Yountville, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Yountville is an incorporated town of about 1.5 square miles on the Napa Valley floor in Napa County, California, on Highway 29 between the City of Napa and Oakville. Its housing runs from single-family homes to townhouses and mobile home communities, and Redfin put the median sale price for ZIP code 94599 at $1,444,679 for the three months to July 2026. The town sets its own rental rules, and the state agency that runs the Veterans Home, founded here in 1884, supplies its drinking water.
- County
- Napa County
- Government
- Incorporated town (since February 4, 1965)
- ZIP code
- 94599
- Town area
- About 1.5 sq mi (966 acres)
- Population
- 3,348 (Census ACS 2020–2024)
- Median sale price
- $1,444,679 (3 months to July 2026, Redfin)
- Wine appellation
- Yountville AVA (27 CFR 9.160)
Yountville homes for sale
Current MLS listings in Yountville appear below. Sales in ZIP code 94599 are few (Redfin counted four in July 2026), so our Napa Valley property search is set to include Oakville, St. Helena and the City of Napa as well.
What do Yountville homes sell for?
$1,444,679
3 months to July 2026, Redfin (ZIP 94599)
$983
July 2026, Redfin
52
July 2026, Redfin
The ZIP code median fell 24.0% from a year earlier, but the median price per square foot rose 0.3% over the same stretch and homes sold for 98.3% of their asking price. With only a handful of closings a month, that pattern points to a change in which homes sold, not a quarter off every home’s value. Read the median as a rough midpoint and price a specific home from its own comparable sales. The Census figure below is lower; it reflects owners’ own estimates for every owner-occupied home over five years, including townhouses and mobile homes, not recent sales.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, ZIP 94599 | $1,444,679 (down 24.0% year over year) | 3 months to July 2026, Redfin (MLS and public records) |
| Homes sold | 4 | July 2026, Redfin |
| Median days on market | 52 (55 a year earlier) | July 2026, Redfin |
| Sale-to-list ratio | 98.3%, with 25.0% selling above list | July 2026, Redfin |
| Median price per square foot | $983 (up 0.3%) | July 2026, Redfin |
| Median value of owner-occupied homes (owners’ own estimates) | $802,200 (±$127,185) | ACS 2020–2024, U.S. Census Bureau via Census Reporter |
| Napa County median, for comparison | $918,000 (up 2.0% year over year) | September 2026, C.A.R. |
Sale-to-list ratio is the final price as a share of the last asking price. Days on market (DOM) measures how long homes stayed listed before they sold.
How do Yountville’s town rules shape a purchase?
Yountville incorporated on February 4, 1965, so the town, not Napa County, sets zoning, issues building permits and regulates rentals inside its 966 acres (Napa LAFCO, 2017). Four rules change the math on a Yountville purchase.
- No short-term rentals: the town code makes it unlawful for a landlord or a hosting platform to advertise a short-term rental unit, and a platform may not complete a booking for a unit that isn’t on the town’s rental registry (Yountville Municipal Code 8.08.060 and 8.08.070). The zoning code also lists short-term rental units among uses that are expressly prohibited.
- A permit for every rental: any home, condo, duplex, ADU or room rented out needs a town rental permit for the calendar year, renewed each January, and the permit number has to appear in every ad (Town of Yountville).
- Transfer tax: only the county’s documentary transfer tax applies, $1.10 per $1,000 of value, and the county passes half of what it collects inside town limits to the town. We found no separate town transfer tax.
- Hotel tax: the town’s transient occupancy tax (TOT) is 13%, including 1 percentage point added by Measure S in November 2018 for workforce and affordable housing. It falls on hotels and inns, since homes can’t be rented short term.
If rental income matters to your plan, budget for leases of a month or longer, registered with the town. There is no short-term rental permit for a seller to pass on to you.
County rules still matter just outside town limits, where the vineyards begin. Our Napa County real estate guide covers the county’s own rental ban, the Agricultural Preserve and the transfer tax.
What kinds of homes are in Yountville?
LAFCO’s 2017 review describes Yountville’s housing as ranging “from single-family homes to townhouses to mobile home communities,” and counted 100 affordable homes with recorded restrictions: 72 rentals and 28 for-sale homes with resale limits. Because the whole town fits in 966 acres, a property with acreage or planted vines usually means looking outside town limits, in Oakville and elsewhere on the valley floor, under county rules.
What each type means for a buyer
- Single-family homes: town lots on town water and sewer. Ask for the permit history of any addition or ADU, since a rented ADU needs its own town rental permit.
