Benicia, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Benicia is an incorporated city of about 26,400 people on the Carquinez Strait in southern Solano County, California, and was briefly the state capital in 1853–54. Redfin put its median sale price for the three months to August 2026 at $822,456, about $240,000 above the county’s September median. Homes range from the historic downtown and the old Army arsenal to Southampton and the Eastside, in a city adjusting to the end of fuel production at its Valero refinery.
- County
- Solano County
- Government
- Incorporated city (City of Benicia)
- Population
- 26,401 (July 2025 Census estimate)
- Median sale price
- $822,456 (3 months to Aug 2026, Redfin)
- Transfer tax
- $1.10 per $1,000 (county only)
- Hotel and rental tax
- 13% (city TOT)
- School district
- Benicia Unified
Benicia homes for sale
Current MLS listings in Benicia appear below, from the downtown grid to the Southampton and Eastside neighborhoods. Our property search lets you set Benicia against Vallejo, Fairfield or Martinez across the strait, by price and home size.
What do homes in Benicia sell for?
$822,456
Three months to August 2026, Redfin
$422
Three months to August 2026, Redfin
35
August 2026, Redfin
Benicia is Solano County’s high-priced city on the water. Redfin’s median of $822,456 for the three months to August 2026 was 10.0% above a year earlier and roughly $310,000 more than Vallejo’s next door. The California Association of REALTORS (C.A.R.) put the Solano County median at $580,000 for September 2026, so a typical Benicia sale is about 40% above the county figure.
Two numbers pull against each other. The median rose while price per square foot fell 8.6%, which usually means more large homes sold in the period rather than that values jumped. And although 37% of homes sold over their asking price, more than a third of listings took a price cut. With 83 sales in August, a few hillside or waterfront homes can move the median noticeably, so price a Benicia home from sales on the same side of town.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price | $822,456 (up 10.0% year over year) | Three months to August 2026, Redfin (Redfin’s figure from MLS and public-record data) |
| Median price per square foot | $422 (down 8.6%) | Three months to August 2026, Redfin |
| Homes sold | 83 (64 a year earlier) | August 2026, Redfin |
| Median days on market | 35 (36 a year earlier) | August 2026, Redfin |
| Sale-to-list ratio | 99.3%; 37.1% sold above list | August 2026, Redfin |
| Listings with a price drop | 35.7% | August 2026, Redfin |
| Median value, owner-occupied homes | $810,000 | 2020–2024, U.S. Census Bureau (ACS) |
| Owner-occupied share of homes | 69.5% | 2020–2024, U.S. Census Bureau (ACS) |
| Solano County median, for comparison | $580,000 | September 2026, C.A.R. |
The Census median value, $810,000 for 2020 to 2024, is close to Redfin’s figure, which suggests recent sales aren’t far out of line with what owners think their homes are worth. Redfin rates the market “somewhat competitive”, 65 out of 100.
The Arsenal and downtown: Benicia’s two historic districts
Benicia has two historic districts, the Downtown Historic District and the Arsenal Historic District. Local preservation began with the downtown district in 1969, and the city applies the California Historic Building Code, which exists to address the construction problems particular to historic buildings, to its older structures (City of Benicia).
The Arsenal Historic District
The Army’s Benicia Arsenal was founded as an ordnance depot in August 1851 by Captain Charles P. Stone and 21 enlisted men. Between 1853 and 1863 Congress authorized $550,000 for roughly 15 stone and frame buildings. The arsenal is a California Historical Landmark and was listed on the National Register of Historic Places on November 7, 1976 (California Office of Historic Preservation).
The best-known buildings are the 1850s sandstone Camel Barns, named for the Army camel corps, whose camels were brought there in 1864 to be auctioned. After the arsenal closed in 1964 businesses used the buildings, and since 1985 the compound has housed the Benicia Historical Museum (Benicia Public Library).
The Arsenal is also where new housing has been tested in court. In January 2026 the First District Court of Appeal rejected a preservation group’s challenge to two projects the city had approved in the district under SB 35, the state’s streamlined housing law; the ruling is unpublished, so it isn’t precedent (California Planning & Development Report).
