Fulton, CA Real Estate & Homes for Sale
Fulton is a small unincorporated community in central Sonoma County next to Santa Rosa, so Permit Sonoma sets zoning, well, septic and vacation-rental rules. Owners should confirm water source and septic records, since many parcels are on private wells, and note that Santa Rosa’s city rules don’t apply.
Browse Fulton, CA real estate and homes for sale below, then use this guide to check what matters before you buy or sell.
| County | Sonoma County |
|---|---|
| Local government | Unincorporated — Sonoma County planning (Permit Sonoma) |
| Water and sewer | Public water connection or private well; septic systems |
| Housing | Rural and semi-rural homes, land and acreage |
| Hazards to check | Fire Hazard Severity Zones; 2019 Kincade Fire evacuations |
| Getting around | Next to Santa Rosa; no SMART station of its own |
| Local rules | County vacation-rental permit; Williamson Act; county transfer tax; ADU septic limits |
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Fulton is a small unincorporated community in central Sonoma County, California, next to Santa Rosa, with its own ZIP code, 95439. Because it isn’t a city, Sonoma County sets its rules, and so few homes sell here that Redfin’s ZIP page listed only about six sales from April to September 2026. That’s too few for a meaningful median, so this page is mostly about the county rules that decide what you can do with a Fulton property.
- County
- Sonoma County
- Government
- Unincorporated (county rules, Permit Sonoma)
- ZIP code
- 95439 (some addresses use Santa Rosa 95403)
- Transfer tax
- $1.10 per $1,000 (county rate; no city tax)
- Population
- About 453 (Census ACS 2020–2024 estimate)
- Recent sales
- About six, April–September 2026 (Redfin, ZIP 95439)
Fulton homes for sale
Fulton listings, when there are any, appear below from the MLS. Our property search widens the search to Santa Rosa, Larkfield-Wikiup and Windsor, and can filter for land and acreage.
What do homes in Fulton sell for?
About 6
April–September 2026, Redfin
About $1.1M
To September 2026, Redfin (tiny sample)
$716,000
3 months to August 2026, Redfin
Fulton has no meaningful median price. Redfin’s three-month figure for ZIP 95439 was about $1.1 million through September 2026, down 35.9% from a year earlier, but its page listed only about six recent sales, and a swing that size more likely reflects which few homes sold than a change in values (Redfin). For pricing, we use the few Fulton sales plus comparable homes in north Santa Rosa and Windsor with similar lots, water and septic.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, ZIP 95439 (Fulton) | About $1.1 million (down 35.9%); about six sales listed | Redfin, three months ending September 2026 |
| Median sale price, Santa Rosa | $716,000 | Redfin, three months ending August 2026 |
| Median sale price, ZIP 95492 (Windsor) | $814,761 | Redfin, three months ending September 2026 |
| Sonoma County median | $875,000 | September 2026, C.A.R. |
Where is Fulton, CA, and who sets the rules?
Fulton is in Sonoma County and isn’t one of the county’s nine incorporated cities, so there is no Fulton city government (Sonoma County Clerk-Recorder). Permit Sonoma, the county’s planning and permit agency, handles zoning, building permits, wells, septic systems and vacation rentals.
Addresses can mislead. Fulton has its own ZIP code, 95439, but part of the community shares ZIP 95403 with parts of Santa Rosa, Windsor and Larkfield-Wikiup (Statistical Atlas, from Census geography). A “Santa Rosa” mailing address near Fulton may be in the unincorporated county, where Santa Rosa’s city transfer tax and rental rules don’t apply. Permit Sonoma’s Parcel Search shows the parcel’s jurisdiction, zoning, groundwater availability and any Williamson Act contract (Permit Sonoma).
For statistics, the Census Bureau treats Fulton as a Census-designated place, a statistical area rather than a government. Its 2020–2024 American Community Survey estimates about 453 residents and 199 housing units on 1.9 square miles, but for a place this small the margins of error are wide (±120 on the housing count), so read them as rough (Census Reporter, ACS 2024 five-year data).
Long-range plans are county plans: the county’s General Plan 2020 is being updated as “General Plan Sonoma,” with adoption expected in 2028 (Permit Sonoma).
What to check on a Fulton property before you buy
On a rural or semi-rural parcel under county rules, the checks that matter most are water, wastewater, fire and insurance. For the inspections to order, see our guide to Sonoma County wells, septic systems and rural utilities.
Water and wells
Confirm whether the home is on a public water connection or a private well. For wells, the county’s well ordinance (County Code Chapter 25B) was amended in 2023: certain wells in its Public Trust Review Area get discretionary review, most new wells serving non-residential parcels need meters, and building permits for new homes in marginal or scarce water zones require dry-weather well testing (Permit Sonoma). The state has approved a groundwater sustainability plan for the Santa Rosa Plain, one of three in the county (KRCB). The county doesn’t require well testing at sale, but its septic and well program notes that sampling typically happens during real estate transactions (Permit Sonoma), so ask for a flow test and water-quality results.
