Commercial Real Estate in Clarksburg: Wineries, Agritourism and Delta Primary Zone Rules

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

Clarksburg is an unincorporated farm town on the Sacramento River in southeastern Yolo County, and its commercial property is mostly agricultural: vineyards, wineries, tasting rooms, event barns, farm stands and processing sites, plus a few small businesses in the town itself. Commercial use here is shaped by a county overlay written specifically for Clarksburg farmland and by the state’s Delta Protection Act. Confirm zoning, overlays and permits with Yolo County before relying on this page.

Who controls the parcel

Clarksburg has no city government, so Yolo County’s zoning code, Title 8, Chapter 2, governs land use and the County Planning Division issues permits. Three other layers matter:

Clarksburg Area Community Plan. The county lists a Clarksburg Area Community Plan adopted in 2015 among its planning documents, alongside the 2030 Countywide General Plan.
Delta Protection Commission. Clarksburg lies in the Sacramento-San Joaquin Delta. The Delta Protection Commission is a state agency charged with protecting legacy communities and the Delta’s farm character; certain land use decisions in the Delta’s Primary Zone must conform to its Land Use and Resource Management Plan, and the Commission can appeal those decisions or hear appeals from others. The county’s planning documents list the 2010 version of that plan.
Levee and reclamation districts. Much of the area is reclaimed land behind levees, so levee-adjacent work can involve reclamation district and state flood agency review.

Across the river, Freeport and Hood are in Sacramento County. See our Yolo County commercial guide for countywide rules.

Clarksburg zoning for business uses

Farmland designated Agriculture in the Clarksburg plan area carries the Clarksburg Agricultural District overlay (Section 8-2.401, Ordinance 1445 as amended through Ordinance 1545), which streamlines farm marketing and agritourism. Table 8-2.401 sets permit levels:

Use	Permit level	Notes
Small winery, under 100,000 cases a year	Site plan review	Medium wineries need a minor use permit; over 1,000,000 cases, a major use permit
Stand-alone tasting room under 2,000 sq ft	Site plan review	Larger rooms need a minor use permit
Special event facility, up to 18 events a year	Site plan review	More than 18 events need a minor use permit
Bed and breakfast, up to 6 beds and under 12 events	Allowed with zoning clearance	Larger B&Bs step up to site plan review or a minor use permit
Restaurant, bakery, commercial kitchen, catering, cooking classes	Minor use permit	Must be ancillary to farming
Gift and craft shop under 1,000 sq ft	Allowed with zoning clearance	Larger shops need site plan review; ancillary to farming
Farm supply or feed store up to 2,000 sq ft	Site plan review	Larger stores need a minor use permit
Campground or RV park	Minor use permit	RV parks ancillary to farming
Commercial marina; conference or training lodge	Major use permit	Discretionary review

In the town itself, the county code names Clarksburg as a place where the R-L residential zone is mapped. Check the county GIS viewer for any commercial or industrial zone on a specific town parcel.

Wine country: the Clarksburg AVA

Clarksburg is also a federally recognized wine region. The Clarksburg viticultural area, defined at 27 CFR 9.95, was established in 1984 at about 64,640 acres across parts of Yolo, Sacramento and Solano Counties, and contains the smaller Merritt Island AVA. A 2022 federal rule, effective April 8, 2022, added about 27,945 acres covering Grand Island and Ryer Island. AVA status affects how wine can be labeled, not what the county allows on a parcel.

The Old Sugar Mill. The former sugar beet plant on South River Road was the subject of an Old Sugar Mill Specific Plan. CEQAnet shows a 2004 draft EIR for about 106 acres with housing, commercial and office space and industrial land including a wastewater facility. We did not confirm what was finally adopted, so check the current entitlements for any parcel there.

Operating standards for tourism businesses

The overlay sets conditions that shape site planning:

Road access. Tourist and sales facilities must connect directly to a public road; private-road sites need Director and fire district approval.
Parking. On-street parking is not permitted. Permanent parking for sales and food areas uses gravel or another permeable surface, with paved accessible spaces, and overflow parking can be used for events.
Events. Outdoor events must run between 9 a.m. and 10 p.m.
Signs. One farm sign up to 40 square feet and 10 feet tall is allowed at the entry, outside the county right of way.
Health rules. Farm stays and B&Bs must follow county environmental health and retail food rules, and exterior lighting must be shielded from neighbors.

The Clarksburg Citizens Advisory Committee serves as the advisory committee for the district.

Transfer tax, business tax and property tax

Clarksburg is unincorporated, so only the county’s documentary transfer tax applies: $0.55 per $500 under Section 3-2.04. For B&Bs, farm stays and campgrounds, the county’s May 2026 Board presentation put the unincorporated transient occupancy tax at 8% and proposed asking voters to raise it to 12%. We did not confirm that the measure is on the November 3, 2026 ballot or how it fares, so check the current rate. A sale generally triggers Proposition 13 reassessment, and many vineyards are under Williamson Act contracts that change how they are assessed.

Due diligence that matters in Clarksburg

Start with our commercial due diligence checklist, then add:

Confirm the base zone and that the parcel is inside the Clarksburg Agricultural District overlay.
Match the planned winery size, tasting room area and event count to Table 8-2.401.
Check consistency with the Delta Protection Commission’s plan for any discretionary approval.
Review the flood zone, levee setbacks and reclamation district assessments.
Confirm well, septic and fire district requirements for public-serving buildings.
Ask for any Williamson Act contract or conservation easement on the land.

Questions people ask

Can I open a tasting room in Clarksburg?

Yes. A stand-alone tasting room under 2,000 square feet needs site plan review under the Clarksburg overlay; larger rooms need a minor use permit.

How many events can a Clarksburg venue hold?

Up to 18 a year with site plan review, more with a minor use permit, and outdoor events must end by 10 p.m.

Can I open a restaurant on a Clarksburg farm?

With a minor use permit, if it is ancillary to the farming operation.

Is Clarksburg in the Delta Primary Zone?

The county overlay is written to work with the Delta Protection Commission’s Primary Zone plan; confirm a parcel’s zone on the Commission’s map.

Does Clarksburg have a city transfer tax?

No. It is unincorporated, so only Yolo County’s $0.55 per $500 applies.

What is the Clarksburg AVA?

A federal wine region established in 1984 and expanded in 2022 to include Grand Island and Ryer Island.

Does Diamond handle commercial property in Clarksburg?

Contact Matthew Martinez to discuss buying, selling or leasing vineyard, winery or commercial property in Clarksburg.

Sources & notes

Note: We did not read the Clarksburg Area Community Plan, the Delta plan text or Primary Zone map, or the Old Sugar Mill entitlements. Levee, reclamation district and Williamson Act notes are general guidance. The TOT measure’s ballot status was not confirmed.

This page is general information, not legal or tax advice. Last reviewed October 2026 by Matthew Martinez.

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