Downtown and the old capitol
For just over a year, from February 9, 1853, the Legislature met in Benicia, making it California’s third seat of government until February 25, 1854. The capitol at 115 West G Street is the only pre-Sacramento capitol still standing and is now Benicia Capitol State Historic Park, open Friday to Sunday. Next door, the Fischer-Hanlon House at 135 West G Street was moved to its lot in 1858 and deeded to State Parks in 1968 (California State Parks).
What historic status means for an owner
Before you plan exterior work, an addition or a demolition, ask the city’s Community Development Department whether the parcel is inside either district and what design review it triggers. If an older building is damaged, the city requires a written declaration of imminent danger before emergency work proceeds outside its normal approvals. Ask the seller for any past permits and review letters.
The Valero refinery: what has happened and why it matters
Valero told the state in April 2025 that it intended to stop refining in Benicia. On April 30, 2026, Argus Media reported that Valero had “ceased operation of the fuel production units” at the plant, which Argus put at 145,000 barrels a day, after idling them in phases during the first quarter. Valero said it would import more gasoline to meet its supply contracts (Argus Media). The refinery opened in 1969 and Valero had owned it since 2000.
The closure matters to buyers mainly through the city’s finances. When Benicia adopted its two-year budget in June 2025, the refinery was reported to account for about 10% of the city budget and a large share of its tax revenue, and the mayor said the water department, the lighting and landscape district and the wastewater fund were expected to face shortfalls (The Vallejo Sun).
What to watch: the city’s next budget, any change to water and sewer rates, and what Valero proposes for the site. None of these had a dated official answer we could cite in October 2026, so check the latest City Council agendas before you set your budget for a Benicia home.
Short-term rentals and Benicia’s 13% hotel tax
Benicia’s code treats hosted and unhosted short-term rentals differently. Under Municipal Code §17.70.450, a hosted short-term rental is allowed in every residential and mixed-use district, only in the host’s primary residence, with a one-night minimum and no annual cap. An unhosted rental is allowed only inside the downtown mixed use master plan area, with a two-night minimum and a limit of 120 nights a year (Benicia Municipal Code).
- Permits: the city requires a short-term rental permit from the Planning Division, a business license and TOT registration. Airbnb’s summary of the ordinance lists application fees of $268 for hosted and $1,224 for unhosted permits, renewed every two years.
- Tax: the transient occupancy tax (TOT) is 13% of rent on stays of 29 days or less. Voters raised it from 9% with Measure A in March 2024, for 12 years.
Outside the downtown plan area, then, short-term income is limited to hosted rentals in your own primary residence. For long-term rentals, the city’s code has no local rent control or just-cause chapter, and California’s AB 1482 cap applies to covered units. Our investment property team can run the numbers either way.
Costs and rules at closing
A Benicia sale pays only the Solano County documentary transfer tax of $1.10 per $1,000 of price. The city’s own transfer tax chapter levies the standard half share that the county credits against its tax, so the total stays the same. On a home at the August median of $822,456, that comes to about $905, which by Solano custom the seller pays. In Vallejo, the same price would carry $4.40 per $1,000 because of its city conveyance tax. Our Solano County real estate guide covers the rest of the county’s closing costs.
Getting around from Benicia
- Bridges: Interstate 680 crosses the Benicia-Martinez Bridge into Contra Costa County. The $8.50 toll is charged northbound only, at the plaza on the south side, so a commuter heading south pays on the way home (FasTrak). Interstate 780 links Benicia to Vallejo and Interstate 80.
- Rail: there’s no Capitol Corridor station in Benicia. The nearest stop on the line is Martinez, across the strait (Capitol Corridor).
- Ferry: the nearest San Francisco Bay Ferry service runs from Vallejo to downtown San Francisco in about 60 minutes.
The Census Bureau’s mean commute for Benicia residents was 28.7 minutes for 2020 to 2024, shorter than the county’s 31.0.
Before you buy in Benicia: fire, flood and other checks
- Fire: First Street’s model on Redfin estimates that 77% of Benicia properties carry some wildfire risk over 30 years. Look up the parcel on the State Fire Marshal’s zone maps, which rate land Moderate, High or Very High; in a High or Very High zone, AB 38 requires the seller to provide a defensible-space inspection report, or a written agreement that you’ll complete the work after closing.
- Flood: about 4% of properties face severe flood risk in the same model. Check the parcel on the FEMA Flood Map Service Center.
- Historic review: confirm whether the home is in the Downtown or Arsenal district before you plan changes.
