Bodega Bay, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Bodega Bay is an unincorporated harbor town on Highway 1 on the Sonoma Coast, in Sonoma County, about 60 miles northwest of San Francisco and 20 miles west of Santa Rosa. Many of its homes are in Bodega Harbour, a 725-unit planned community, and Redfin put the September 2026 median sale price at $1,749,167. Bodega Bay lies in the state Coastal Zone, and one local district supplies both its water and its sewer service.
- County
- Sonoma County
- Government
- Unincorporated (county rules, Coastal Zone)
- ZIP code
- 94923
- Median sale price
- $1,749,167 (Sep 2026, Redfin)
- Population
- 1,139 (Census ACS 2020–2024)
- Water and sewer
- Bodega Bay Public Utility District
Bodega Bay homes for sale
The MLS listings below cover Bodega Bay and ZIP 94923, including Bodega Harbour. To widen the search to Bodega, Jenner and the rest of the coast, use our Sonoma County property search.
What do homes in Bodega Bay sell for?
$1,749,167
September 2026, Redfin (Bodega Bay)
97.9%
July 2026, Redfin
$895
Three months to July 2026, Redfin
Bodega Bay sells well above the county as a whole: Sonoma County’s September 2026 median was $875,000 (C.A.R.). Redfin’s Compete Score of 21 out of 100 rates the town “Not Very Competitive”: multiple offers are rare and homes typically close a little under list price. With 10 sales in July 2026 (Redfin) and 74 in the year ATTOM last measured, one oceanfront house can swing the median, so read the figures as a range.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, Bodega Bay | $1,749,167 (up 10.7% year over year) | September 2026, Redfin |
| Median sale price, ZIP 94923 | $1,637,019 (up 34.2% year over year) | September 2026, Redfin |
| Homes sold | 10 | July 2026, Redfin |
| Residential sales in a year | 74 | ATTOM, year to September 2025 |
| Median value of owner-occupied homes | $1,294,900 (wide margin of error) | Census ACS 2020–2024 |
| Sonoma County median, for comparison | $875,000 | September 2026, C.A.R. |
All Redfin figures are Redfin’s own calculations from MLS and public records. At closing, the only transfer tax is the county’s $1.10 per $1,000, since there’s no city: about $1,924 at the September 2026 median.
What kinds of homes are in Bodega Bay?
Bodega Bay’s homes sit around Bodega Harbor and along Highway 1. ATTOM counts 1,388 residential properties in ZIP 94923, with an average single-family home of 1,880 square feet that is 44 years old (data updated September 2025), which puts the average house in the early 1980s.
A large share of those homes aren’t anyone’s main residence. The Census Bureau’s 2020–2024 survey estimates 950 housing units in the Bodega Bay census area but only 491 households living in them, and the county counted 205 vacation rentals registered for hotel tax in Bodega Bay in May 2021.
Bodega Harbour
Bodega Harbour, the town’s planned community, had 725 units in 2023 according to its management company, along with the 18-hole Links at Bodega Harbour golf course, a member clubhouse, tennis, aquatics and a fitness center. The Bodega Bay Public Utility District irrigates the golf course with recycled water from its treatment plant.
Buying here means joining the Bodega Harbour Homeowners’ Association. Its 2019 community rules require owners who rent short term to give the association a transient occupancy tax number and a 24-hour contact. Short-term guests can’t use the pool, sauna, exercise room or courts, and a long-term tenant is one with a lease of six months or more. Rules change, so read the current set: California’s Civil Code §4525 has the seller provide the association’s governing documents, current and approved assessments, any rental restrictions and its latest inspection report.
Salmon Creek, Carmet and Sereno del Mar
North of the harbor along Highway 1, the county’s coastal plan describes three smaller subdivisions (Permit Sonoma). Salmon Creek is a compact subdivision built in the 1920s and 1930s, where vacation use of the homes still predominates. Carmet has 60 lots from the late 1940s, about four homes per acre east of the highway, mostly one-story. Sereno del Mar, platted between 1970 and 1972, has 173 lots, more than half of them built on, with homes kept to one or one and a half stories by a 16-foot height limit.
