Angwin, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Angwin is an unincorporated community on Howell Mountain in Napa County, California, uphill from St. Helena, and the home of Pacific Union College. Its housing runs from homes around the campus to rural parcels on the mountain, and the Census Bureau’s 2020–2024 survey put the median owner-occupied home value at $708,100. Napa County sets the rules here, and so few homes sell that a single month’s median says little.
- County
- Napa County
- Government
- Unincorporated (Napa County rules)
- ZIP code
- 94508
- Population
- 2,931 (Census ACS 2020–2024)
- Median home value
- $708,100 (owner estimates, ACS 2020–2024)
- Wine appellation
- Howell Mountain AVA covers land above the 1,400-ft contour
- School district
- Howell Mountain Elementary (TK–8)
Angwin homes for sale
The MLS listings below cover Angwin and ZIP 94508, from houses near the college to rural parcels on Howell Mountain. Our Napa County property search adds Pope Valley, St. Helena and the rest of the upper valley.
What do homes in Angwin sell for?
$708,100
2020–2024, Census ACS (Angwin)
$1.69 million
May 2025, three sales, Redfin (ZIP 94508)
$918,000
September 2026, C.A.R.
Angwin doesn’t produce enough sales for a reliable median. On October 23, 2026, Redfin’s ZIP 94508 page still showed May 2025 as its latest month: three sales at a $1,690,000 median, 81.7% above May 2024. Its 12-month readings are steadier: homes sold about 7% below asking and went under contract in about 71 days. The Census figure is a different measure, owners’ own estimates gathered over five years: it lags the market, but one estate sale can’t swing it.
| Measure | Figure | Period and source |
|---|---|---|
| Median value of owner-occupied homes | $708,100 (±$66,786) | 2020–2024, Census ACS via Census Reporter |
| Median sale price, ZIP 94508 | $1,690,000 (3 sales) | May 2025, Redfin (latest month shown in October 2026) |
| Average days on market | 228 (37 a year earlier) | May 2025, Redfin |
| Sale price versus asking | About 7% below | Trailing 12 months, Redfin (checked October 2026) |
| Residential sales, ZIP 94508 | 18 in 2023 | ATTOM (updated April 2024) |
| Napa County median, for comparison | $918,000 (up 2.0% year over year) | September 2026, C.A.R. |
With so few trades, we price from the closest comparables and adjust for what a median can’t see: water, septic, the road in and the lot’s fire history.
What kinds of homes are in Angwin?
Angwin’s census area covers 4.8 square miles and holds 939 housing units, 844 of them occupied, according to the 2020–2024 survey. In ATTOM’s records (updated April 2024), the ZIP had 805 residential properties, and the average single-family home was 2,135 square feet and 59 years old, an average build year in the mid-1960s.
Whether a house sits on the streets around the college or on a rural parcel farther out, check its water, wastewater and road access one property at a time. Our St. Helena real estate guide covers the town at the bottom of the hill, and for ranch and vineyard land beyond Howell Mountain, see Pope Valley homes and land.
What Napa County rules apply in Angwin?
Angwin has no city council or city planning office. Napa County’s Planning, Building & Environmental Services department issues the permits, and three county rules change the numbers on a purchase.
- No vacation rentals. Renting a home for less than 30 days is generally barred in unincorporated Napa County under County Code 18.104.410, and the county no longer issues bed-and-breakfast use permits (Napa County Board of Supervisors, 2019).
- One transfer tax. The county charges $0.55 per $500 of price ($1.10 per $1,000), and no city tax is added. At $708,100 that’s about $779, and in Northern California the seller customarily pays it (Napa County).
- Second units. ADUs of up to 1,200 square feet and junior units of up to 500 are allowed, with 30-day review on pre-approved plans (Napa County PBES). Check that the septic system can carry one.
Our Napa County real estate guide covers these rules countywide.
Pacific Union College in Angwin
Pacific Union College, at One Angwin Avenue, describes itself as an accredited Seventh-day Adventist Christian liberal arts college, dates its founding to 1882 and lists more than 70 degrees and programs (Pacific Union College). It also houses the Pitcairn Islands Study Center, founded in 1977.
PUC has partnered with the Land Trust of Napa County to protect and manage more than 800 acres of its forestland, and it describes over 30 miles of hiking and biking trails on that back-country land. The college’s page doesn’t set out public-access rules, so ask before you treat the trails as a feature of a nearby house.
Water, wells and septic on Howell Mountain
Water is the first thing to pin down on an Angwin property, because the answer changes from parcel to parcel. The community has at least one water company, Howell Mountain Mutual Water Company, which holds state water-right Permit 11570 and in 2019 asked the State Water Resources Control Board to add an existing re-diversion point and storage site (CEQAnet). Where a house runs on its own well, keep in mind that Napa County’s groundwater agency says conditions outside the Napa Valley Subbasin, the basin covered by the state-approved plan, “are more variable” (Napa County).
