to be issued before the ADU building permit (Permit Sonoma). On a small lot, the septic system can decide whether an ADU fits. See our guide to land, building lots and ADUs.
- Parking and access: check where cars, deliveries and a fire engine would stop.
- Solar: if you plan to add solar panels, get a shade study before you count on the savings. Tall trees over a roof change the numbers, so check county rules before removing any.
Fire risk and insurance in the redwoods
Camp Meeker sits outside any city, so its parcels are mapped on CAL FIRE’s state responsibility area maps, in effect since April 1, 2024, or on the county’s local map dated February 24, 2025. Look up the specific parcel on the State Fire Marshal’s hazard zone viewer before you write an offer.
- AB 38: if the parcel is in a High or Very High zone, the seller provides a defensible-space inspection report from the prior six months, or you agree in writing to complete one within a year of closing.
- Disclosures: the Natural Hazard Disclosure statement reports the fire zone along with flood, fault and seismic zones.
- Insurance: get quotes in the first days of escrow. In May 2026, the California Department of Insurance said six of the state’s 10 largest home insurers had committed to stay and grow and that FAIR Plan growth had slowed; Travelers had increased discounts for ember-resistant vents, Class A roofs and defensible space (CDI).
- Fire service: in 2019, LAFCO described Camp Meeker as served by a volunteer fire company in County Service Area 40 and called for that territory to be reorganized under a neighboring fire district (LAFCO West County Fire review). Confirm the current fire agency for the address when you request insurance quotes.
Renting out a Camp Meeker home
A short-term rental here follows the county’s vacation rental rules: a zoning permit, a certified vacation rental property manager, a county license and a transient occupancy tax number, with a maximum of 12 guests and licenses issued only to individuals or family trusts. Rentals aren’t allowed in R1, R2 or R3 zoning, and an ADU can’t be used as one. In the county’s 2023 rezoning, the Planning Commission’s table of cap and exclusion zones listed no Camp Meeker neighborhood, while Monte Rio was recommended for a 5% cap (Permit Sonoma). Check the parcel’s zoning and the county’s adopted map before you count on rental income; our guide to Sonoma County vacation rental rules covers the process.
For a long-term rental, the county’s 2024 tenant protection ordinance gives tenants in unincorporated areas just-cause protection from the first day of the tenancy, and it requires a county-approved notice for every termination (County of Sonoma). If you hire a property manager, ask how they handle those notices.
Camp Meeker compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Camp Meeker | Unincorporated | Park-district water from a Russian River well; no public sewer |
| Occidental | Unincorporated | Draws on the same Russian River wells; Sonoma Water runs an Occidental sanitation district |
| Monte Rio | Unincorporated | Water from the Sweetwater Springs Water District; a recommended 5% vacation rental cap (2023) |
| Forestville | Unincorporated | Forestville Water District provides water and sewer and requires a sewer lateral inspection after a sale |
| Sebastopol | Incorporated city | City water and sewer; city vacation rental permits and a 12% city TOT |
How Diamond Real Estate Group helps Camp Meeker buyers
A Camp Meeker purchase often means a small house with big due-diligence questions. We pull the septic permit and order the inspection, compare the permit history with the house, confirm the fire zone and the insurance market for the address, and check the zoning if you plan to rent. We also add the water bill and the district’s $350 charge to your cost estimate.
If you’re buying a second home here, our guide to buying a second home in Sonoma County covers financing and insurance. For the wider county, see our Sonoma County real estate guide and how we help buyers. Thinking of selling a Camp Meeker home? Our seller services start with the same septic and permit records buyers will ask for.
Selling a home in Camp Meeker
Camp Meeker has no city government and no public sewer. Permit Sonoma holds the building and septic records, and the Camp Meeker Recreation and Park District runs the water system under its own Water Code.
Closing out the water account
The district’s 2025 Water Code update lets it estimate a closing bill at the customer’s request, so the last period can be paid when service ends. Bills delinquent more than 60 days can, after notice, be recorded as a lien or added to the property tax bill, so clear any balance before closing. Service for the next owner needs an application signed by the owner and whoever pays the bills.
The district office is at (707) 874-9246.
Septic and the cottage file
- Septic. Gather the county septic permit and pumping records. A system with supplemental treatment needs an operational permit renewed each year, and Permit Sonoma’s form WLS-043 says you must notify the next owner.
- Permits. On an older cottage, buyers compare enclosed porches, added bedrooms and outbuildings with the permit history. Our page on selling with unpermitted space explains the options.