Building and remodeling in the Coastal Zone
Bodega Bay lies in the California Coastal Zone, which in Sonoma County reaches half a mile to five miles inland; a “CC” in the parcel’s county zoning confirms it. Under the county’s Local Coastal Plan, “all activities are considered development unless specifically listed as exempt”, so new homes, additions and many smaller projects can need a coastal development permit from Permit Sonoma.
- Appeals: projects within 300 feet of a beach, the mean high tide line or a bluff edge, or within 100 feet of a wetland, estuary or stream, can be appealed to the California Coastal Commission. Measure those distances for any waterfront, bluff-top or creek-side lot.
- The new coastal plan: the Coastal Commission unanimously gave conditional certification to the county’s updated Local Coastal Plan on November 14, 2024, replacing a plan written in 1981, and the Board of Supervisors adopted it as certified on February 4, 2025, when it took effect. It concentrates new housing in the Bodega Bay Urban Service Area. The county is now amending its coastal zoning code (County Code chapter 26C) to carry it out.
- Before you buy: for any house with an addition, deck or second unit, ask the seller for the permits and check Permit Sonoma’s records. For a vacant lot, confirm what can be built before you count on it. Our guide to buying land and building lots in Sonoma County walks through feasibility checks.
Water and sewer from the Bodega Bay Public Utility District
The Bodega Bay Public Utility District (BBPUD), formed in 1948, supplies Bodega Bay’s drinking water and, since it took over the treatment plant in 1975, its sewer service too. Its summary lists 1,058 water connections and 1,006 sewer connections, serving about 2,625 people through more than 21 miles of water mains and eight sewer lift stations.
All of the water is local groundwater. The district runs seven freshwater wells: one beside Salmon Creek, two in the dunes, three at its Roppolo site and one on Bay Flat Road, with more than 2 million gallons of storage. The Salmon Creek well is curtailed at times and the district’s page says it “is currently not being used”, so the other wells, which draw from an aquifer separate from the creek, carry the load. The district says it is still exploring other supply sources.
For a connected home, ask for recent water bills and any sewer lateral work. For a vacant lot, ask BBPUD in writing whether water and sewer service is available and what the connection fees are before you remove contingencies. If a property isn’t on district lines, it depends on a private well and septic system; our guide to wells, septic and rural utilities in Sonoma County lists the inspections to order.
Tsunami zones, fire and insurance
Bodega Bay is one of the low-lying coastal places the county plans around in its tsunami emergency annex. The California Geological Survey’s updated tsunami hazard maps for Sonoma County, released on October 7, 2022, show that flood levels in extreme events on the Sonoma coast would be “relatively small (4- to 6-feet)”, with only modest changes to the mapped hazard area at places such as Bodega Bay (California Department of Conservation).
The county’s tsunami annex warns that the only road off Bodega Head “could potentially be inundated and rendered impassable”. After a strong earthquake, it advises moving to ground at least 100 feet above sea level on the open coast. Look up any parcel near the harbor, Doran Beach or Bodega Head on the state’s tsunami hazard map before you write an offer.
- Fire: the old Bodega Bay Fire Protection District became Sonoma County Fire District Station 10 in a 2022 consolidation. Check the parcel’s Fire Hazard Severity Zone on CAL FIRE’s map; in a High or Very High zone, the AB 38 rule means the seller provides a recent defensible-space inspection, or the buyer agrees in writing to bring the property up to standard within a year of closing.
- Flood: for anything near the harbor, a beach or a creek, look up the parcel on FEMA’s Flood Map Service Center and price flood cover with your insurance quote.
- Insurance: ask for quotes in the first days of escrow, and give the insurance agent the roof’s age and any inspection reports so the quote reflects the actual house.
Can you run a vacation rental in Bodega Bay?
Yes, with county approval. Permit Sonoma’s vacation rental page lists the Coastal Zone among the places where whole-home rentals of 30 days or less are allowed with a permit. As of 2021, the county regulated coastal rentals only through hotel tax: that May it counted about 581 tax-registered rentals on the coast, 205 of them in Bodega Bay.
