Armstrong Estates in Sonoma

Armstrong Estates is a neighborhood of custom homes on the east side of the City of Sonoma, developed by Steve Ledson on the former Armstrong family property and designed to recall homes of the late 1800s and early 1900s. Its best-known street, Charles Van Damme Way, is about five blocks from the Plaza.

Homes sit on lots averaging a little over half an acre and have been listed in the multimillion-dollar range. This guide covers the neighborhood’s history, what the homes are like, what it costs to own one and what to check before you buy.

How the neighborhood came about

According to a 2006 San Francisco Examiner profile, Ledson bought the property from the Armstrong family in 1989 and had been developing it one parcel at a time for 12 years, with the goal of building “a community of homes that were reminiscent of the late 1800s and early 1900s.” The article describes the parcel as 52 half-acre lots, notes that the land had earlier belonged to lumberman Charles Van Damme, and says Ledson lived in the only historic home in the development (San Francisco Examiner).

That history explains the neighborhood’s look: new construction in older styles, built gradually rather than as a single tract. Because homes went up over many years, they differ in size, floor plan and finish, even where the exteriors share a period feel. It also means some homes are now more than 25 years old, so their roofs, mechanical systems and kitchens may be due for updates, which is worth factoring into any offer.

The homes

• Style: Victorian- and Craftsman-inspired designs with porches, detailed trim and traditional rooflines. One example, 601 Charles Van Damme Way, is a Victorian-style home Ledson built in 2000 on a corner acre; it was listed for $5.2 million (Sonoma Magazine).
• Size and price: in 2016 the Sonoma Index-Tribune described Charles Van Damme Way as five blocks from the Plaza, with homes that “top 5,000 sq. feet and sell for upwards of $3 million” (Sonoma Index-Tribune).
• Lots: Redfin lists 19 addresses on Charles Van Damme Way, with an average lot of 24,260 square feet (Redfin).
• Taxes: the same Redfin page shows an average property tax of about $45,500 a year on the street. Under Proposition 13, a buyer’s bill is reset to roughly 1% of the purchase price plus local charges (Board of Equalization), so budget from your price, not the seller’s bill.

Prices change, and the street mixes homes of different sizes and ages. For a current figure, we pull recent sales on the street and nearby east-side blocks.

Living here

The appeal is the combination of space and proximity. You get a large lot, room for a pool and gardens, and quiet streets, while still being close enough to walk or bike to the Plaza’s restaurants, shops and Tuesday night farmers market (City of Sonoma). The neighborhood is inside city limits, so city services and the city’s planning rules apply.

What to check before you buy

1. Recorded restrictions: read the preliminary title report for CC&Rs, design guidelines or an owners’ association, and ask the seller for copies.
2. Construction and permits: homes were built over many years by different crews, so match the house to its permit history and have it inspected like any other.
3. Systems: new-old houses still age. Check the roof, HVAC, water heaters, and any pool or spa equipment.
4. Fire zone and insurance: check the address on the city’s updated fire hazard map and get insurance quotes early (City of Sonoma).
5. Remodel plans: exterior changes may need design review. Talk to the Planning Department before you remove contingencies.

Building or remodeling

If you hope to build a custom home here, ask us about the current status of any unbuilt lots, because availability changes. Building in the city means design review, building permits and, depending on the fire map, ignition-resistant construction. Our guide to land, building lots and ADUs explains the steps, and our guide to farmhouse-style homes covers the wildfire building standards.

How Armstrong Estates compares

For the other options, see historic homes near the Plaza, hillside living on Sonoma Mountain and our Sonoma luxury homes guide.

Selling in Armstrong Estates

Homes here sell on their condition, layout and outdoor space as much as their address. Recent sales on the street and nearby blocks set the price, and buyers will ask for permit records and any recorded restrictions. Start with a home valuation or read our guide to selling a home in Sonoma.

Interested in a home in Armstrong Estates? Browse our Sonoma real estate guide or contact us, and we’ll set up an alert for the neighborhood.

Questions people ask

Where is Armstrong Estates?

On the east side of the City of Sonoma. Charles Van Damme Way is about five blocks from the Plaza.

How far is it from the Plaza?

Close enough to walk. The Index-Tribune put Charles Van Damme Way about five blocks away.

Are the homes historic?

Mostly not. They’re newer homes designed in older styles. A 2006 profile described the developer’s own house as the only historic home in the development.

Is there an HOA?

Check the preliminary title report and ask the seller for any recorded CC&Rs or association documents for the specific lot.

Sources & notes

• San Francisco Examiner (2006); Sonoma Index-Tribune (2016); Sonoma Magazine
• Redfin: Charles Van Damme Way; BOE: Proposition 13
• City of Sonoma: The Plaza; City of Sonoma: fire hazard map

Historical details come from press accounts and haven’t been checked against county records. Last reviewed October 2026 by Matthew Martinez.