Geyserville, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Geyserville is an unincorporated town in northern Sonoma County, California, on Highway 101 between Healdsburg and Cloverdale, in the wine country mapped by the Alexander Valley and Dry Creek Valley appellations. Redfin’s median sale price for the three months ending September 2026 was $900,000, from just three sales. Sonoma County sets the rules here, and homes range from houses in the small town core to vineyard and rural parcels.
- County
- Sonoma County
- Government
- Unincorporated (county rules)
- ZIP code
- 95441
- Census status
- Census-designated place
- Median sale price
- $900,000 (3 months to Sep 2026, Redfin)
- School district
- Geyserville Unified
Geyserville homes for sale
Current MLS listings in Geyserville appear below. Few homes come up each year, so use our property search to add Healdsburg, Cloverdale and the surrounding acreage.
What do homes in Geyserville sell for?
$900,000
3 months to September 2026, Redfin
$497
3 months to September 2026, Redfin
3
3 months to September 2026, Redfin
Geyserville has too few sales for a meaningful median. Redfin’s town figure rests on three sales and its page gives two different year-over-year changes (52.5% and 87.5%); the ZIP code figure, $1.0 million for the three months ending July 2026, is just as thin. Read them, and the Census Bureau’s $825,900 survey estimate with its ±$263,000 margin, as a rough range: below Healdsburg and near the county median, with each sale driven by land, water and improvements.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, Geyserville | $900,000 (3 sales) | 3 months ending September 2026, Redfin |
| Median price per square foot | $497 | Same period, Redfin |
| Median sale price, ZIP 95441 | $1.0 million (down 33.5%) | 3 months ending July 2026, Redfin |
| Median value, owner-occupied homes | $825,900 (±$263,138) | 2020–2024 American Community Survey, via Census Reporter |
| Sonoma County median, for comparison | $875,000 | September 2026, C.A.R. |
When we price a Geyserville property, we draw comparables from the wider Alexander Valley and Dry Creek Valley countryside and adjust for planted acres, water source, road access and the age of the house.
Buying under Sonoma County rules
Geyserville is a Census-designated place, not a city. Permits for building, wells, septic systems and vacation rentals go through Permit Sonoma, and the Board of Supervisors acts as the local government.
- Transfer tax: only the county’s documentary transfer tax applies, $1.10 per $1,000 of value (Sonoma County Clerk-Recorder).
- Fire inspections: outside the cities, CAL FIRE’s maps set the Fire Hazard Severity Zone and Permit Sonoma acts as the inspection authority under an agreement with CAL FIRE (Permit Sonoma).
- Farm neighbors: a building permit for a new home or a large addition on land within 300 feet of agricultural zoning triggers the county’s right-to-farm declaration, which warns of noise, dust, spraying and machinery at any hour (Permit Sonoma).
Our guide to buying a home in Sonoma County covers escrow and closing costs.
Can a Geyserville home be a vacation rental?
Sometimes. A whole-home rental of 30 days or less needs a county zoning permit, a certified vacation rental property manager, a vacation rental license and a transient occupancy tax number. It isn’t allowed in R1, R2 or R3 zoning, on Williamson Act contract land, in an ADU, or in exclusion and capped zones (Permit Sonoma). Since April 2023, county rentals are limited to 12 guests and licenses go only to individuals or family trusts, not LLCs.
Geyserville wasn’t among the neighborhoods the county proposed for a new cap or exclusion zone in 2023 (Permit Sonoma). Guests pay the county’s 12% transient occupancy tax, plus a 2% tourism assessment for operators with more than $350,000 a year in rent (Sonoma County Tax Collector).
Before you buy a Geyserville home for rental income, have Permit Sonoma confirm the parcel’s zoning and whether it’s under a Williamson Act contract. Either can rule out a vacation-rental permit.
Our guide to Sonoma County vacation rental rules walks through the permit.
The Kincade Fire and fire checks
CAL FIRE records the start of the 2019 Kincade Fire at 9:27 p.m. on October 23, 2019, at John Kincade Road and Burned Mountain Road, northeast of Geyserville. It burned 77,758 acres over 14 days, destroyed 374 structures, damaged 60 more and injured four civilians before it was contained on November 6 (CAL FIRE).
- Fire zone: look up the parcel on CAL FIRE’s current Fire Hazard Severity Zone maps; the zone sets the disclosure and defensible-space rules that follow.
- AB 38: in a High or Very High zone, the seller hands over a defensible-space inspection report from the previous six months, or both sides agree in writing that the buyer will complete the work within a year of closing.
- Rebuilt homes: for a house rebuilt after 2019, ask for the permits and final inspections.
- Insurance: get quotes the day your offer is accepted; on rural parcels, cost and availability can decide the deal.
Wells, septic and water
The town core has a piped water supplier and a small public sewer. Parcels outside them depend on their own wells and septic systems.
- Drinking water: California American Water (Cal-Am), a private, state-regulated utility, has supplied drinking water in Geyserville since 2016 (Sonoma Water).