The county then drafted a coastal license program (amendment LCP-2-SON-23-0042-1), which Coastal Commission staff recommended approving at the Commission’s April 11, 2024 hearing. As drafted, it allows one rental per parcel, only in a detached house or legal guest house, never in an ADU, and caps occupancy at two guests per bedroom plus two, up to 12. It sets no cap on the number of rentals. Rental income here carries the county’s 12% transient occupancy tax. Confirm whether a home you’re buying holds a current permit and license, and ask Permit Sonoma whether they carry over to you as the new owner. Our Sonoma County vacation rental guide covers the steps, and the Bodega Harbour rules above apply on top of the county’s.
The harbor, Doran Beach and the state park
Bodega Bay’s marina, its main beach park and the coastal state park are all publicly run. Spud Point Marina, at 1818 Westshore Road, is the county-run hub of Sonoma County’s commercial and sport fishing, with docks from 30 to 80 feet, a fuel dock and a waitlist for slips. Regional Parks also runs the Sport Fishing Center, the only place where chartered boats may load passengers.
- Doran Regional Park: a 2-mile beach on Bodega Bay at 201 Doran Beach Road, with more than 120 campsites, a rock-fishing jetty, the Cheney Creek Trail and a boat launch into the bay and the harbor. Parking is $8, or free for Regional Parks members, and dogs must stay on leash to protect the western snowy plover (Sonoma County Regional Parks).
- Sonoma Coast State Park: 17 miles of beaches and headlands from Bodega Head north past Jenner, including Salmon Creek Beach and the 99-site Bodega Dunes Campground (California State Parks).
- Bodega Marine Laboratory: UC Davis’s marine research station sits on the bluffs of Bodega Head, on the Bodega Marine Reserve, and has been there for more than 50 years.
Getting around and schools
Highway 1 is the main road in and out of town. Mendocino Transit Authority’s Route 95 runs seven days a week along the coast between Point Arena and the Santa Rosa Transit Mall by way of Jenner, Bodega and Freestone (MTA); check its timetable for the Bodega Bay stop and times.
Public schools are run by the Shoreline Unified School District, based in Tomales, which operates Bodega Bay School along with Tomales Elementary and Tomales High School. Confirm the assigned district and schools for a specific address with the district.
Bodega Bay compared with nearby coastal areas
| Area | Setting | One verified difference |
|---|---|---|
| Bodega Bay | Harbor town, Coastal Zone | Public water and sewer from BBPUD; 205 tax-registered vacation rentals in May 2021 |
| Bodega | Inland village | A separate place from Bodega Bay and a named stop on MTA Route 95 |
| Jenner | Coastal village north on Highway 1 | 33 tax-registered vacation rentals in May 2021; the state park’s beaches run north from Bodega Head to about 4 miles past Jenner |
| The Sea Ranch | Planned coastal community, north coast | 328 tax-registered vacation rentals in May 2021, the most on the county coast |
| Valley Ford | Inland dairy village on Highway 1 | Redfin’s ZIP 94972 page showed only two recent sales in October 2026, against 10 in Bodega Bay in July 2026 alone |
How Diamond Real Estate Group helps Bodega Bay buyers
A coastal purchase here turns on a handful of documents, and we gather them with you before you commit:
- BBPUD’s confirmation of water and sewer service, or the well and septic records for a home outside the district’s lines.
- Permit Sonoma’s coastal development permits for additions, decks and second units, and what the Coastal Zone rules allow on a vacant lot.
- The parcel’s tsunami, flood and fire-zone maps, and early insurance quotes.
- For Bodega Harbour, the HOA’s rules, budget and reserve study. For a rental, the county license, permit and tax history.
If the house will be a second home, our second-home buying guide for Sonoma County is a useful next read, along with how to buy a home in Sonoma County and our buyer services.
Owners thinking of selling can start with a home valuation. Investors weighing rental income should read our investment property services alongside the vacation-rental rules above. For oceanfront and view homes, see our luxury real estate guide. For the rest of the county, start with our Sonoma County real estate guide.