- Community water: get the provider, the cost and any limits on new connections in writing.
- Private well: ask for the well log, a recent multi-hour yield test and a water-quality test. The county says household wells pumping less than 2 acre-feet a year may be exempt from groundwater metering and fees.
- Septic: the county permits conventional, engineered and alternative systems. Get the permit record and design bedroom count, and have the system inspected (Napa County Environmental Health).
The 2020 Glass Fire and fire due diligence
Angwin was ordered to evacuate during the Glass Fire, which started on September 27, 2020, at North Fork Crystal Springs Road and burned 67,484 acres in Napa and Sonoma counties, destroying 1,528 structures (CAL FIRE). PUC reported its campus “untouched”, and the evacuation order was lifted in early October (PUC). Nearby Deer Park “took a direct hit”, losing an elementary school and two community buildings, according to Adventist church news on October 1, 2020.
Get an insurance quote as soon as your offer is accepted. The FAIR Plan, California’s insurer of last resort, added about 16,000 residential policies in early 2026, down from 35,000–50,000 a quarter in 2024–25 (California Department of Insurance), but on a forested parcel, cost and availability can still decide the deal.
- Check the zone: look up the parcel on CAL FIRE’s Fire Hazard Severity Zone map. In a High or Very High zone, AB 38 requires the seller to provide a defensible-space inspection report from the six months before the sale, or both sides agree in writing that the buyer will bring the property into compliance within a year of closing (State Fire Marshal).
- Rebuilt homes: for a house rebuilt after 2020, ask for the permits, final inspections and the roof, vent and siding specifications.
Howell Mountain wine country and vineyard land
Angwin sits on Howell Mountain, and the federal Howell Mountain American Viticultural Area takes in the mountain above the 1,400-foot contour line. It’s part of the larger Napa Valley AVA, was established in 1983 (T.D. ATF-163) and was amended in 1987 (27 CFR 9.94). The line follows elevation, not the community’s edges, so confirm a parcel on the regulation’s four USGS maps. There’s no “Angwin” appellation.
County farmland rules apply too: Agriculture, Watershed and Open Space land has a 160-acre minimum parcel size, Measures J and P lock agricultural designations until after December 31, 2058 unless voters agree, and the 1990 Winery Definition Ordinance requires 10 acres for a new winery and 75% Napa County fruit. Our guides to vineyards and wineries for sale in Napa County and the Napa Valley appellation go further, and our vineyard services cover due diligence.
Getting to and from Angwin
Angwin is a car-dependent place. PUC calls St. Helena, 8 miles away, “a quick trip down the hill”. None of VINE Transit’s listed routes is named for Angwin; the nearest named services are the Up Valley Connector (Route 10) and the St Helena Shuttle on the valley floor (VINE Transit). The Census survey’s mean commute for Angwin residents is 17.4 minutes, against 24.9 for Napa County as a whole.
Angwin compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Angwin | Unincorporated, Napa County | Pacific Union College; on Howell Mountain, whose AVA covers land above 1,400 ft; no short-term rentals |
| St. Helena | Incorporated city | Short-term rentals capped at 25 city permits, which can’t be transferred to a buyer |
| Calistoga | Incorporated city | Short-term rentals banned outright by Ordinance 778 (November 2025) |
| Pope Valley | Unincorporated, Napa County | 734 residents across 95.3 square miles (school district area); its groundwater basin is rated very low priority by the state |
| Napa | Incorporated city | VINE’s local bus routes A to G; all 41 non-hosted vacation-rental permits are taken |
How Diamond Real Estate Group helps Angwin buyers
Ahead of an offer, we confirm the water source and its records, pull the septic permit, look up the fire zone and any rebuild permits, and get insurance quotes started. We read the few comparable sales for what they were, lot, water, road and condition, rather than leaning on a ZIP median built from three sales.
- Selling in Angwin: start with a private home valuation built from those comparables.
- Investors: without vacation rentals, the numbers rest on long-term leases; see how we work with investors.
- Estates and vineyard property: see our Napa and Sonoma luxury real estate service.
See also our buyer services and a disclosed list of licensed agents in Napa County.
Selling a home in Angwin
Angwin is unincorporated, so Napa County handles permits and keeps the building, well and septic files. Homes range from houses near Pacific Union College to forested parcels on Howell Mountain. For most of them, water, septic and fire clearance are the questions buyers raise first.
Transfer tax
Expect only the county’s documentary transfer tax, $1.10 per $1,000 of value, and no city share since there is no city. A $700,000 sale pays $770. The county notes the seller customarily pays in Northern California, but it is negotiable. Our transfer tax page has examples.
Water and wastewater records
Angwin parcels differ: some are served by a community water company, others by a private well. Document which applies, with the provider’s name and recent bills or the well’s records. The county’s groundwater agency says conditions outside the Napa Valley Subbasin “are more variable,” which is why buyers ask for a recent multi-hour yield test and water-quality results. For septic, order the permit file from Napa County Environmental Health and note the design bedroom count, since an extra bedroom or ADU can outgrow the system. The county’s public records portal lets you search before filing a request.
