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Boonville, CA Real Estate & Homes for Sale

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Boonville is the service town of Anderson Valley, an unincorporated community on Highway 128 in western Mendocino County, California, where the valley’s high school, health center, fairgrounds, airport and fire district are based. Its homes run from houses on small in-town lots along the highway to rural homes, acreage and vineyard land. Sales are few, about seven a year by ATTOM’s count, so the nearest dependable price figure is Mendocino County’s September 2026 median of $480,000 (C.A.R.).

County: Mendocino County
Government: Unincorporated (county rules)
ZIP code: 95415
Population: 667 (Census ACS 2020–2024)
Residential sales: 7 in the past year (ATTOM, Oct 2026)
Water and sewer: Private wells and septic; a district system is in planning
Wine region: Anderson Valley AVA (1983)

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Boonville homes for sale

Current MLS listings in Boonville appear below. Only a handful of homes come up in a year, so set your property search to cover the whole valley, from Yorkville in the south to Navarro in the northwest.

What do homes in Boonville sell for?

Residential sales

Past year, ATTOM (accessed October 2026)

Estimated median value

$544,950

ATTOM model estimate, October 2026

Mendocino County median sale price

$480,000

September 2026, C.A.R.

Boonville doesn’t trade often enough for a meaningful local median. ATTOM counts about 333 residential properties and 7 sales in the past year, with an average size of 2,245 square feet (ATTOM). Its median estimated value, $544,950 or about $243 a square foot, is a modelled value, not a sale price. The nearest published sale-price median is the county’s: $480,000 in September 2026, up 1.4% from a year earlier (C.A.R.).

Measure	Figure	Period and source
Residential properties and sales, Boonville	About 333; 7 sales in the past year	ATTOM, accessed October 2026
Average size	2,245 sq ft	ATTOM, accessed October 2026
Estimated median home value (model, not sales)	$544,950 ($242.78 per sq ft)	ATTOM, accessed October 2026
Mendocino County median sale price	$480,000 (up 1.4% year over year)	September 2026, C.A.R.

At seven sales a year, one ranch or one in-town fixer swings any average, so we price Boonville homes from two or three years of valley sales, adjusted for the planned sewer footprint, the well and septic, and acreage.

What makes Boonville the valley’s town centre?

Most of Anderson Valley’s shared services sit in or near Boonville. The Anderson Valley Community Services District (AVCSD), a local special district with its office at 14281 Highway 128, runs the valley’s fire department, parks and recreation and the Boonville Airport, and it is planning public water and sewer systems for the town (AVCSD). The district’s maps of that project take in the high school, the Anderson Valley Health Center and the elementary school on Anderson Valley Way.

Schools: the Anderson Valley Unified School District has its office at 18200 Mountain View Road in Boonville. The state directory lists three active schools: Anderson Valley Elementary, Anderson Valley Junior-Senior High and Anderson Valley Adult.
Fire and ambulance: the Anderson Valley Fire Department, serving since 1955, works from the same Highway 128 headquarters. Household ambulance memberships, sold on a July-to-June year, are its main ambulance funding; it also runs a defensible-space assistance program and issues fire-season burn permits.
Boonville Airport (D83): about a mile northwest of downtown, with a 2,838-foot asphalt runway, no staff on site and daytime visual flights only. A residential airpark lines the east side of the runway.
Fairgrounds: the Mendocino County Fairgrounds at 14400 Highway 128 host the Mendocino County Fair and Apple Show; the 2026 fair ran September 18 to 20 with sheepdog trials, two rodeos and a parade down Highway 128 (The Mendocino Voice).

Boonville is also home to Boontling, a local jargon said to have emerged in the late 1800s; KALW reported in 2013 that only a handful of people still spoke it. “Zeese” is coffee (KALW).

Boonville’s planned water and sewer system

Boonville residents rely mainly on private wells and septic systems; the state’s groundwater bulletin also lists a private water system, the Meadow Estates Mutual Water Company, in the area (DWR Bulletin 118). The AVCSD is planning a drinking-water system and a wastewater system for downtown, and its project page sets out where things stand (AVCSD).

Why it’s planned: in 2016, tests of 23 residential wells in the most built-up part of town found what the district called “alarming levels of E Coli and nitrates”, which it ties to wells and septic systems sitting close together on small lots. Many septic systems are near the end of their working life, and some lots have no room for a standard replacement leach field.
Where the lines would go: water from Hutsell Road north through town to the high school and clinic, Meadow Estates and the elementary school on Anderson Valley Way; sewer from Hutsell Road to around Mountain View Road, plus the high school and health center.
Cost and funding: about $30 million for sewer and $26 million for water. Two state planning grants of about $850,000 each paid for the 2015–2026 planning work, and the district says the state “will cover 100% of our construction costs”, including sewer hookups and residential water laterals. Owners of commercial-only parcels should expect to pay their own connection costs.
Status: draft engineering reports have gone to the State Water Board’s funding staff and the regional water board. The district expected its draft environmental impact report in mid-spring 2026, followed by a 60-day comment period, and hoped to set rates by summer 2026 so that LAFCo, the county’s boundary commission, could approve the service. It hasn’t published a construction start date.
Approval and hookups: the charges go through the Proposition 218 protest process, and the project fails if more than half of the noticed owners return written protests. If it goes ahead, every parcel in the sewer footprint must connect; water hookups are optional, water will be metered, and a house that keeps its well connected needs a backflow preventer. The system is sized for current use with about 10% to spare, since county zoning, not the pipes, limits growth.

