Guerneville, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Guerneville is an unincorporated river town on the lower Russian River in west Sonoma County, California, with homes on the river flats and the wooded slopes above them, a Main Street commercial core and several riverside resorts. Redfin’s calculation put the median sale price for ZIP 95446 at $557,374 over the three months ending June 2026. Sonoma County, not a city council, sets the zoning and vacation-rental rules here, and two special districts run the sewer and water lines in the core of town.
- County
- Sonoma County
- Government
- Unincorporated (county rules)
- ZIP code
- 95446
- Median sale price
- $557,374 (3 months to June 2026, Redfin)
- Water
- Sweetwater Springs Water District (core of town)
- Sewer
- Russian River County Sanitation District (core of town)
Guerneville homes for sale
Current MLS listings in Guerneville appear below. For Rio Nido, Monte Rio, Forestville and the rest of the river, use our property search and filter by town or ZIP code.
What do homes in Guerneville sell for?
$557,374
3 months to June 2026, Redfin, ZIP 95446
32
3 months to June 2026 (38 a year earlier), Redfin
101.0%
June 2026, Redfin
Guerneville sits well below the county median. Redfin’s three-month figure for ZIP 95446 was 4.6% lower than a year earlier, while the California Association of REALTORS® reported a Sonoma County median of $875,000 for September 2026. The Census Bureau’s 2020–2024 survey puts the median value of owner-occupied homes in the Guerneville census area at $600,600, a self-reported estimate rather than a sale price. Treat any short period with caution: a few riverfront or resort sales can swing a small ZIP code’s median.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, ZIP 95446 | $557,374 (down 4.6% year over year) | Three months ending June 2026, Redfin |
| Median price per square foot | $537 (up 21.2% year over year) | Redfin, accessed October 2026 |
| Homes sold above list price | 53.2% | Redfin, accessed October 2026 |
| Median value of owner-occupied homes | $600,600 (±$39,141) | 2020–2024 American Community Survey, via Census Reporter |
| Housing units and households | 3,181 units; 2,233 households | 2020–2024 American Community Survey |
| Sonoma County median price, for comparison | $875,000 | September 2026, C.A.R. |
The gap between housing units and households matters for buyers. The survey counts about 950 more homes than households, roughly three in ten, and the Census Bureau classes those as vacant, a group that includes second homes and seasonal rentals (the estimates carry wide margins). That share shapes what sells and how much a vacation-rental permit is worth, which is why the rental rules below deserve as much attention as the price.
When does the Russian River flood Guerneville?
Flooding starts when the National Weather Service gauge “Russian River – Guerneville” (GUEC1) passes 32 feet, its flood stage, so every river-flat purchase starts with that number. Moderate flooding begins at 35 feet and major flooding at 40 feet (NOAA California Nevada River Forecast Center). The highest crests on the NWS list are 49.5 feet on February 18, 1986, 48.0 feet on January 10, 1995, and 47.62 feet on December 23, 1955. The most recent major flood crested at 45.38 feet on February 27, 2019, and the river reached 38.79 feet on February 5, 2025.
The forecast center publishes what goes under water at each stage. For Guerneville it reads like a map of the town:
| River stage | What the NWS lists as flooding or closed |
|---|---|
| 32 ft | Lower Mill Street |
| 32.5 ft | Highway 116 at Neeley Road; Mays Canyon Road by the old rodeo grounds |
| 33 ft | Highway 116 at Drake Road |
| 34 ft | Johnsons, Parkers and Creekside resorts and Riverside Park begin to flood |
| 37 ft | Mill Street and 5th Street; River Road east of town |
| 41.5 ft | River Road closed |
| 44 ft | Highway 116 west of town closed; Safeway floods |
| 46 ft | Much of downtown; the post office begins to flood |
| 48.5 ft | The Veterans building and the Sheriff’s substation begin to flood |
For a specific house, look up the parcel on FEMA’s Flood Map Service Center, ask the seller for an elevation certificate and the flood history of the house, the garage and the driveway, and get a flood-insurance quote before your contingencies expire. A home can sit above the water while its only road closes at 33 feet.