Defensible space before you sign
Many Howell Mountain parcels are wooded, so check the fire hazard zone early. In a High or Very High zone, AB 38 calls for documentation of a passed inspection dated within six months before you enter a contract. The Napa County Fire Marshal’s Office inspects free; after a request it calls within 72 hours. If the property fails, a notice to abate gives you 14 days to fix it. Our AB 38 guide has the details, and home hardening covers work that helps.
Other items
- Rebuilt after the 2020 Glass Fire: permits, final inspections and roofing and vent specifications.
- Smoke alarms and water-heater strapping, confirmed in writing; carbon monoxide alarms where there is a fireplace, gas appliance or attached garage.
With only a handful of Angwin sales a year, a price needs careful comparables. Start with a private home valuation.
Sources for this section: Napa County: Document Transfer Tax; Napa County Fire Marshal: Real Estate Inspections (AB 38); Napa County Environmental Health: Well and Onsite Wastewater Treatment; Napa County Groundwater Sustainability Agency: FAQs; Napa County: Public records search and requests; California Public Law: Health and Safety Code section 13113.8; California Public Law: Health and Safety Code section 17926; California Public Law: Health and Safety Code section 19211.
Angwin real estate FAQs
Where is Angwin, California?
Angwin is on Howell Mountain in northern Napa County, uphill from St. Helena. Pacific Union College puts St. Helena 8 miles away, Napa 27 miles and San Francisco 78 miles. Its ZIP code is 94508.
Is Angwin a city?
No. Angwin is unincorporated, so Napa County handles zoning and permits. The Census Bureau treats it as a census-designated place: 4.8 square miles and 2,931 residents in the 2020–2024 survey.
How much do homes cost in Angwin?
The steadiest figure is the Census estimate of $708,100 for the median owner-occupied home (2020–2024). Sales are too few for a dependable median: Redfin’s latest month for ZIP 94508, May 2025, had three sales at a $1,690,000 median.
Are there homes for sale near Pacific Union College?
From time to time, and they appear in the listings above. ATTOM counted only 18 residential sales in the whole ZIP in 2023, so a saved search works better than waiting for one street.
Can I rent my Angwin home as a vacation rental?
Generally not. Napa County Code 18.104.410 bars stays of less than 30 days in the unincorporated county, and the county no longer issues bed-and-breakfast permits. Rentals of 30 days or more aren’t covered by that ban.
Do Angwin homes have public water and sewer?
It depends on the parcel. Angwin has at least one community water company, Howell Mountain Mutual Water Company, and Napa County Environmental Health permits private wells and septic systems. Confirm each address’s water source and records, and how its wastewater is handled, during escrow.
Did the Glass Fire burn Angwin?
The Pacific Union College campus was ordered to evacuate on September 27, 2020, the day the fire started, and the Angwin order was lifted in early October. The college reported its campus untouched, while nearby Deer Park lost a school and community buildings. Ask any seller about the property’s fire history and rebuild permits.
Is Angwin in a high fire hazard zone?
Check each parcel on CAL FIRE’s Fire Hazard Severity Zone map rather than assuming. If the parcel is in a High or Very High zone, AB 38’s defensible-space rules apply at sale, so ask for the inspection report early.
Is Angwin in the Howell Mountain AVA?
It depends on elevation. The appellation covers the mountain above the 1,400-foot contour (27 CFR 9.94), so confirm each parcel on the USGS maps rather than trusting a listing.
Which school district serves Angwin?
Angwin is served by the Howell Mountain Elementary School District, a single-school district whose Howell Mountain School, at 525 White Cottage Road North, runs from transitional kindergarten through eighth grade. Confirm high school assignment and the schools for a specific address with the district.
Is there public transportation in Angwin?
Not in a practical sense. VINE Transit lists no route named for Angwin; its Up Valley Connector and St Helena Shuttle run on the valley floor.
Sources & notes
- Census Reporter: Angwin, CA (ACS 2020–2024), Redfin: ZIP 94508 housing market (checked October 23, 2026) and ATTOM: Angwin 94508 property data (updated April 2024)
- C.A.R.: September 2026 home sales and price report
- Pacific Union College: About PUC, Visit and campus update after the Glass Fire (October 8, 2020)
- Napa County: short-term rentals (2019), documentary transfer tax, accessory dwelling units, well and onsite wastewater, groundwater FAQs and the General Plan agricultural element
- CAL FIRE: Glass Fire, Rocky Mountain Conference SDA news (October 1, 2020), State Fire Marshal: AB 38 guidance and California Department of Insurance (May 1, 2026)
- CEQAnet: water-right petition (2019), 27 CFR 9.94, Howell Mountain, VINE Transit routes and Howell Mountain Elementary School District
Figures carry their dates where they appear. 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.