- Townhouses and condos: read the HOA’s budget, reserve study and rules on leasing before you commit, because the town’s rental registration applies on top of any HOA limits.
- Mobile homes: in a park you typically buy the home and rent the space, so the park’s rules and the space rent belong in your review alongside the home itself.
- Resale-restricted homes: the recorded agreement usually limits the price and who may buy. Read it, and confirm eligibility with the program administrator, before writing an offer.
What is the Veterans Home of California–Yountville?
The Veterans Home of California–Yountville, at 260 California Drive, was founded in 1884, and the California Department of Veterans Affairs (CalVet) describes it as the largest veterans home in the United States. More than 1,000 veterans live there, with care ranging from independent (domiciliary) living and assisted living to intermediate and skilled nursing care (CalVet fact sheet).
For a homebuyer the Home matters in three ways:
- Water: the town buys its treated drinking water from CalVet, whose main source is Rector Reservoir.
- Sewer: the town owns and runs the Joint Wastewater Treatment Plant that serves both the town and the Home, under a service agreement that shares capacity and costs.
- Statistics: in 2017 about a third of Yountville’s residents lived at the Home (1,120 veterans, by LAFCO’s count), so town-wide census figures such as household size don’t compare neatly with other towns.
Water, sewer, fire and flood: what to check in Yountville
Yountville homes don’t rely on private wells and septic systems the way rural Napa parcels do; inside town limits the town is the water and sewer provider. Still confirm service for the address on a recent utility bill. The checks that remain are about supply terms, fire zoning and flood mapping.
- Water supply: LAFCO’s 2017 review describes an agreement for 500 acre-feet of drinking water a year from CalVet through 2024, with emergency supply from the City of Napa and a town emergency well rated at 300 acre-feet. Ask the town’s Public Works Department about the current agreement if long-term supply is a concern.
- Recycled water: the town’s plant sends recycled water to six wineries in the surrounding county and to a golf course in town, so treated wastewater is part of the local water budget.
- Fire service and zoning: the town contracts with the Napa County Fire Department for fire protection and emergency medical service (2017). Yountville is a Local Responsibility Area, so the town adopts and enforces its own fire hazard zoning, and it says some areas may now fall within High or Very High zones on the 2025 maps; its fire hazard map page links to a parcel viewer. In a High or Very High zone, the seller provides defensible-space documentation or both sides agree in writing that the buyer will obtain compliance within a year of closing (State Fire Marshal, AB 38 guidance).
- Flood: the Napa River runs just east of the town boundary. Check the parcel on FEMA’s flood map, and ask your lender early whether flood insurance will be required.
- Insurance: request a homeowners quote as soon as your offer is accepted, because the premium can change your monthly cost more than you expect.
Dining, the Vine Trail and getting around Yountville
The French Laundry holds three MICHELIN Stars, the guide’s highest rating, and Ciccio has a Bib Gourmand. Bouchon, Ad Hoc and North Block are also listed in the guide’s Yountville selection (MICHELIN Guide). Our guide to Michelin-starred restaurants across Napa Valley covers the rest of the valley. If you’re buying near the restaurants, visit on a weekend evening to see the parking and foot traffic for yourself.
The Napa Valley Vine Trail
The walking and cycling path reached Yountville in 2016, when a 12.5-mile section opened between the City of Napa and the town. The next 11 miles, from Yountville to St. Helena, were still in the engineering stage when the Vine Trail Coalition last updated its project page in September 2026, so there’s no opening date yet (Napa Valley Vine Trail). The full plan is a 47-mile route.
Transit and roads
VINE Transit runs the Yountville Bee Line, a daily flex service, and the 10 Up Valley Connector, which runs every day between Calistoga and Napa Valley College. Route 10’s timetable uses the Yountville Veterans Home as its Yountville timepoint, with weekday trips mostly about an hour apart (VINE Route 10). VINE’s 29 Napa–BART Express runs Monday through Saturday; check its stops on VINE’s route page. Highway 29 is the main road north and south.
Which wine appellation is Yountville in?
Yountville gives its name to the Yountville American Viticultural Area (AVA), established in 1999 under 27 CFR 9.160 and nested inside the larger Napa Valley AVA. The Napa Valley Vintners put its elevation at 20 to 200 feet and describe gravelly silt loams, morning fog and a cool marine influence, with Cabernet Sauvignon and Merlot as its main grapes. The neighbouring Oakville AVA’s boundary follows the 300-foot contour around the Yountville Hills (27 CFR 9.134).