Septic
Sonoma County doesn’t require a septic inspection at sale, so order one yourself. About 37,000 septic systems operate in the unincorporated county, and systems with supplemental treatment units carry an operational permit with regular monitoring reports under the county’s updated septic program, approved by the regional water board in June 2026 (Permit Sonoma). Ask the seller for the permit record and the last pumping and inspection reports.
Fire and insurance
Look the parcel up on CAL FIRE’s Fire Hazard Severity Zone map. In a High or Very High zone, California’s AB 38 requires the seller to provide a recent defensible-space inspection report, or you agree in writing to bring the property into compliance within a year of closing (State Fire Marshal). During the 2019 Kincade Fire, evacuations across the county reached nearly 190,000 people, the largest in its history (The Press Democrat), so know the parcel’s evacuation zone and get insurance quotes early in escrow.
On a Fulton parcel, check the water source, septic permit and fire zone before you remove contingencies. These are county records, and the seller’s disclosures may not cover them in full.
Renting, vacation rentals and ADUs in Fulton
Because Fulton is unincorporated, county rental rules apply, and they differ from Santa Rosa’s and Windsor’s.
- Tenant protections: under the county’s Residential Tenancy Protections Ordinance (Ordinance 6496, adopted September 17, 2024), covered tenants have just-cause protection from the first day of the tenancy, landlords must use a county-approved notice and report every termination, and the rules extend to income-restricted housing (County of Sonoma).
- Mobilehome spaces: the county’s rent stabilization ordinance limits space-rent increases in unincorporated parks to 70% of the CPI change, currently 2.66% (Sonoma County CDC).
- Vacation rentals: a whole-home rental of 30 days or less needs a county zoning permit, a certified vacation rental property manager, a Vacation Rental License and a TOT number, and isn’t allowed in R1, R2 or R3 zoning, on Williamson Act land, in an ADU or in exclusion and capped areas (Permit Sonoma). The county’s transient occupancy tax is 12% of the rent, and operators who took in more than $350,000 the previous year add a 2% tourism assessment (Sonoma County Tax Collector). Our guide to vacation rental rules in Sonoma County walks through the permit.
- ADUs: since January 8, 2026, a single-family lot in the unincorporated county can have two ADUs plus a junior ADU, with detached ADUs up to 1,200 square feet and no parking required, but a new unit has to fit the septic system’s capacity (Permit Sonoma). Our guide to land, lots and ADUs in Sonoma County covers the permits.
Getting around from Fulton
Fulton has no SMART station of its own. The line’s northern stations are Windsor (464 Emily Rose Circle), Sonoma County Airport (1130 Airport Boulevard) and Santa Rosa North (1500 Guerneville Road), and SMART expects a Healdsburg station in late 2028 (SMART). Drive times depend on the exact address, so test the commute at the hours you’d travel.
Fulton compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Fulton | Unincorporated, Sonoma County | County rules; county tenant ordinance; only about six sales April–September 2026 (Redfin) |
| Santa Rosa | Incorporated city | Adds a $2.00 per $1,000 city transfer tax; no new non-hosted vacation rentals; 11% TOT plus 3% assessment |
| Windsor | Incorporated town (1992) | Town licenses short-term rentals and bans non-hosted ones in residential districts; 12% TOT; SMART station |
| Forestville | Unincorporated, Sonoma County | Also under county rules, in the Russian River and West County area |
How Diamond Real Estate Group helps Fulton buyers
With so few sales, a Fulton purchase depends on homework more than on comparables. We pull the parcel’s county record (zoning, groundwater availability, any Williamson Act contract), confirm the water source and septic permit, check the fire zone and evacuation zone, and price the home against the handful of Fulton sales and similar properties in north Santa Rosa and Windsor. If you plan to rent it, we read the county’s tenant and vacation-rental rules against your numbers. See our guide to buying a home in Sonoma County, or the Sonoma County real estate guide for every town.
Selling a home in Fulton
Fulton sits outside Santa Rosa’s city limits, so Permit Sonoma, not the city, holds the zoning, building, septic and well records. Some Fulton homes carry a Santa Rosa 95403 mailing address, which can confuse buyers and even escrow paperwork. Confirm the jurisdiction on the county’s parcel record before you list.
Transfer tax
Santa Rosa charges a city transfer tax of $2.00 per $1,000 on top of the county’s, but only on property inside the city. A Fulton parcel pays just the county rate of $0.55 per $500, less any assumed loan. On a $1,100,000 sale that is $1,210, not the $3,410 a Santa Rosa sale at that price would owe. Check that the deed declaration is marked unincorporated. Sellers customarily pay in Diamond’s North Bay markets, but the split is negotiable; see our transfer tax guide.
