Best Realtors in Angwin, CA (2026 Guide)
By Matthew Martinez
Angwin is an unincorporated community of about 2,900 people on Howell Mountain above St. Helena in Napa County, home to Pacific Union College. Homes range from small houses near the college to wooded acreage and vineyard parcels on the mountain, and the agents below work from St. Helena offices or name Napa County on their profiles.
This guide is published by Diamond Real Estate Group, one of the brokerages listed. Our broker is listed first; other agents are in alphabetical order. The order is not a ranking, and inclusion is not an endorsement.
How we chose the agents in this guide
Each agent below met three checks in October 2026:
- A current California license. We opened each agent’s record on the California Department of Real Estate (DRE) public lookup and confirmed the name, license type (salesperson or broker) and a "Licensed" status, with a responsible broker that matches the brokerage on the agent’s profile.
- A named brokerage. Each agent’s DRE record shows the brokerage they work under.
- A public page that names Angwin. We opened each agent’s profile or website and confirmed it names Angwin, as a featured area or through a current Angwin listing, or in one case names Napa County. The table says which.
We did not rank agents, and we did not consider sales volume, reviews or awards. Licenses and affiliations change, so check the license yourself before you sign anything, and interview more than one agent.
Angwin housing in numbers
| Census measure (ACS 2024 5-year) | Angwin CDP |
|---|---|
| Population | 2,931 |
| Median value of owner-occupied homes | $708,100 (±$66,786) |
| Median household income | $117,500 (±$30,983) |
| Persons per household | 2.4 |
| Median age | 26.5 |
| Mean travel time to work | 17.4 minutes |
| Housing units | 939 |
Source: U.S. Census Bureau American Community Survey 2024 5-year estimates, as presented by Census Reporter. Figures are estimates with margins of error, not current sale prices.
The low median age of 26.5 likely reflects the college’s students, and with fewer than 1,000 housing units, a few sales can move local averages. Mountain acreage and vineyard parcels price very differently from homes near the campus, so ask agents for comparable sales of the same kind of property.
The college, the mountain and the vineyards
Angwin has no city government, so Napa County handles zoning and permits under Title 18 of the Napa County Code. The County’s AH Affordable Housing combining district names two Angwin housing sites, so ask about planned projects near any home you consider. Outside the village, ask how each parcel is zoned and whether the home is on a well and septic. For more, see our Angwin real estate guide, our rural water and wastewater notes, our private roads and site access page and our Napa County wells, septic and groundwater guide.
Costs and rules specific to an Angwin purchase
- Transfer tax. Angwin is unincorporated, so no city transfer tax applies. Fidelity National Financial’s title guide (Who Pays What, rev. January 2026) lists Napa County’s documentary transfer tax at $1.10 per $1,000, customarily paid by the seller: about $779 on a $708,100 sale. Confirm on your escrow estimate, and see our California transfer tax guide.
- No vacation rentals in homes. Napa County Code Section 18.104.410 prohibits transient commercial occupancy of dwelling units in residential and agricultural districts, so do not buy an Angwin home counting on short-term rental income. Our Napa County vacation rental rules post explains more.
- ADUs and water. The County’s ADU page allows ADUs up to 1,200 square feet and junior units up to 500, and warns that a permit may be denied for inadequate water, groundwater overuse or a failing septic system. Get a well yield test and septic inspection before you plan a second unit.
- Fire hazard and insurance. Howell Mountain is wooded and steep in places. Check the address on the State Fire Marshal’s Fire Hazard Severity Zone maps, read our AB 38 defensible space guide, and get an insurance quote before you remove contingencies.
- Vineyard parcels. For planted land, see our Napa County vineyards and wineries post and ask for water source, vine age and any grape contracts.