Selling a home in Bodega Bay
A Bodega Bay seller deals with two public record keepers. Permit Sonoma holds the building and coastal permits, since there is no city, and the Bodega Bay Public Utility District holds the water and sewer account for homes on its lines. Putting both in order before listing answers the first questions a buyer’s agent will raise.
Utility district steps
- Tell the district. Its water ordinance asks an owner to inform it immediately of a sale, and charges stay with the account holder until a written transfer or shut-off request arrives.
- Clear the balance. Delinquent water and sewer charges can become a lien on the parcel once the district records a certificate.
- The lateral is yours. Under the sewer ordinance the owner maintains the side sewer, and roof leaders or surface drains may not feed the sanitary sewer. Disclose any lateral repairs or backups.
- Backflow. Where a backflow device is required, a certified tester’s report is due to the district by December 1 each year; hand the buyer the latest.
- Vacant lots. District permits do not transfer to another person or parcel, and lots outside the district’s designated sewer areas generally wait for added capacity. A lot buyer will want the district’s answer in writing.
Bodega Harbour and other associations
For a home in an association, Civil Code 4525 calls for the governing documents, an assessment statement, approved increases not yet due, any open violation notice and, if leasing is barred, a description of the ban. Order the packet when you list; our page on how HOAs work explains its contents.
Hazards, permits and tax
- Tsunami. The state’s tsunami hazard maps are evacuation-planning tools that, by the Geological Survey’s own note, do not meet real estate disclosure requirements, and the Natural Hazard Disclosure form has no tsunami line. Describe any storm or wave damage you know of in your own disclosures.
- Coastal permits. In the coastal zone nearly every project counts as development unless exempt, so gather the permits behind decks, additions and second units.
- Transfer tax. The county’s $1.10 per $1,000 is the only one: $1,925 at $1,750,000. Sellers customarily pay in Diamond’s North Bay markets, though it’s negotiable; see the transfer tax explainer.
- Rentals. A coastal vacation rental license is issued to an owner, so your buyer applies separately.
- Fire zone. In a High or Very High zone, supply defensible-space documentation from the last six months or sign the one-year buyer agreement. Permit Sonoma handles State Responsibility Area inspections.
Our Sonoma County seller guide lists the other required forms. To plan the listing around these records, see how Diamond represents sellers.
Sources for this section: Permit Sonoma: SAN-006 water and sewer referral list; Bodega Bay Public Utility District: Ordinance No. 40, water rates, rules and regulations; Bodega Bay Public Utility District: Ordinance No. 50, sewer rules and regulations; California Public Law: Civil Code section 4525; California Geological Survey: Tsunami hazard area maps; California Public Law: Civil Code section 1103.2 (Natural Hazard Disclosure Statement); Permit Sonoma: Local Coastal Plan frequently asked questions; County of Sonoma Clerk-Recorder: Documentary transfer tax; Permit Sonoma: Vacation rental permit and license application; Justia: California Civil Code section 1102.19; Permit Sonoma: Property sales inspections (AB 38).
Bodega Bay real estate FAQs
How much do homes cost in Bodega Bay?
Redfin’s median sale price was $1,749,167 for Bodega Bay and $1,637,019 for ZIP 94923 in September 2026, roughly double the Sonoma County median of $875,000. The median moves a lot from month to month because so few homes sell.
What is the difference between Bodega and Bodega Bay?
They are two separate unincorporated places. Bodega Bay is the harbor town on Highway 1 with its own utility district. Bodega is a small inland village, covered on our separate Bodega page.
Who supplies water and sewer in Bodega Bay?
The Bodega Bay Public Utility District supplies both, from seven local wells and its own treatment plant. Confirm service for each address, since a property off district lines needs a well or septic system.
Is Bodega Bay in a tsunami hazard zone?
Parts of it are. The state’s 2022 maps show worst-case flooding of about 4 to 6 feet on the Sonoma coast, and the county warns that the road off Bodega Head could be cut. Check the parcel on the California Geological Survey’s tsunami hazard map.