The flood question in Guerneville is rarely yes or no. Ask at what river stage water reaches the lot, the living floor and the access road, and compare that with the crest history above.
Sewer, septic and water in Guerneville
Russian River County Sanitation District
The Russian River County Sanitation District, run by Sonoma Water, covers about 2,700 acres in Rio Nido, Guerneville, Guernewood Park and Vacation Beach. Its treatment plant has operated since 1983 and has a design capacity of 710,000 gallons a day; from May 15 to September 30 the treated water irrigates Northwood Golf Course and nearby forest instead of going to the river (Sonoma Water).
The cost is high for a small system. The 2025–26 charge was $2,486 a year for a standard single-family home, and Sonoma Water’s March 2026 rate memo proposed $2,696 for 2026–27. Other properties are billed in multiples of a single-family home according to their use, so apartments and commercial buildings pay more. The district also warns that sewer spills can happen during heavy rain or high river flows; after storm-related discharges in 2019, the North Coast Regional Water Quality Control Board required a West County sanitation feasibility study.
Septic outside the sewer lines
Parcels outside the district use an onsite system permitted by Permit Sonoma. The county’s septic rules treat the Russian River as an impaired water body, so systems inside its Advanced Protection Management Program are Tier 3, and where no other boundary is set that program covers land within 600 feet of the riverbank (Permit Sonoma LAMP, June 2026). The county doesn’t require a septic inspection at sale, so order one yourself and ask for the permit record and the design capacity in bedrooms. More rules are coming: the Regional Board’s Russian River pathogen action plan, approved by the State Water Board on August 18, 2026 and awaiting final state approval, adds basic operational inspections for septic systems across the watershed (North Coast Water Board). Our guide to wells, septic and rural utilities in Sonoma County lists the inspections to order.
Water
Sweetwater Springs Water District took over the old Citizens Utilities system after a 1990 vote and now serves Guerneville, Rio Nido, Monte Rio and Villa Grande (Sweetwater Springs). Its northern system, which covers Guerneville, Guernewood Park, Vacation Beach and Rio Nido, had 2,565 connections in its 2020 water plan, supplied by three wells at the El Bonita Well Field that draw on the river’s underflow. Because those wells sit by the river, the plan tells the district to prepare the well fields for inundation every winter and to issue boil-water notices if the supply is contaminated. Permit Sonoma’s provider list also names a small system, Armstrong Valley Water, on Armstrong Woods Road, and parcels outside both systems may rely on a private or shared well.
Can you run a vacation rental in Guerneville?
Sometimes, and the answer depends on the parcel’s zoning, not the town. The lower river has been at the center of the county’s recent rule changes:
- 2020: an urgency ordinance capped the lower Russian River area at 299 vacation-rental permits; in July 2021 it was 8 permits under the cap (County of Sonoma).
- August 2022: the Board of Supervisors banned new vacation rentals in R1 (low-density residential) zoning. Existing permits weren’t affected.
- 2023: in the county’s rezoning review, file ZCE23-0001, staff and the Planning Commission recommended exclusion zones for four neighborhoods around Guerneville. On April 24, 2023 the Board approved Ordinance 6423, which applied cap and exclusion zones to parcels in three supervisorial districts, including the 5th District on the lower river (Permit Sonoma).
| Neighborhood (2023 county study) | Parcels with a home | Rental permits | Recommendation |
|---|---|---|---|
| Armstrong Woods, north of town | 143 | 16 (11.2%) | Exclusion zone |
| Drake Road, south of town | 352 | 47 (13.4%) | Exclusion zone |
| Guernewood Park / Monte Rosa | 656 | 93 (14.2%) | Exclusion zone |
| Neeley Road, south side of the river | 146 | 28 (19.2%) | Exclusion zone |
| Northwood | 111 | 17 (15.3%) | 5% cap |
Sources: Permit Sonoma, ZCE23-0001 Planning Commission table and staff report (March 16, 2023). The staff report put the countywide concentration at 4.5%. Staff did not recommend rezoning the homes between 4th Street and Main Street (Highway 116) in town.
