Oakville, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Oakville is an unincorporated farming community on the Napa Valley floor in Napa County, California, between Yountville and Rutherford, and it gives its name to the Oakville wine appellation around it. Property here is mostly vineyard estates under the county’s Agricultural Preserve, and sales are so rare that no meaningful local median exists; for scale, the Napa County median was $918,000 in September 2026 (C.A.R.).
- County
- Napa County
- Government
- Unincorporated (Napa County rules)
- ZIP code
- 94562 (some properties use Napa 94558 addresses)
- Wine appellation
- Oakville AVA (27 CFR 9.134, 1993)
- Smallest new parcel (Ag Preserve zoning)
- 40 acres
Oakville homes for sale
Any current MLS listings in Oakville appear below. On October 23, 2026, Redfin’s Oakville page showed a single active listing, so our Napa Valley property search widens the net to Rutherford, Yountville and the St. Helena side of the valley.
What do Oakville properties sell for?
1
No period stated; checked October 23, 2026
$918,000
September 2026, C.A.R.
$632,598
County assessor records 2017–2021, Wine Business Journal
There’s no honest median for Oakville, and we won’t invent one. The Census Bureau’s area for ZIP code 94562 covers 0.3 square miles and shows no residents in its 2020–2024 survey, so ZIP statistics don’t exist in any useful form (Census Reporter). Redfin’s Oakville page lists one sale at $3.11 million without saying when it closed, and its one active listing in October 2026 asked just under $7 million and carried a Napa 94558 mailing address (Redfin).
For planted land, value per vineyard acre is the better yardstick. A 2025 study of Napa County assessor appraisals found small parcels carry far higher values per acre than large ones:
| Measure | Figure | Period and source |
|---|---|---|
| Appraised value per acre, 1–10 acre vineyard parcels | About $632,598 | Assessor records 2017–2021 (168 properties), Wine Business Journal, 2025 |
| Appraised value per acre, 10–40 acre parcels | About $190,645 | Same study |
| Appraised value per acre, 40–100 acre parcels | About $145,683 | Same study |
| Prime Napa vineyard sales, per acre | “Over $500,000” | Scott Bozzo, Macotera Ag Group, Farm Progress, April 2025 |
| Napa County median home price | $918,000 (up 2.0% year over year) | September 2026, C.A.R. |
These are county-wide appraisals, not Oakville sales. On a specific estate we value the house, the planted acres, the water and any winery entitlement separately, using mid-valley sales.
Where is Oakville, and who sets the rules?
Oakville sits on Highway 29 in the middle of the valley, and Oakville Cross Road bridges the Napa River east of the highway. It has no town government, so Napa County Planning, Building & Environmental Services handles zoning, building permits and rental enforcement, and the county’s own codes apply to every parcel. Our Napa County real estate guide covers those county-wide rules.
The community’s best-known building is the Oakville Grocery at 7856 St Helena Highway. Napa County Landmarks dates the store to 1881, on the site of a dry-goods business from 1874, and notes that it once doubled as the area’s post office, telegraph and telephone office. It was listed on the National Register of Historic Places in 1993 (Napa County Landmarks).
- Short-term rentals: renting a home for under 30 days is generally prohibited in unincorporated Napa County under County Code 18.104.410, apart from bed and breakfasts that already hold use permits, and the county no longer issues new ones.
- Transfer tax: the county’s documentary transfer tax of $1.10 per $1,000 is the only one, and in Northern California the seller customarily pays it.
What is the Oakville AVA?
The Oakville American Viticultural Area is a federally defined wine region set out in 27 CFR 9.134 and established by Treasury Decision ATF-343 in July 1993. It is one of 17 appellations nested inside the Napa Valley AVA, and Oakville wines must also name Napa Valley on the label.
The boundary, drawn on the U.S. Geological Survey’s Yountville and Rutherford maps, runs like this (eCFR):
- North: Skellenger Lane, running about 1.7 miles from the Silverado Trail to the Napa River. That line is shared with the Rutherford AVA, whose boundary passes just north of the entry road to Robert Mondavi Winery (27 CFR 9.133).
- West: the 500-foot contour of the Mayacamas Range, followed southeast to Hopper Creek.
- South: across Highway 29 and around the Yountville Hills on the 300-foot contour.
- East: up Conn Creek and Rector Creek to the Rector Reservoir shoreline, then back along the 500-foot contour.
The Napa Valley Vintners describe Oakville as running from 130 to 1,000 feet, with gravelly sedimentary loams on the western side, heavier volcanic soils on the east and summer highs commonly in the mid-90s, and they list Cabernet Sauvignon, Sauvignon Blanc, Merlot and Cabernet Franc as its main grapes. For the other 16 nested appellations, see our Napa Valley appellation guide.
How does the Agricultural Preserve shape an Oakville parcel?