Inside the planned footprint, test the well for bacteria and nitrates and have the septic inspected, even if the seller expects the district system to replace them. Until it’s built, the well and the septic are what you’re buying.

What to check before buying in Boonville

Well and septic

Ask for the well log and a recent flow test, and order a bacteria and nitrate test, which the 2016 results make the first test to run here; add iron, which exceeded the drinking-water limit in 9 of 11 valley wells in 1968 state sampling. For the septic, pull the county permit file, have the tank pumped and the leach field checked, and on a small lot ask where a replacement field could go. We found no inspection-at-sale requirement in the county’s septic program, approved by the North Coast Regional Water Board on November 14, 2018, so order your own (Regional Water Board).

Fire zone and insurance

Look up the parcel on the state Fire Hazard Severity Zone map; the current zones for state responsibility areas took effect on April 1, 2024 (Office of the State Fire Marshal). 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 a written agreement that the buyer gets one within a year. Get insurance quotes in the first days of escrow.

County rules at closing and after

Only the county’s transfer tax applies at closing, and the county’s Planning and Building Services issues permits. Under the inland zoning code a second unit may be rented but isn’t intended for separate sale, and stays of 30 days or less carry the county’s 10% occupancy tax plus a 1% lodging assessment. See our Mendocino County real estate guide for the county-wide rules.

Getting around from Boonville

Highway 128 runs through the middle of town, southeast to Cloverdale and Highway 101 and northwest down the Navarro River to Highway 1 on the coast. Mendocino Transit Authority’s Route 75 makes one weekday trip each way to Ukiah: on the timetable effective July 20, 2026, it leaves Boonville at 9:55 a.m., reaches the Ukiah Library at 10:35 and is back at 3:45 p.m. (Mendocino Transit Authority). On Saturdays one round trip runs from the Navarro store. For most errands a car is still the practical choice.

Boonville compared with nearby areas

Area	Government	One verified difference
Boonville	Unincorporated, Mendocino County	About 333 residential properties and 7 sales in the past year (ATTOM); planned district water and sewer
Philo	Unincorporated, Mendocino County	Larger: about 418 residential properties and 10 sales in the past year (ATTOM); home of Hendy Woods State Park
Navarro	Unincorporated, Mendocino County	Where Route 75 starts its Saturday trip to Ukiah; the last valley stop before Highway 128 follows the river to the coast
Yorkville	Unincorporated, Mendocino County	Inside the separate Yorkville Highlands AVA (1998), with no Route 75 service
Ukiah	Incorporated city	Its own city-run electric utility, and a city transfer tax credited against the county’s

How Diamond Real Estate Group helps Boonville buyers

Until the district system is built, buying in Boonville means buying a well and a septic system along with the house. Before you commit, we check the parcel against the planned water and sewer footprint, order bacteria, nitrate and flow tests, pull the septic file, look up the fire zone and line up insurance quotes. For vineyard land see our vineyard property guide; owners planning a sale can start with how we sell homes, and income buyers with our investor services. See also how we work with buyers.

Selling a home in Boonville

Boonville has no city government, so its building and zoning history sits with Mendocino County Planning and Building Services, and its septic and well files with county Environmental Health. What sets a Boonville sale apart is the Anderson Valley Community Services District’s planned water and sewer system for the town center.

Homes inside the planned footprint

The sewer area runs from Hutsell Road north to around the Mountain View Road intersection, plus the high school and health center; the water area reaches further, to Meadow Estates and the elementary school. Answer buyers’ questions from the district’s own project page:

If owners approve the charges, every parcel in the sewer footprint would have to connect. More than half of noticed owners filing written protests under Proposition 218 would defeat it.
Connecting to district water would be optional. A house that keeps a well tied into its plumbing would need a backflow preventer.
The district expects state construction grants to pay for residential sewer hookups and water laterals. Parcels used only for business should plan on paying for their own connection.
Rates had not been set when we checked in October 2026. The district also cites a 2018 Assessor statement that service availability brings no automatic rise in assessed value.

Until pipes are in the ground, a buyer is still taking on a well and a septic system. The county sewage code attaches no inspection to a resale, so have a recent pumping report and the permit file ready, and ask Environmental Health for the well completion report through its owner request form.

Transfer tax and seller statements

The only transfer tax is the county’s, $0.55 per $500 of price: $605 on a $550,000 house. Sellers customarily pay it in Diamond’s North Bay markets, but the contract can say otherwise; our transfer tax guide explains the math. Every seller also gives written smoke alarm and water heater bracing statements and discloses any noncompliant plumbing fixtures. On a parcel mapped High or Very High fire hazard, AB 38 calls for a defensible-space inspection dated within six months of the sale agreement, or a signed buyer commitment to get one within a year of closing.