The rule that matters most at a sale: inside an exclusion (X) zone, an existing permit can keep operating, but it expires when the property is sold or transferred (Permit Sonoma). Check the parcel’s zoning for an “X” or an R1 designation on the county’s vacation rental map before you rely on the table above, because final boundaries can differ from the recommendations. Permitted rentals collect the county’s 12% transient occupancy tax, and our Sonoma County vacation rental rules explain the license, the certified property manager and the 12-guest limit approved in 2023.
Fire history and insurance on the hillsides
The river is the obvious hazard, but the forested hills around town carry fire risk too. CAL FIRE has called the Guerneville and Cazadero area a historic wildland fire corridor, and the 2020 Walbridge Fire burned 55,209 acres in the hills north of the river; Sweetwater Springs evacuated its own staff during it (Sweetwater Springs hazard mitigation plan, 2021). California State Parks still lists camping at Austin Creek State Recreation Area, including Bullfrog Pond campground, as closed because of the fire (California State Parks). Look up the parcel’s Fire Hazard Severity Zone on CAL FIRE’s map. If it falls in a High or Very High zone, California’s AB 38 requires the seller to provide a defensible-space inspection report dated within six months of the sale; if there isn’t one, the parties sign an agreement making the buyer responsible for the work within one year of close of escrow (State Fire Marshal guidance).
Ask for insurance quotes as soon as you’re in contract. A wooded hillside home may face wildfire underwriting, and a river-flat home a separate flood policy, so price both before you remove contingencies. For second-home buyers, our guide to buying a second home in Sonoma County covers financing and insurance for a home you won’t live in full time.
Armstrong Redwoods and everyday life in Guerneville
Armstrong Redwoods State Natural Reserve, at 17000 Armstrong Woods Road, is Guerneville’s backyard. Colonel James Armstrong, a lumberman, set the grove aside in the 1870s; Sonoma County bought it in 1917 for $80,000, the state took over in 1934 and it has been a reserve since 1964. The Parson Jones Tree, the tallest in the grove, is more than 310 feet tall, and the Colonel Armstrong Tree is estimated to be over 1,400 years old. Day use costs $10 per vehicle (California State Parks).
- Austin Creek State Recreation Area: about 6,000 acres and 20 miles of trails, seven miles north of town through the same entrance (State Parks).
- Main Street: Highway 116 runs through town as Main Street. The NWS describes its highest flood stages by downtown landmarks: the post office, the Veterans building and the Sheriff’s substation.
- Roads out: River Road runs east along the river through Hacienda toward Forestville, and Highway 116 runs west past Monte Rio to Duncans Mills. Both appear in the NWS flood stages, so know your second route before winter.
- Bus: Sonoma County Transit Route 20 runs from Monte Rio through Guerneville, Rio Nido, Forestville, Graton and Sebastopol to Santa Rosa. The scheduled trip from the Guerneville Safeway stop to the Santa Rosa Transit Mall takes about an hour, with 11 regular weekday departures from Monte Rio (Sonoma County Transit).
For hiking beyond the redwoods, see our roundup of Sonoma County hiking trails.