Oakville’s valley floor lies in the Napa Valley Agricultural Preserve, which the county created by Ordinance 274 in April 1968 and which the General Plan calls the first in California. The Preserve now covers more than 32,000 acres, and its protections are built to last: the agricultural policies adopted by voters in Measure J (1990) and Measure P (2008) can’t be changed without another public vote until after December 31, 2058 (Napa County General Plan).
| If you want to… | The rule | Source |
|---|---|---|
| Split a valley-floor parcel | Agricultural Preserve zoning allows no new parcels under 40 acres; the General Plan’s Agricultural Resource designation has the same 40-acre minimum | Napa Valley Vintners; General Plan |
| Buy hillside land above the valley | Agricultural Watershed zoning sets a 160-acre minimum for new lots | Napa Valley Vintners; General Plan (AWOS, 160 acres) |
| Build a new winery | At least 10 acres, and at least 75% of the grapes from Napa County, under the 1990 Winery Definition Ordinance | Napa County Grand Jury, 2015 |
| Add a second unit | An ADU of up to 1,200 sq ft, or a junior unit of 500 sq ft or less with an owner living on site | Napa County PBES |
| Rent the home nightly | Generally prohibited (County Code 18.104.410) | Napa County |
| Convert farmland to another use | Needs voter approval under Measure J | General Plan |
Williamson Act contracts
Many Napa vineyard parcels carry a Williamson Act contract, which lowers property taxes in exchange for keeping land in farming for at least ten years, renewing automatically each year unless someone files for non-renewal. As of January 1, 2026, the county had 84,955 acres on 955 parcels under contract. To qualify, a parcel needs at least 10 acres of prime land or 40 acres of non-prime land, plus farm income in the past five years or a development plan the Agricultural Commissioner accepts. For 2026–27, 681 of those parcels got a lower assessment; the rest kept their lower Prop 13 values (Napa County). Ask whether a contract is recorded on the parcel before you write an offer, and read its terms.
Site checks for an Oakville estate
On a rural Oakville parcel, these are the checks that change value or plans:
- Water: expect an estate to rely on a well permitted by Napa County Environmental Health, and confirm the source for the address. Ask for the well log, a recent flow test and water-quality results. The Napa Valley Subbasin beneath the valley floor has had a state-approved groundwater plan since January 2023.
- Septic: get the septic permit and any inspection records from Environmental Health (707-253-4135), which also permits and inspects alternative systems, so ask what type is installed.
- The Napa River and creeks: earth-moving within the county’s stream setbacks needs a use permit exception, and work on slopes over 5% needs an erosion control plan (Napa County Conservation Regulations). Check FEMA’s flood map for the parcel as well.
- Fire zone and insurance: look up the parcel’s Fire Hazard Severity Zone; in a High or Very High zone, the seller provides defensible-space paperwork or both sides agree the buyer will obtain compliance within a year of closing (State Fire Marshal, AB 38). Get an insurance quote early.
- Vineyard contracts and permits: ask for grape contracts and whether they can be assigned to you, the vineyard’s planting records and any erosion control plan approvals.
Before you count on splitting a parcel, adding a winery or renting by the night, confirm the zoning and permit history with Napa County PBES.
Oakville compared with nearby areas
| Area | Government | What stands out |
|---|---|---|
| Oakville | Unincorporated, Napa County | Oakville AVA (1993); Agricultural Preserve parcels; no usable ZIP statistics |
| Rutherford | Unincorporated, Napa County | Next appellation north, across Skellenger Lane; the county’s Napa River restoration reach runs between Zinfandel Lane and Oakville Cross Road |
| Yountville | Incorporated town | Town water and sewer; ZIP 94599 median $1,444,679 (3 months to July 2026, Redfin); its own short-term rental ban |
| St. Helena | Incorporated city | Up-valley city; short-term rentals capped at 25 non-transferable permits |
| Napa | Incorporated city | City planning and permits; short-term rentals capped at 41 non-hosted permits, all taken |
How Diamond Real Estate Group helps Oakville buyers
Buying in Oakville means buying land as much as a house. We help you separate the value of the residence from the planted acres, read the well and septic records, check for a Williamson Act contract and recorded easements, confirm what the zoning allows before you plan a winery or a second unit, and build a comparable-sales set from the wider valley floor when Oakville itself has none.
- Our vineyard real estate guide: planted versus plantable acres.
- Napa County vineyards and wineries for sale.
- Napa and Sonoma luxury estates.
Our buyer services page explains how we work from first tour to closing.
Selling a home in Oakville
Oakville is unincorporated, so Napa County is the permitting agency for every parcel, and the Agricultural Preserve zoning sets what a buyer can do with the land. A typical sale here combines a residence with planted acres. Buyers will want each part documented on its own.