Vineyard and grazing parcels

A Williamson Act contract binds whoever owns the land next, so hand it over with the first disclosures. If vines add value, show the parcel against the Anderson Valley AVA boundary text, which uses the Boonville quadrangle among its maps.

Ask for a home valuation that accounts for where the house sits relative to the sewer footprint; our Mendocino County seller guide covers the county-wide steps.

Sources for this section: Anderson Valley Community Services District: Drinking water and wastewater proposals for Boonville; Mendocino County Code (GoCodebook): Chapter 5.24, Real Property Transfer Tax; Mendocino County Code (GoCodebook): Chapter 16.08, On-Site Sewage Systems; Mendocino County Environmental Health: Land Use (on-site sewage and water wells); California Public Law: Government Code section 51243 (Williamson Act contracts); eCFR: 27 CFR 9.86, Anderson Valley viticultural area; CAL FIRE Office of the State Fire Marshal: Information Bulletin 21-007, defensible space inspections in real estate transactions (2021); Justia: California Civil Code section 1102.19; 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.

Boonville real estate FAQs

Where is Boonville, California?

Boonville is in Anderson Valley in western Mendocino County, on Highway 128 between Cloverdale to the southeast and the coast to the northwest. By the Mendocino Transit Authority’s weekday timetable, the bus from Boonville reaches downtown Ukiah in about 40 minutes.

What county is Boonville in, and does it have a city government?

Boonville is in Mendocino County and is unincorporated, so there is no city hall. The county’s Planning and Building Services sets zoning and issues permits, and the Anderson Valley Community Services District provides fire protection, recreation and the airport.

What is Boonville’s ZIP code?

Boonville’s ZIP code is 95415, the ZIP used in the Anderson Valley Community Services District’s own address on Highway 128.

How many people live in Boonville?

The Census Bureau’s 2020–2024 American Community Survey estimates 667 residents in the Boonville census-designated place, with about 353 housing units (±117) (Census Reporter). Survey estimates for a place this small carry wide margins, so treat them as approximate.

How much do homes in Boonville cost?

There are too few sales for a reliable median. ATTOM counted 7 residential sales in the past year and puts its modelled median value at $544,950, while the Mendocino County median sale price was $480,000 in September 2026 (C.A.R.). Price each home against valley-wide sales from the past two or three years.

Does Boonville have public water and sewer?

Not yet. Homes use private wells and septic systems. The AVCSD’s planned downtown systems are estimated at about $26 million for water and $30 million for sewer, expected to be grant-funded, and parcels in the sewer footprint would have to connect if owners approve it; no construction date has been set.

Is there an airport in Boonville?

Yes. Boonville Airport (D83) has a 2,838-foot asphalt runway about a mile northwest of downtown. It has no staff on site, is for daytime visual flights only, and has a residential airpark along the east side of the runway.

Can I rent out a Boonville home to visitors?

Stays of 30 days or less are taxed: the county’s 10% transient occupancy tax plus a 1% lodging assessment. As of October 2026 the county had not adopted inland short-term rental rules, and its inland zoning code had no chapter for whole-house vacation rentals; the Board of Supervisors discussed creating that use type on February 3, 2026 and gave staff direction (county short-term rental page). Confirm the current rule with the county’s Planning and Building Services before you count on rental income.

What transfer tax will I pay in Boonville?

Only the county’s documentary transfer tax, $1.10 per $1,000 of the price. Ukiah, Willits and Point Arena levy their own city transfer tax, which the county code credits against the county’s; Boonville has no city government to levy one.

Is Boonville in a wine appellation?

Yes, the Anderson Valley American Viticultural Area, created in 1983 (27 CFR 9.86); the Boonville map is one of those used to draw it. For a vineyard parcel, check the boundary description rather than the listing.

Which school district serves Boonville?

Boonville is in the Anderson Valley Unified School District, whose office is on Mountain View Road in town. Its schools are Anderson Valley Elementary, Anderson Valley Junior-Senior High and Anderson Valley Adult; ask the district which school serves a particular address.

Sources & notes

ATTOM: Boonville property data (accessed October 2026)
C.A.R.: September 2026 home sales and price report
Anderson Valley Community Services District: water and wastewater project and Boonville Airport (accessed October 2026)
Mendocino Transit Authority: Routes 65 and 75 timetable (effective July 20, 2026)
Office of the State Fire Marshal: Fire Hazard Severity Zones and AB 38 guidance
27 CFR 9.86: Anderson Valley viticultural area, DWR Bulletin 118: Anderson Valley groundwater basin and North Coast Regional Water Board: county septic program approval (2018)
Census Reporter: Boonville CDP, California Department of Education: Anderson Valley Unified and Anderson Valley Fire Department
Mendocino County Code: transfer tax and transient occupancy tax (code copies)
Mendocino County Board of Supervisors: February 3, 2026 agenda, inland short-term rentals item and Planning and Building Services: Short Term Rentals (Inland) (checked October 2026)

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 resource: Mendocino County planning resources. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.