Angwin agents with verified licenses
Matthew Martinez, Diamond Real Estate Group (publisher of this guide)
Matthew Martinez is the Founder, CEO and Managing Broker of Diamond Real Estate Group. He is based in Sonoma County; contact him to discuss a purchase or sale in Angwin. Contact Matthew · Broker #01869679 · Diamond Group Estates Inc DBA Diamond Real Estate Group, DRE #02163490
| Agent | Brokerage | License | Areas named on profile |
|---|---|---|---|
| Jean Aldinger (licensed as Jean Marie Aldinger) | Coldwell Banker Brokers of the Valley, St. Helena | Broker #01935215 | Angwin (current listing), St. Helena office |
| Christine Hale | Compass, St. Helena | Salesperson #02088638 | Angwin (current listing), St. Helena, Pope Valley, Napa |
| Kelli Kelly (licensed as Kelli Ann Nicole Kelly) | eXp Realty of California | Salesperson #02224790 | Napa County, American Canyon, Vallejo (county named, not Angwin) |
| Erin Lail | Coldwell Banker Brokers of the Valley, St. Helena | Salesperson #02027696 | Angwin (current listings), St. Helena, Calistoga, Napa |
| Joel Toller | Coldwell Banker Brokers of the Valley, St. Helena | Salesperson #01259088 | Angwin, St. Helena, Calistoga, Napa, Rutherford, Oakville |
On the DRE record, Coldwell Banker Brokers of the Valley agents are licensed under Carolyn Roberts RE, Inc., which lists Coldwell Banker Brokers of the Valley as its business name and a branch at 1200 Main Street in St. Helena; Christine Hale under Compass California II, Inc. (DRE #01527235); and Kelli Kelly under eXp Realty of California, Inc. (DRE #01878277). For more Napa Valley agents, see our Napa County agents guide.
How to vet an Angwin agent
- Ask about mountain and rural sales. Ask how many Howell Mountain acreage or vineyard sales the agent has handled, not just St. Helena homes.
- Confirm water before you write an offer. Ask for well logs and yield tests, and whether the home is on a private well or a small water system.
- Check access and easements. Many mountain parcels are reached by shared private roads; ask for a road maintenance agreement.
- Get fire insurance quotes early. Build the premium into your budget before you remove contingencies.
- Plan for long-term rental only. If you need rental income, model a long-term lease; County code bars short-term rentals in homes.
- Check the license yourself. Confirm a "Licensed" status with a current broker on the DRE lookup.
Angwin questions we hear
Can I run a vacation rental in Angwin?
No. Napa County Code Section 18.104.410 prohibits transient commercial occupancy of homes in residential and agricultural districts.
Is there a city transfer tax in Angwin?
No. Angwin is unincorporated, so only Napa County’s tax applies, listed at $1.10 per $1,000 in Fidelity National Financial’s 2026 guide.
What is the median home value in Angwin?
Census estimates put the median owner-occupied value at about $708,100 for 2020–2024. Ask an agent for recent sales of similar property.
Who handles permits in Angwin?
Napa County Planning, Building and Environmental Services, under Title 18 of the County Code.
Sources & notes
- California DRE public license lookup (individual records linked in the table)
- Census Reporter, Angwin CDP profile (ACS 2024 5-year)
- Fidelity National Financial, Who Pays What: California Transfer Tax and Fees (rev. January 2026)
- Napa County Code, Title 18 index; Ch. 18.82 AH combining district; Section 18.104.410
- Napa County, Accessory Dwelling Units
- State Fire Marshal, Fire Hazard Severity Zones
- Carolyn Roberts RE, Inc. DRE record
- Agent profiles on coldwellbanker.com and compass.com and agent websites, linked in the table
- License records checked October 2026 on the California DRE public lookup. Last reviewed October 2026 by Matthew Martinez.
Related: Angwin real estate guide · Angwin home valuation · Napa County agents guide · 20 tips for choosing a real estate agent
License-status update: the linked California DRE public records were checked November 2, 2026 and showed "Licensed." Public profile research retains the dates stated above. Names on DRE records may differ from public profile names; verify status and brokerage before selecting an agent.