Can I use a Bodega Bay home as a vacation rental?
Only with a county permit and license and a transient occupancy tax number. The coastal license rules drafted in 2024 would allow one rental per parcel and up to 12 guests, and Bodega Harbour adds its own rules. A seller’s rental history doesn’t by itself give you the right to keep renting.
Is Bodega Harbour an HOA?
Yes. The Bodega Harbour Homeowners’ Association runs the 725-unit community and its amenities, and its rules limit what short-term guests can use.
Do I need a permit to remodel a house in Bodega Bay?
Most likely. Bodega Bay is in the Coastal Zone, where nearly all work counts as development unless it’s listed as exempt. Projects near beaches, bluffs, wetlands or creeks can also be appealed to the Coastal Commission.
Is there land for sale in Bodega Bay?
Check the listings above for current lots. Before buying one, get BBPUD’s answer on water and sewer service and connection fees, and check what Permit Sonoma will allow under the coastal rules.
How many people live in Bodega Bay?
The Census Bureau’s 2020–2024 estimate is 1,139 residents in the Bodega Bay census area, in 491 households. The same survey counts 950 housing units, so a large share of homes aren’t anyone’s main residence.
What school district serves Bodega Bay?
Shoreline Unified School District, which runs Bodega Bay School and the Tomales schools. Confirm the assigned schools for a specific address with the district.
Can I keep a boat in Bodega Bay?
Spud Point Marina rents berths but keeps a waitlist for 30- to 60-foot slips, and its 15 live-aboard slips are full. Doran Regional Park has a public launch for trailered boats.
What transfer tax applies when buying in Bodega Bay?
Only Sonoma County’s $1.10 per $1,000 of value, because Bodega Bay has no city government. On a $1.75 million sale that comes to about $1,925.
Sources & notes
- Redfin: Bodega Bay housing market (September 2026; July 2026 detail), Redfin: ZIP 94923 and ATTOM: Bodega Bay property data (updated September 2025)
- Census Reporter: Bodega Bay CDP, ACS 2020–2024 and C.A.R.: September 2026 sales and price report
- Bodega Bay Public Utility District: about the district, drinking water and Salmon Creek well (accessed October 2026)
- Permit Sonoma: Local Coastal Plan approval (November 2024), current Local Coastal Plan, coastal communities, coastal plan FAQ and vacation rentals; KRCB: Coastal Commission approves the coastal plan (November 2024)
- Sonoma County: vacation rental workshop report (July 2021), transient occupancy tax and California Coastal Commission: coastal vacation rental amendment staff report (April 2024)
- FirstService Residential: Bodega Harbour management (November 2023), Bodega Harbour Homeowners’ Association community rules (October 2019) and Civil Code §4525 (HOA resale documents)
- California Department of Conservation: tsunami hazard maps (October 2022), CGS: Bodega Head tsunami inundation map and Sonoma County tsunami annex (2022)
- Sonoma County Fire District: Bodega Bay consolidation and Office of the State Fire Marshal: AB 38 guidance
- Sonoma County Regional Parks: Spud Point Marina and Doran Regional Park; California State Parks: Sonoma Coast State Park; UC Davis: Bodega Marine Laboratory
- Mendocino Transit Authority: Route 95, Shoreline Unified School District and Sonoma County Clerk-Recorder: documentary transfer tax
Figures carry their dates where they appear. This is general information, not legal, tax or insurance advice; confirm rules for a specific property with the agency named. Last reviewed October 2026 by Matthew Martinez.
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Local property guides
- Buying a Home in Bodega Bay: Coastal Permits, Parcel Records and Existing Improvements
- Bodega Bay Property Settings Compared: Shoreline, Inland and Sloping Sites
- What Does a Bodega Bay Home Cost to Own? Insurance, Maintenance and Utilities
- Bodega Bay Home Inspections: Drainage, Foundations, Roofs and Site Access
- Pricing a Bodega Bay Home: Testing Views, Access and Condition Evidence
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