Records buyers will request
- Septic. The permit, layout and pumping history. If the system uses supplemental treatment, the yearly Permit Sonoma operating permit and the owner’s March and October monitoring reports; the county acknowledgement you signed requires telling the buyer.
- Water. Either the water provider’s bills or the well log and recent flow and quality results.
- Second units. Permits and finals for any ADU, garage conversion or shop. If a unit was never permitted, read our page on selling with an unpermitted ADU.
- Tenants. Leases and notices. County tenant protections, not Santa Rosa’s, govern a Fulton rental.
Fire zone and state items
Look up the parcel’s fire hazard zone first. If it is High or Very High, Civil Code 1102.19 requires either defensible-space documentation from within six months before the contract or a signed buyer agreement to comply within a year of closing. You also owe the buyer a smoke alarm compliance statement in writing, certification that the water heater is braced, and the plumbing fixture disclosure under Civil Code 1101.4. Our Sonoma County selling guide puts these in order.
Fulton sees only a few sales a year, so a fair list price leans on similar lots in north Santa Rosa and Windsor; our seller services page explains how we prepare one.
Sources for this section: County of Sonoma Clerk-Recorder: Documentary transfer tax; Permit Sonoma: Operational Permit and Monitoring Program; Permit Sonoma: Form WLS-043, acknowledgement of operational permit requirement; Justia: California Civil Code section 1102.19; 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.
Fulton real estate FAQs
Where is Fulton, California?
Fulton is an unincorporated community in central Sonoma County, next to Santa Rosa. It has its own ZIP code, 95439, and part of it shares ZIP 95403 with parts of Santa Rosa, Windsor and Larkfield-Wikiup.
What county is Fulton in?
Sonoma County. Fulton isn’t a city, so Sonoma County and its permit agency, Permit Sonoma, handle its planning, permits and rental rules.
What is the Fulton, CA ZIP code?
Fulton’s ZIP code is 95439. Some nearby addresses use Santa Rosa’s 95403, so check the parcel’s jurisdiction rather than the mailing address.
Is Fulton part of Santa Rosa?
No. Fulton is outside Santa Rosa’s city limits, so the city’s $2.00 per $1,000 transfer tax and its short-term rental rules don’t apply; county rules do.
How many people live in Fulton?
About 450. The Census Bureau’s 2020–2024 American Community Survey estimates 453 residents in about 199 homes, though with margins of error that wide for a small place, treat it as a rough count.
How much do homes cost in Fulton?
There’s no reliable median: Redfin listed only about six Fulton sales from April to September 2026, with a three-month median of about $1.1 million. Santa Rosa’s three-month median to August 2026, $716,000, is a steadier benchmark.
Can I buy land in Fulton?
Sometimes; any listings appear above. Before buying land, check its zoning, groundwater availability and Williamson Act status in Permit Sonoma’s Parcel Search, and whether a well and septic system are feasible.
Is there a city transfer tax on a Fulton sale?
No. Only the county’s $1.10 per $1,000 applies, about $1,100 on a $1 million sale.
Can I rent out a Fulton home as a vacation rental?
Only with a county permit, a certified property manager, a Vacation Rental License and a TOT number, and not in R1, R2 or R3 zoning or in an ADU. Check the parcel’s zoning before you count on rental income.
What tenant protections apply in Fulton?
The county’s 2024 Residential Tenancy Protections Ordinance gives covered tenants just-cause protection from the first day of a tenancy. It applies in unincorporated areas such as Fulton, not inside Santa Rosa or Windsor.
Do I need a septic inspection to sell or buy in Fulton?
The county doesn’t require one at sale, but a buyer should order one for any home on septic, along with a well test if the home has a well.
Can I take the SMART train from Fulton?
Not from Fulton itself, which has no station. The line’s northern stops are Windsor, Sonoma County Airport and Santa Rosa North.
Sources & notes
- Redfin: ZIP 95439 (September 2026); Redfin: Santa Rosa; Redfin: ZIP 95492; C.A.R.: September 2026
- Statistical Atlas: ZIP 95403; Sonoma County Clerk-Recorder: transfer tax
- Permit Sonoma: zoning and Parcel Search, General Plan update, well ordinance, septic manual, vacation rentals, ADUs
- County of Sonoma: tenant protections, mobilehome rent stabilization, TOT and BIA
- KRCB: groundwater plans approved (2023); State Fire Marshal: AB 38; SMART: stations
Figures carry their dates where they appear. Fulton has too few sales for a stable median, so we refresh the figures each quarter and replace them with MLS counts when available. 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.
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Local property guides
- Buying in Fulton: Parcel Jurisdiction, Actual Services and the Record Trail
- Fulton Water and Wastewater: Build the Evidence Packet Before Ordering Inspections
- Private Roads and Site Access in Fulton: Rights, Repairs and Public Interfaces
- Owning Acreage in Fulton: Build a Budget From Actual Obligations
- Comparing Fulton Homes With Land: Site Utility, Systems and Evidence
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