Transfer tax
The county rate, $0.55 per $500 of consideration, is the only transfer tax, and with no city involved the county keeps all of it. A $7 million estate pays $7,700. Napa County describes the seller as the customary payer in Northern California, a custom the contract can change. More in our transfer tax guide.
Separating the house from the farm
Buyers and lenders look at the residence, the vineyard and any winery entitlement differently, so assemble evidence for each. Our pages on residence and vineyard evidence and vineyard valuation explain what to collect.
- House and second unit: county building permits and final inspections.
- Vineyard: planting records, erosion control plan approvals, grape contracts and whether a buyer can take them over.
- Winery: the use permit and its conditions, if there is one.
- Williamson Act: the statute makes a recorded contract binding on “all successors in interest of the owner,” so disclose it early.
Water questions buyers ask
Expect questions about how much the wells pump and what they serve. Under the county groundwater agency’s FAQ, domestic wells using less than 2 acre-feet a year are generally exempt from metering, reporting and fees, while larger wells can be charged for groundwater management. Have the well log, recent flow and water-quality tests, and any meter records ready. Napa County Environmental Health holds the septic permit.
At closing
In a High or Very High fire hazard zone, AB 38 means a passed defensible-space inspection from the last six months, which the county Fire Marshal’s Office performs free. You also disclose noncompliant plumbing fixtures and sign the smoke-alarm statement.
When Oakville has no recent sale to point to, value comes from mid-valley comparables; see how we sell homes.
Sources for this section: Napa County: Document Transfer Tax; Napa County Groundwater Sustainability Agency: FAQs; Napa County: Williamson Act and Agricultural Preserve Contracts; California Public Law: Government Code section 51243; Napa County Environmental Health: Well and Onsite Wastewater Treatment; Napa County Fire Marshal: Real Estate Inspections (AB 38); California Public Law: Civil Code section 1101.4; California Public Law: Health and Safety Code section 13113.8.
Oakville real estate FAQs
Is Oakville, CA a town?
No. Oakville is an unincorporated community on Highway 29 between Yountville and Rutherford, so Napa County’s zoning, permit and rental rules apply.
Why can’t I find a median home price for Oakville?
There are almost no sales to measure. The Census area for ZIP 94562 is 0.3 square miles with no residents counted, and Redfin’s Oakville page showed one undated sale in October 2026.
What do luxury estates in Oakville cost?
Value depends mostly on planted acres, water and winery rights. As a snapshot, Redfin’s one Oakville listing on October 23, 2026 asked just under $7 million, and the one sale on its page was $3.11 million.
When was the Oakville AVA established?
In July 1993, by Treasury Decision ATF-343; the boundary is in 27 CFR 9.134. It runs from Skellenger Lane south to the Yountville Hills and east to Rector Reservoir.
Can I split an Oakville property into smaller lots?
Generally not below 40 acres, the minimum for new parcels in Agricultural Preserve zoning. Loosening those protections needs a public vote until after 2058.
Can I build a winery on an Oakville vineyard?
Only on at least 10 acres, and the winery must source at least 75% of its grapes from Napa County. If a winery already exists, read its permit for what it allows on tastings and visitors.
Can I rent an Oakville home as a vacation rental?
No. Stays of under 30 days are generally prohibited in unincorporated Napa County, and the county no longer issues new bed-and-breakfast permits. Monthly or longer leases are allowed.
Do Oakville homes have wells and septic systems?
Rural estates usually do, permitted by Napa County Environmental Health. Ask for the well log, flow and water-quality tests, and the septic permit and inspection records.
Is my Oakville parcel under a Williamson Act contract?
Check the title report and ask the seller. A contract runs at least ten years and renews each year unless someone files for non-renewal, lowering property taxes in exchange for keeping the land in farming.
Can I add a guest house or ADU?
Usually, within county limits. The county allows an ADU of up to 1,200 square feet, or a junior unit of 500 square feet or less with the owner living on site.
Is there public transit to Oakville?
Not practically. VINE’s Route 10 lists no timed stops in Oakville or Rutherford; the nearest are the Yountville Veterans Home and the St Helena Post Office.
What is the Oakville Grocery?
The historic store at 7856 St Helena Highway, established in 1881 and listed on the National Register of Historic Places in 1993. It once served as the area’s post office and telegraph office.
Sources & notes
- Census Reporter: ZIP 94562, Redfin: Oakville (October 23, 2026) and C.A.R.: September 2026
- Wine Business Journal (2025) and Farm Progress (2025) on vineyard values
- 27 CFR 9.134 (Oakville AVA), 27 CFR 9.133 (Rutherford AVA) and Napa Valley Vintners
- Napa County: General Plan, Williamson Act, ADUs, wells and septic, Conservation Regulations and transfer tax
- Napa Valley Vintners: the Agricultural Preserve, Napa County Grand Jury: wineries (2015), Napa County Landmarks and VINE Route 10
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: Napa County planning and building services. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.