Guerneville compared with nearby areas
| Area | One verified difference |
|---|---|
| Guerneville | Sewer and water districts in the core; four neighborhoods recommended for vacation-rental exclusion in 2023 |
| Rio Nido | Its residential area is zoned R1, where new vacation rentals aren’t allowed; sales are too few for a reliable median |
| Monte Rio | Served by Sweetwater Springs’ separate Monte Rio water system; recommended for a 5% rental cap rather than exclusion |
| Forestville | Its own water district, which buys Sonoma Water supply, and a sewer-lateral inspection after a sale |
| Cazadero | The NWS lists Austin Creek Road in Cazadero as flooding at 40 feet; outside Sweetwater Springs’ service area, so expect a well or small shared water system |
How Diamond Real Estate Group helps Guerneville buyers
Most of the work on a river property happens before the offer. We pull the parcel’s zoning and vacation-rental status, read the flood stages against the house’s elevation and access, confirm whether the home is on the sanitation district or a septic system, and check which water system serves it. If you’re buying for rental income, we price the home on what the permit can legally do after closing, not on the seller’s past bookings.
For the wider county, start with our Sonoma County real estate guide and our step-by-step guide to buying a home in Sonoma County. Owners thinking of selling can see how we sell homes, and investors can read our approach to investment property.
Selling a home in Guerneville
Guerneville has no city hall, so Permit Sonoma holds the building, zoning, septic and flood records for every parcel in town. Pull that file before you list, because river questions come up before kitchen questions.
Flood paperwork
Permit Sonoma says it may already have an elevation certificate on record for your property, and it offers flood zone map determinations on request. If no certificate exists, a civil engineer or licensed land surveyor can prepare one. A parcel in FEMA Zone A or V is marked as a special flood hazard area on the Natural Hazard Disclosure statement.
Some river-flat houses were raised through the county’s FEMA-funded Flood Elevation Mitigation Program, which reports more than two hundred structures lifted countywide. Each project records a deed restriction: the level below base flood elevation may be used only for limited storage, a garage or underfloor access. If that space has since been finished, disclose it, because the recorded restriction will show up in the title search.
FEMA notes that an existing flood policy can often be transferred to a new owner with no lapse in coverage. Keep the declarations page with your disclosures.
Rental permits and tenants
County staff recommended four Guerneville neighborhoods for vacation-rental exclusion in 2023. In an Exclusion (X) district, Permit Sonoma says an existing permit expires on sale or transfer. Elsewhere, only a property owner can hold the license, which runs 365 days, so your buyer applies in their own name. Our Sonoma County vacation rental guide covers the steps.
For long-term rentals, Ordinance 6496 (September 17, 2024) gives tenants in the unincorporated county just-cause protection from day one.
Sewer, transfer tax and state items
- Sewer. The town core is in the Russian River County Sanitation District. Sonoma Water says its proposed lateral ordinance there would not require point-of-sale inspections.
- Septic. Outlying systems with supplemental treatment need a yearly Permit Sonoma operational permit, and form WLS-043 commits you to tell the next owner.
- Transfer tax. County rate only, $0.55 per $500 net of assumed loans: $616 on a $560,000 sale. Sellers customarily pay in Diamond’s North Bay markets, though it’s negotiable; see our transfer tax guide.
- Fire. Hillside parcels mapped High or Very High need AB 38 defensible-space documentation or a signed buyer agreement.
- State law. Written smoke alarm compliance, water heater strapping certification and the Civil Code 1101.4 notice on noncompliant plumbing fixtures.
For a price that reflects flood history, permit status and the sewer bill, start with a Guerneville home valuation.
Sources for this section: Permit Sonoma: Floodplains and floodways; County of Sonoma Community Development Commission: Flood Elevation Mitigation Program FAQ; County of Sonoma Community Development Commission: Flood Elevation Mitigation Program; FEMA: Fact sheet, flood insurance: what to know; California Public Law: Civil Code section 1103.2; Permit Sonoma: Vacation Rental Exclusion Combining District; Permit Sonoma: Vacation rental permit and license application; County of Sonoma: Residential tenant protections; Sonoma Water: Russian River County Sanitation District; Permit Sonoma: Operational Permit and Monitoring Program; Permit Sonoma: Form WLS-043, acknowledgement of operational permit requirement; County of Sonoma Clerk-Recorder: Documentary transfer tax; 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.
Guerneville real estate FAQs
Is Guerneville a city?