- Fire zone. Look the parcel up on the state hazard maps. If it is High or Very High, Civil Code 1102.19 calls for a defensible-space report from the past six months or a signed buyer agreement; see our AB 38 guide.
- Tenants. A long-term rental here falls under the county’s Ordinance 6496, which covers tenants from the start of the tenancy and requires its approved notice form.
Transfer tax and disclosures
The county documentary transfer tax is the only one here: $0.55 per $500, which is $440 on a $400,000 sale. Sellers customarily pay it in Diamond’s North Bay markets, but it is negotiable (more on transfer tax). You also owe a smoke alarm statement, a water heater bracing certification and the plumbing fixture notice.
With those records together, a home valuation can price the house against west county sales with similar water and septic arrangements.
Sources for this section: Camp Meeker Recreation and Park District: Water Code update (2025); Permit Sonoma: Operational Permit and Monitoring Program; Permit Sonoma: Form WLS-043, acknowledgement of operational permit requirement; Office of the State Fire Marshal: Fire hazard severity zones; Justia: California Civil Code section 1102.19; County of Sonoma: Residential tenant protections; County of Sonoma Clerk-Recorder: Documentary transfer tax; California Public Law: Health and Safety Code section 13113.8; California Public Law: Health and Safety Code section 19211; California Public Law: Civil Code section 1101.4.
Camp Meeker real estate FAQs
Where is Camp Meeker, California?
On the Bohemian Highway between Occidental and Monte Rio, in the redwoods of west Sonoma County. It’s unincorporated, so the county governs it, and its water comes from a well near the Monte Rio Bridge that also supplies Occidental.
What is Camp Meeker’s ZIP code?
95419, the ZIP code in Camp Meeker listing addresses. Use the parcel number, not the mailing address, to confirm county records.
How much do homes cost in Camp Meeker?
In October 2026, the two listed homes, both two-bedroom cottages on Railroad Avenue, asked $379,000 and $399,000. There are too few sales for a reliable median; Redfin’s last ZIP figure rests on one sale in the three months to November 2025.
Who provides water in Camp Meeker?
The Camp Meeker Recreation and Park District, with Russian River Utility running the system day to day. Most parcels also pay a $350 yearly district charge on the tax bill.
Is there a sewer system in Camp Meeker?
No. The district provides water only, and no sewer provider serves Camp Meeker, so expect an onsite septic system. Get the county septic records and an inspection before you commit.
Can I use a Camp Meeker home as a vacation rental?
Possibly, with a county permit, license, certified property manager and TOT registration, and only where the zoning allows it. Camp Meeker wasn’t on the county’s 2023 table of cap or exclusion zones, but check the adopted map for the parcel.
Is property management required for a Camp Meeker vacation rental?
For a permitted whole-home vacation rental, yes: the county requires a certified vacation rental property manager. For a long-term rental, a manager is optional, but the county’s tenant protection rules apply from the first day.
What is the fire risk in Camp Meeker?
It varies by parcel, so look it up on CAL FIRE’s hazard zone maps. In a High or Very High zone, AB 38’s defensible-space rules apply at sale, and insurers may ask about roofing, vents and clearance.
Can I add an ADU to a Camp Meeker property?
County rules allow a detached ADU of up to 1,200 square feet on a single-family lot, but the septic permit must come first, so septic capacity often decides it.
Are solar panels practical in Camp Meeker?
It depends on the shade over the roof. If solar savings are part of your plan, get an installer’s shade study before you buy.
Is there public transit to Camp Meeker?
Sonoma County Transit’s route list doesn’t name a Camp Meeker route; Route 28 serves Monte Rio and Guerneville, and Route 20 runs from the Russian River area to Santa Rosa (Sonoma County Transit).
Sources & notes
- Camp Meeker Recreation and Park District: site, water system, 2025 water report, 2026–27 direct charges
- Sonoma LAFCO: water and sewer review (2004), West County fire review (2019)
- Permit Sonoma: water and sewer referral list, vacation rentals, 2023 rezoning table, septic manual, ADUs; Sonoma Water sanitation districts
- County of Sonoma: tenant protections, TOT; State Fire Marshal hazard zones and AB 38; CDI (May 2026)
- Market: Redfin ZIP 95419 (October 2026); C.A.R. (September 2026). Location: Wikipedia
Figures carry their dates where they appear, and we refresh market numbers every quarter. This is general information, not legal, tax or insurance advice; confirm the rules for a specific property with the agency named. Last reviewed October 2026 by Matthew Martinez.
Plan your next move
Share your preferred location, budget, property requirements and timing. We can help organize a focused search, arrange showings or discuss preparing a property for sale.
Local resource: Sonoma County community directory. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.