- Industrial neighbors: the refinery and the port are large industrial sites inside the city. If nearby uses matter to you, read the city’s planning notices for parcels around the home and visit at different times of day.
- HOA and insurance: for homes in planned developments, read the HOA budget and reserve study; for every home, get insurance quotes early in escrow.
Benicia compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Benicia | City, Solano County | Redfin median $822,456 (three months to August 2026); pays only the $1.10 county transfer tax; TOT 13% |
| Vallejo | City, Solano County | Median $510,000 (3 months to Aug 2026, Redfin); $4.40 per $1,000 transfer taxes; direct ferry to San Francisco |
| Fairfield | City, Solano County | 12% TOT; Fairfield-Vacaville Hannigan Capitol Corridor station |
| Contra Costa County | Across the Benicia-Martinez Bridge | County median $870,000 (Sep 2026, C.A.R.); Martinez Capitol Corridor station |
How Diamond Real Estate Group helps Benicia buyers
In Benicia the price question and the rules question come together. We price from sales on the same side of town and of similar size, confirm whether the home is in a historic district before you plan changes, check the short-term rental rules against the home’s location if rental income matters, and follow the city budget and utility-rate decisions that follow the refinery closure so you can factor them into your offer.
- Our guide to Benicia real estate agents, which discloses that we publish it and links every agent’s DRE license.
- Selling a home first, with a private home valuation.
- Our buyer services, from the first showing to closing.
Selling a home in Benicia
Benicia is an incorporated city, and it runs its own sewer system under Title 13 of the municipal code. That means the permit history, any historic-district design review for the Downtown or Arsenal districts, and sewer connection records are all City of Benicia files.
Transfer tax in Benicia
A Benicia sale pays only the Solano County documentary transfer tax: $0.55 per $500 of price, or $1.10 per $1,000. Old Republic Title’s county guide names Vallejo as the lone Solano city with a separate tax, so a $822,000 Benicia sale owes about $904. The same guide shows the seller as the customary payer here, though buyer and seller may agree on a different split. See our transfer tax explainer for the arithmetic.
Your sewer lateral is your responsibility
Chapter 13.60 of the Benicia code makes the owner maintain the building sewer. The city maintains a lateral only when it has approved the lateral for city maintenance, an accessible approved cleanout sits within five feet of the property line, and the work can be done without disturbing private property. We found no lateral inspection triggered by a sale in that chapter.
One sale-related rule does appear there. If you split a parcel and sell part of it, section 13.60.060 requires the sold portion to get its own connection to the public sewer.
Items California requires of every seller
- A smoke alarm compliance statement, which may sit in the purchase contract or a separate addendum.
- A water heater bracing certification.
- Disclosure of any plumbing fixtures that still fall short of the water-conservation standard owners were to meet by January 1, 2017.
- If the parcel is in a High or Very High fire hazard severity zone, the AB 38 inspection record or a buyer compliance agreement.
What Benicia buyers tend to request
Homes in the historic districts draw questions about which exterior changes were permitted and approved. On shoreline lots, the expert natural hazard report notes whether the parcel falls within the Bay Conservation and Development Commission’s jurisdiction, and buyers read that line closely. A sewer camera report, receipts for any lateral work, and the city’s permit printout make the review faster.
Our seller services page explains how we prepare, price and market a Benicia listing.
Sources for this section: Old Republic Title: A Guide to Bay Area Counties, Closing Costs (January 2024); Benicia Municipal Code (GoCodebook): Chapter 13.60, Building Sewers and Sewer Laterals; 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; Justia: California Civil Code section 1102.19; California Public Law: Civil Code section 1103.4.
Benicia real estate FAQs
What does a typical Benicia home sell for?
Redfin’s median sale price for Benicia was $822,456 for the three months to August 2026, up 10.0% from a year earlier, with a median of $422 per square foot. The Census Bureau’s survey median for owner-occupied homes was $810,000 for 2020 to 2024.
Why is Benicia cheaper than much of the Bay Area?
It isn’t cheap for Solano County: its median is about 40% above the county’s $580,000. It is below the C.A.R. figure for the Bay Area region, $1,325,000 in September 2026, and a little below Contra Costa County’s $870,000. Benicia has no BART or Capitol Corridor station, and the bridge commute to Contra Costa carries a toll, which are part of what buyers weigh against the lower price.