- Sewer: the Geyserville Sanitation Zone serves about 370 single-family homes on 177 acres. Its plant, in operation since 1978, gives secondary treatment, is designed for 92,000 gallons a day and disposes of treated water by percolation and evaporation (Sonoma Water).
- A change in operator: Sonoma Water has proposed handing the sanitation zone to Cal-Am. The transfer needs Board of Supervisors hearings and California Public Utilities Commission approval, and Sonoma Water said Cal-Am could take over as early as summer 2026, so ask which operator bills the parcel now.
- Sewer laterals: a proposed Sonoma Water ordinance would allow inspection and repair orders for failing private laterals, but no inspection at sale. A camera inspection is still worth ordering on an older home.
Sonoma County doesn’t require a septic or well inspection when a rural property changes hands, so the buyer orders them. Our guide to wells, septic and rural utilities in Sonoma County covers well yield tests, water quality and septic capacity.
Vineyards, wine country and The Geysers
Geyserville’s U.S. Geological Survey map is one of seven used to define the Alexander Valley American Viticultural Area, established in 1984 (27 CFR 9.53), and one of six used for Dry Creek Valley, established in 1983, whose northern boundary closes along latitude 38°45′ on the Geyserville and Warm Springs Dam maps (27 CFR 9.64). A parcel’s exact location decides which appellation, if either, applies to its grapes.
The Geysers, a geothermal field of about 45 square miles in the Mayacamas Mountains, is one of the power sources the City of Healdsburg lists for its utility (City of Healdsburg).
For planted land, see our vineyard property guide and vineyards and wineries for sale in Sonoma County.
Getting around and the proposed SMART station
Highway 101 and Highway 128 both pass through Geyserville. Sonoma County Transit Route 60 runs between Cloverdale, Healdsburg, Windsor and Santa Rosa, with a 60X express between Cloverdale and Santa Rosa (Sonoma County Transit); check the current timetable for Geyserville stops.
Passenger rail could return. SMART is evaluating a Geyserville station near Highway 128 and Remmel Road, inside SMART’s existing right-of-way and the Geyserville Urban Service Area, less than a quarter mile from connecting transit (SMART). A 2024 state law allowed a station in unincorporated Sonoma County between Healdsburg and Cloverdale, and SMART’s board took up the station project on August 19, 2026, after an August 10 community meeting. It would be Geyserville’s first passenger service in nearly 70 years.
Timing depends on money. The Windsor-to-Healdsburg extension is under contract, with service to Healdsburg planned by late 2028 (SMART), while the 18 miles north of Healdsburg are split into two grant-sized projects with no construction date.
Daily life in Geyserville
The town is small: the Census Bureau’s 2020–2024 survey estimated about 670 residents and 363 housing units, with wide margins of error. Cyrus, at 275 Highway 128, holds one MICHELIN Star in the 2026 guide (MICHELIN Guide). For the wider dining picture, see our article on Michelin-star restaurants in Sonoma County.
- Schools: public schools are in the Geyserville Unified School District, as shown on the Census Bureau’s 2020 school district map for Sonoma County. Confirm the assigned school for a specific address with the district.
Geyserville compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Geyserville | Unincorporated, Sonoma County | County vacation-rental permits; proposed SMART station; about three sales per quarter (Redfin) |
| Healdsburg | Incorporated city | City-owned electric utility, a 30-home-a-year growth cap and a SMART station planned for late 2028 |
| Cloverdale | Incorporated city | Redfin median of $589,219 for the three months ending September 2026 |
| Windsor | Incorporated town | SMART trains have run from its station since 2025 |
How Diamond Real Estate Group helps Geyserville buyers
Rural Geyserville property takes more homework than a house in town. On a Geyserville offer we confirm the parcel’s zoning and any Williamson Act contract, the water source and septic permit, the fire zone and rebuild permits, and insurance quotes, and we price it against comparable land rather than a three-sale median.
- Ranch, horse and acreage property in Sonoma County: what changes when the land is the main asset.
For the whole county, see our Sonoma County real estate guide.
Selling a home in Geyserville
Geyserville is a Census-designated place, not a city, so its building, septic and well files sit with Permit Sonoma. In the town core, homes connect to a piped water supplier and a small public sewer; outside it, sellers are answering questions about their own well and septic system.
Transfer tax
Sonoma County’s rate is $0.55 per $500 of the sale price, with any loan the buyer assumes deducted first. A $900,000 sale owes $990, and no city tax applies. In Diamond’s North Bay markets the seller customarily pays, but it is a negotiable term; our transfer tax guide walks through it.
Town core versus rural parcels
For a house in town, give buyers the names on your current water and sewer bills. Sonoma Water has proposed handing the Geyserville Sanitation Zone to California American Water, so the billing entity may change during escrow.
On a rural parcel, expect the buyer to order septic and well tests, since the county program doesn’t call for one at sale. Help them by assembling:
- The septic permit, as-built drawing and pumping receipts.
- For a supplemental treatment system, the yearly Permit Sonoma operating permit and the March and October monitoring reports. Your signed county acknowledgement requires notifying the next owner.
- The well log, any yield and water-quality tests, and pump service records.