No. Guerneville is an unincorporated census-designated place, so Sonoma County handles zoning, permits and vacation-rental rules. Its ZIP code is 95446.
How much do homes in Guerneville cost?
Redfin’s median sale price for ZIP 95446 was $557,374 over the three months ending June 2026, down 4.6% from a year earlier, against a September 2026 county median of $875,000 (C.A.R.). One riverfront or resort sale can move a small ZIP code’s median, so compare homes like the one you want.
At what river level does Guerneville start to flood?
The NWS flood stage at the Guerneville gauge is 32 feet, when lower Mill Street floods. By 37 feet Mill and 5th streets and River Road east of town are under water, and at 46 feet much of downtown floods.
How do I find out whether a Guerneville home has flooded?
Ask the seller for the flood history and any elevation certificate, and look up the parcel’s zone on FEMA’s Flood Map Service Center. Compare the home’s floor and driveway elevations with the crest history: 45.38 feet in 2019 and 38.79 feet in 2025.
Is Guerneville on sewer or septic?
Both. The core of town is in the Russian River County Sanitation District; outlying parcels use septic systems permitted by Permit Sonoma. Confirm which applies before you make an offer, because the costs and inspections differ.
How much is the Guerneville sewer bill?
The Russian River County Sanitation District charged $2,486 a year per single-family home for 2025–26, and Sonoma Water proposed $2,696 for 2026–27. Ask the seller for the current bill, and budget for it alongside property tax and insurance.
Who supplies water in Guerneville?
Sweetwater Springs Water District serves the town from wells that draw on the river’s underflow. A small system on Armstrong Woods Road and private wells serve some properties, so confirm the provider by address.
Can I buy a Guerneville home and rent it to visitors?
Only where the zoning allows it and the neighborhood is under its cap. New rentals aren’t allowed in R1 zoning or exclusion zones, and a permitted rental needs a county permit, a license, a certified property manager and a transient occupancy tax account.
Does a vacation-rental permit transfer when I buy the house?
Not in an exclusion zone: there the permit expires when the property is sold or transferred. Elsewhere, ask Permit Sonoma how the permit and license apply to a new owner before you rely on rental income.
Did the Walbridge Fire affect Guerneville?
The 2020 fire burned 55,209 acres in the hills north of the river, and State Parks still lists camping at Austin Creek State Recreation Area, including Bullfrog Pond, as closed because of it. Check each parcel’s fire hazard zone and get insurance quotes early.
Is there land for sale in Guerneville?
Check the listings above and our property search for current lots. Before buying one, confirm whether the sanitation district can serve it or whether a septic system is feasible, and check the flood stage and road access.
What does it cost to visit Armstrong Redwoods?
Day use is $10 per vehicle, or $9 with a passenger 62 or older, and the reserve opens at 8 a.m. The entrance is at 17000 Armstrong Woods Road.
Sources & notes
- Redfin: 95446 housing market (three months ending June 2026, accessed October 2026) and Census Reporter: Guerneville CDP, ACS 2020–2024
- C.A.R.: September 2026 home sales and price report
- NOAA California Nevada River Forecast Center: Russian River at Guerneville (GUEC1)
- Sonoma Water: Russian River County Sanitation District newsletter (spring 2025), 2026 sewer service charge memo and district presentation
- Sweetwater Springs Water District: district site and 2020 Urban Water Management Plan; Permit Sonoma water and sewer referral list
- North Coast Regional Water Quality Control Board: Russian River pathogen TMDL (State Water Board approval August 18, 2026)
- Vacation rentals: County of Sonoma, July 20, 2021 board report, ZCE23-0001 Planning Commission table (2023), April 24, 2023 board action and Exclusion (X) Combining District
- California State Parks: Armstrong Redwoods State Natural Reserve and Austin Creek State Recreation Area
- Sweetwater Springs Water District: Local Hazard Mitigation Plan (2021), Sonoma County Transit: Route 20 and State Fire Marshal: AB 38 guidance
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.