Is the Valero refinery in Benicia closed?
Fuel production has stopped. Valero gave notice to the state in April 2025, idled its processing units in phases during early 2026, and had ended fuel production by April 30, 2026, according to Argus Media. Valero said it would import gasoline to meet its supply contracts.
How could the refinery closure affect Benicia homeowners?
Mostly through city finances. In June 2025 the refinery was reported to make up about 10% of Benicia’s budget, and the mayor expected shortfalls in the water, wastewater and lighting and landscape funds. Check current council decisions on the budget and utility rates before you buy.
Can I rent my Benicia home to short-term guests?
A hosted rental in your primary residence is allowed in all residential and mixed-use districts with no annual night cap. An unhosted whole-home rental is allowed only in the downtown mixed use master plan area, for up to 120 nights a year with a two-night minimum. Both need a city permit, a business license and TOT registration.
What is Benicia’s hotel tax?
13% of the rent on stays of 29 days or less. Voters approved the increase from 9% with Measure A in March 2024, for a 12-year term, and it applies to short-term rentals as well as hotels.
Will I pay a city transfer tax in Benicia?
Not an extra one. Benicia’s transfer tax is the standard city half of the $1.10 per $1,000 county rate, credited against the county tax, so a seller pays $1.10 per $1,000 in total. Vallejo is the only Solano city that adds its own tax.
What is the Arsenal Historic District?
It’s the district around the former U.S. Army Benicia Arsenal, founded in 1851 and closed in 1964. It includes the 1850s sandstone Camel Barns, now the Benicia Historical Museum, and the arsenal is on the National Register of Historic Places. Changes to properties in the district may need city design review.
Is there new construction in Benicia?
New housing is arriving in small projects rather than tracts. Two SB 35 projects in the Arsenal Historic District survived a court challenge in January 2026. Ask the city’s Community Development Department for its current project list, and for any newer home read the HOA and any special-tax disclosure.
How do people commute from Benicia to San Francisco or Oakland?
Most drive across the Benicia-Martinez Bridge on Interstate 680 or take Interstate 780 to Interstate 80 and the Carquinez Bridge. Each bridge charges $8.50 in one direction only. For transit, riders use the Martinez Capitol Corridor station or the Vallejo ferry, about 60 minutes to San Francisco.
Which school district serves Benicia?
The Benicia Unified School District, at 350 East K Street, runs the city’s public schools; ask the district which schools serve the address you’re looking at.
Does Benicia have rent control?
No. Benicia’s municipal code has no local rent stabilization or just-cause chapter, so rentals follow California’s AB 1482 unless they’re exempt, for example homes with a certificate of occupancy from the past 15 years.
Was Benicia really California’s capital?
Yes, for about a year in 1853 and 1854, before the Legislature moved on to Sacramento. The capitol building at 115 West G Street is now a state historic park, open Friday through Sunday, and it’s the only capitol from before Sacramento that survives.
Sources & notes
- Market: Redfin, Benicia (August 2026), C.A.R. county medians (September 2026) and Census QuickFacts (2025 estimate and 2020–2024 ACS)
- City of Benicia: historic preservation, California Office of Historic Preservation: Benicia Arsenal and Benicia Public Library: Camel Barns
- California State Parks: Benicia Capitol State Historic Park
- Argus Media: Valero ends fuel production at Benicia refinery (April 30, 2026) and The Vallejo Sun: Benicia budget (June 18, 2025)
- Benicia Municipal Code: §17.70.450 short-term rentals, ch. 3.24 transient occupancy tax and ch. 3.16 transfer tax (2026-10 editions)
- California Planning & Development Report: SB 35 projects in the Arsenal district (January 17, 2026)
- FasTrak: Benicia-Martinez Bridge, Capitol Corridor: stations and FEMA Flood Map Service Center
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: Solano County local government. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.
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Local property guides
- Benicia Housing Choices Compared: Location, Building Type and Ownership Responsibilities
- Buying an Older Home in Benicia: Permit Records, Building Systems and Inspection Scope
- Benicia Condos and Townhomes: Reserves, Insurance, Repairs and Ownership Costs
- What It Costs to Own a Home in Benicia: Taxes, Utilities, Insurance and Maintenance
- Benicia Home Pricing Explained: Property Type, Condition and Recent Comparable Sales
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