An AVA is a federal wine-labelling area, not a zoning rule, and its boundary doesn’t follow town limits. Our Napa Valley appellation guide explains all 17 nested AVAs, and our vineyard real estate guide covers buying planted land.
Yountville compared with nearby areas
| Area | Government | Short-term rentals | What stands out |
|---|---|---|---|
| Yountville | Incorporated town (1965) | Unlawful to advertise; every rental needs a town permit | Water from CalVet’s Rector Reservoir supply; ZIP 94599 median $1,444,679 (3 months to July 2026, Redfin) |
| Napa | Incorporated city | Capped at 41 non-hosted permits, all taken; an existing permit can transfer to a buyer | City planning and permits; 15% total lodging tax, including a 2% tourism assessment |
| Oakville | Unincorporated (county rules) | Generally prohibited (County Code 18.104.410) | Oakville AVA; vineyard parcels in the Agricultural Preserve |
| Rutherford | Unincorporated (county rules) | Generally prohibited (County Code 18.104.410) | Rutherford AVA (1993); a small community among vineyards and wineries |
| St. Helena | Incorporated city | Capped at 25 permits; a permit can’t transfer to a new owner | Up-valley city; 13% TOT |
How Diamond Real Estate Group helps Yountville buyers
A Yountville purchase is mostly about in-town details, and we work through them with you before you commit. We check the town’s rental-permit history for the address if you plan to lease, pull HOA and deed-restriction documents for townhouses and restricted homes, review park rules and space rent for a mobile home, confirm the fire zone and AB 38 paperwork, and read each comparable sale for what it was, not just its price.
- Licensed agents who serve Yountville: a disclosed list with each DRE license linked.
- Vineyards and wineries for sale in Napa County, if you’re weighing a property with acreage outside town.
- Napa and Sonoma luxury real estate, for estate properties around the valley.
Thinking of selling instead? Start with how we sell homes. For an overview of the buying process, see how we help buyers.
Selling a home in Yountville
Yountville is an incorporated town, so building permits, zoning questions and rental permits go through the Town of Yountville Planning and Building Department, not the county. Pull the town’s permit file for the house before you list. Buyers here often ask about additions, ADUs and garage conversions, and the file is the quickest answer.
Transfer tax at closing
The only transfer tax we found is Napa County’s: $0.55 per $500 of price, which works out to $1.10 per $1,000. A $1.5 million sale pays $1,650, and the county shares half of the base tax with the town. Napa County describes the seller as the customary payer in Northern California; that is a custom, not a rule, and it can be negotiated. More on how transfer tax is figured.
Rentals and the town permit
Every rented home, condo, ADU or room in town needs a town permit that runs for the calendar year and is renewed each January. If you have leased the house or a second unit, give buyers the permit history and the current lease. The town’s page does not say whether a permit carries over to a new owner, so ask the Planning and Building Department and put its answer in writing.
Documents by type of home
- Townhouse or condo: the HOA governing documents, the association’s statement of current assessments and any rental prohibition, all owed to the buyer under Civil Code 4525.
- Resale-restricted home: the recorded agreement, which can cap the price and limit who may buy. Read it before you set a list price.
- Mobile home in a park: title runs through the state housing department (HCD), not the DMV, and buyers will want the park rules and current space rent. Our Napa County mobile homes guide covers the steps.
Fire zone and state items
Look the parcel up on the current fire hazard maps. If it falls in a High or Very High zone, a defensible-space report from the six months before you sign a contract satisfies AB 38. Napa County’s Fire Marshal’s Office lists free inspections for Napa County properties; confirm it covers your address. You will also sign statements on smoke alarms and water-heater bracing, and disclose any noncompliant plumbing fixtures.
Yountville has few sales to compare against, so pricing takes care; see how we sell homes.
Sources for this section: Napa County: Document Transfer Tax; Town of Yountville: Rental Property Registration Program; Napa County Fire Marshal: Real Estate Inspections (AB 38); 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; California HCD: Manufactured home registration and titling; California Public Law: Civil Code section 4525.
Yountville real estate FAQs
Is Yountville its own town or part of Napa?
Yountville is its own incorporated town, separate from the City of Napa, and has been since February 4, 1965. The town handles zoning, building permits and rental rules inside its limits, while Napa County collects the transfer tax and passes half of what it collects in town to the town.