- Permits and final inspections for anything rebuilt after the 2019 Kincade Fire.
Fire zone and state items
For a home in a High or Very High fire hazard zone, Civil Code 1102.19 asks the seller for defensible-space documentation issued within six months of the contract. If you can’t supply it, the parties sign an agreement that the buyer will obtain it within a year after closing. Add the written smoke alarm statement, the water heater bracing certification and the Civil Code 1101.4 plumbing fixture disclosure. Countywide timing is in our guide to selling in Sonoma County.
Planted acreage, grape contracts and vineyard equipment belong in a separate file; our page on selling a vineyard explains what buyers review. With only a handful of sales a quarter, a Geyserville home valuation drawn from Alexander Valley and Dry Creek comparables is the realistic starting point.
Sources for this section: County of Sonoma Clerk-Recorder: Documentary transfer tax; Permit Sonoma: Operational Permit and Monitoring Program; Permit Sonoma: Form WLS-043, acknowledgement of operational permit requirement; 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.
Geyserville real estate FAQs
Where is Geyserville, and which county is it in?
Geyserville is in northern Sonoma County, California, on Highway 101 between Healdsburg and Cloverdale, with Highway 128 running through town. Its ZIP code is 95441.
Is Geyserville an incorporated city?
No. It’s an unincorporated community and a Census-designated place, so Sonoma County handles zoning, permits and vacation-rental rules through Permit Sonoma. The Board of Supervisors is its local government.
How much do homes in Geyserville cost?
Redfin’s median for the three months ending September 2026 was $900,000, but it came from three sales. Acreage, water and the house itself matter more than any town median, so ask for comparable sales from the surrounding valleys.
Can I buy a Geyserville home to run as an Airbnb?
Only with a county vacation-rental permit, and only where zoning allows it. You also need a certified property manager, a license and a transient occupancy tax number, and rentals are barred in R1 to R3 zoning, on Williamson Act land and in ADUs.
Do I need a property manager for a Geyserville vacation rental?
Yes. Sonoma County requires a Certified Vacation Rental Property Manager for every permitted vacation rental in the unincorporated area. Long-term rentals of more than 30 days don’t need the vacation-rental permit, but county just-cause eviction rules apply from the first day of a tenancy.
Did the Kincade Fire start in Geyserville?
It started northeast of town, at John Kincade Road and Burned Mountain Road, on October 23, 2019. CAL FIRE reports it burned 77,758 acres and destroyed 374 structures, so fire zone, defensible space and insurance are part of every Geyserville purchase.
Will the SMART train stop in Geyserville?
SMART is evaluating a station near Highway 128 and Remmel Road, and its board considered the project in August 2026. The extension north of Healdsburg still needs funding, so there’s no opening date.
Which wine appellations include Geyserville?
Geyserville’s USGS map is used to define both the Alexander Valley AVA (1984) and the Dry Creek Valley AVA (1983). Check each parcel against the federal boundary text.
Is there a Michelin-starred restaurant in Geyserville?
Yes. Cyrus, at 275 Highway 128, has one MICHELIN Star in the 2026 guide, and Healdsburg, the next city south, has the three-star SingleThread.
Which school district serves Geyserville?
Geyserville is in the Geyserville Unified School District. Confirm the school for a specific address with the district.
Do Geyserville homes have public water and sewer?
Homes in the town core usually do: California American Water supplies drinking water and the Geyserville Sanitation Zone treats sewage for about 370 homes. Rural parcels rely on wells and septic systems, so confirm the service for the specific address.
Sources & notes
- Redfin: Geyserville housing market (3 months ending September 2026), Redfin: ZIP 95441 (3 months ending July 2026) and C.A.R.: September 2026 sales and price report
- Census Reporter: Geyserville CDP (ACS 2020–2024) and the 2020 Census school district map, Sonoma County
- Permit Sonoma: vacation rentals, 2023 vacation rental rezoning table and fire hazard severity zones; Sonoma County Clerk-Recorder: transfer tax
- CAL FIRE: Kincade Fire and Office of the State Fire Marshal: AB 38 guidance
- eCFR: Alexander Valley and Dry Creek Valley; City of Healdsburg: The Geysers
- SMART: Geyserville station evaluation and Healdsburg extension contract (September 19, 2025)
- MICHELIN Guide: Cyrus (2026) and Sonoma Clean Power: FAQ
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 rules for a specific property with the agency named. Last reviewed October 2026 by Matthew Martinez.
Plan your next move
Share your preferred location, budget, property requirements and timing. We can help organize a focused search, arrange showings or discuss preparing a property for sale.
Local resource: Sonoma County community directory. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.
Inquire about a listing or to schedule a meeting
Matthew Martinez
Local property guides
- Buying in Geyserville: Who Controls the Parcel and Which Services Reach It?
- Geyserville Rural Home Due Diligence: Water Supply, Septic Records and Inspections
- Private Roads and Site Access in Geyserville: Agreements, Maintenance and Practical Checks
- Owning Acreage in Geyserville: A Budget for Infrastructure, Grounds and Insurance
- Valuing a Geyserville Home With Land: Testing Use and Comparable Evidence