Can I rent a Yountville home on Airbnb or VRBO?
No. Yountville’s code makes it unlawful to advertise a short-term rental unit, and hosting platforms may not complete a booking for a unit that isn’t on the town’s registry. Longer leases are allowed with an annual town rental permit.
How much do homes in Yountville cost?
Redfin’s median for ZIP code 94599 was $1,444,679 for the three months to July 2026, with a median of $983 per square foot. Only four homes sold in July, so the median swings with the mix of homes that close. The Napa County median was $918,000 in September 2026 (C.A.R.).
Do I need a permit to rent out a home or ADU long term?
Yes. Every residential rental in Yountville, including ADUs and single rooms, needs a town rental permit for the calendar year. Permits are renewed each January, and the permit number must appear in every ad.
Where does Yountville’s water come from?
The town buys treated water from the California Department of Veterans Affairs, mostly from Rector Reservoir, and can draw emergency water from the City of Napa and a town well. The 2017 LAFCO review described a supply agreement running through 2024, so ask the town about the current terms.
What is the Veterans Home in Yountville?
It’s the Veterans Home of California–Yountville, founded in 1884 and run by CalVet, which calls it the largest veterans home in the country. More than 1,000 veterans live there, and the campus also anchors the town’s water supply and its shared wastewater plant.
Is there a transfer tax when I buy in Yountville?
Only the county’s, at $1.10 per $1,000 of value; we found no separate town tax. In Northern California the seller customarily pays it, though the contract can say otherwise (Napa County).
Can I bike from Yountville to Napa or St. Helena?
To Napa, yes: the Vine Trail’s 12.5-mile section between the City of Napa and Yountville opened in 2016. The 11-mile section north to St. Helena was still in engineering as of September 2026, so that ride means using roads for now.
Is there public transit in Yountville?
Yes. VINE’s Yountville Bee Line is a daily flex service, and the 10 Up Valley Connector stops at the Yountville Veterans Home on its daily runs between Calistoga and Napa Valley College. Weekday buses run mostly about an hour apart, so check VINE’s timetable before relying on it for a commute.
How many Michelin stars does The French Laundry have?
Three, the guide’s top rating. In Yountville the MICHELIN Guide also gives Ciccio a Bib Gourmand and lists Bouchon, Ad Hoc and North Block. Our Napa Valley Michelin guide has the full picture.
Is Yountville in the Napa Valley AVA?
Yes. The Yountville AVA, established in 1999 under 27 CFR 9.160, is one of 17 appellations nested within the Napa Valley AVA. Wines labelled with a nested Napa appellation must also carry the words “Napa Valley”.
Can I buy land or plant a vineyard in Yountville?
Inside town limits, land comes as town lots, so planted acreage is mostly outside town under county rules. There, land the General Plan designates Agricultural Resource carries a 40-acre minimum parcel size, and Measures J and P require a public vote to convert agricultural land to other uses. Our Napa County vineyard guide explains those rules.
Are there deed-restricted or affordable homes for sale in Yountville?
Some. LAFCO’s 2017 review counted 100 affordable homes in town: 72 rentals and 28 for-sale homes with resale restrictions. A resale-restricted home comes with a recorded agreement that controls price and eligibility, so get it early and confirm you qualify.
Who provides fire protection in Yountville?
The town contracts with the Napa County Fire Department for fire and emergency medical service, according to the 2017 LAFCO review. The town says some areas may now fall within High or Very High zones on the 2025 fire hazard maps, so check the parcel; in those zones California’s AB 38 rule adds defensible-space paperwork to the sale.
Sources & notes
- Redfin: ZIP 94599 housing market (three months to July 2026) and C.A.R.: September 2026 sales and price report
- Napa LAFCO: Town of Yountville Municipal Service Review (April 2017)
- Town of Yountville: Municipal Code chapter 8.08, Rental Property Registration Program and transient occupancy tax
- Napa County: documentary transfer tax
- CalVet: Veterans Home of California–Yountville fact sheet
- Office of the State Fire Marshal: AB 38 guidance (Information Bulletin 21-007)
- MICHELIN Guide: Yountville restaurants, Napa Valley Vine Trail: Yountville to St. Helena and VINE Transit: routes and Route 10
- 27 CFR 9.160 (Yountville AVA), 27 CFR 9.134 (Oakville AVA) and Napa Valley Vintners: appellations
- Napa County General Plan: Agricultural Preservation and Land Use Element
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.
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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.
