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Glen Ellen CA Real Estate & Homes For Sale

Glen Ellen is an unincorporated village in the middle of Sonoma Valley, so Sonoma County sets rules for permits, vacation rentals and fire inspections. Many homes are served by the Valley of the Moon Water District while rural properties rely on wells, and the former Sonoma Developmental Center is planned for major new housing.

Browse Glen Ellen, CA real estate and homes for sale below, then use this guide to check what matters before you buy or sell.

At a glance
County	Sonoma County
Local government	Unincorporated — Sonoma County (Permit Sonoma)
Water and sewer	Valley of the Moon Water District; private wells on rural properties
Housing	Village homes, rural properties and estates
Hazards to check	Fire Hazard Severity Zones (CAL FIRE maps; Permit Sonoma inspections)
Local rules	County vacation-rental rules and exclusion zone; SDC Specific Plan; no city transfer tax

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

Glen Ellen is an unincorporated village in the middle of Sonoma Valley, in Sonoma County, California, best known as Jack London’s home and the doorstep of the 1,570-acre Jack London State Historic Park. It has no city government, so Sonoma County sets the rules for permits, vacation rentals and fire inspections. Redfin put the August 2026 median sale price for the Glen Ellen ZIP code, 95442, at $1,554,327.

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Glen Ellen homes for sale

Current MLS listings in Glen Ellen appear below. Our property search covers the rest of the valley, including Kenwood and the City of Sonoma.

What are Glen Ellen homes selling for?

Glen Ellen trades at a premium to the county and in very small numbers. The ZIP code’s August 2026 median of $1,554,327 was 14.8% below a year earlier (Redfin), while the Sonoma County median for September 2026 was $875,000 (C.A.R.). ATTOM counts about 1,080 residential properties in Glen Ellen and 22 residential sales over the past year, so a single estate sale can move the median by a wide margin.

Measure	Figure	Period and source
Median sale price, ZIP 95442	$1,554,327 (down 14.8% year over year)	August 2026, Redfin (MLS and public records)
Residential sales	22 in the past year	ATTOM, accessed October 2026
Residential properties	About 1,080	ATTOM, accessed October 2026
Average home size	1,798 square feet	ATTOM, accessed October 2026
Sonoma County median price, for comparison	$875,000 (up 10.1% year over year)	September 2026, C.A.R.

With fewer than two sales a month, comparable sales here are often months old or come from a different kind of property. When we price a Glen Ellen home, we look past the ZIP median to the lot, the water source, the access road and the fire-rebuild history of each comparable.

Living under county rules

Glen Ellen has no city hall. Building permits, septic and well permits, vacation-rental permits and fire inspections all run through Permit Sonoma, the county’s planning and permit agency. That affects a purchase in four practical ways.

Vacation rentals: 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. They aren’t allowed in R1, R2 or R3 zoning, on Williamson Act contract land or in an ADU. In a recent county vacation-rental rezoning review (file ZCE23-0001), staff and the Planning Commission also recommended an exclusion zone for one 22-parcel Glen Ellen neighborhood, so check the county’s vacation rental map for the parcel before counting on rental income.
Transfer tax: only the county’s documentary transfer tax applies, $1.10 per $1,000 of value. There’s no city transfer tax because there’s no city.
Fire safety: 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.
Growth: the Sonoma County General Plan and area plans, not a city growth boundary, decide what can be built. The biggest of those plans is the one for the old Sonoma Developmental Center.

What’s planned at the Sonoma Developmental Center?

The former Sonoma Developmental Center campus in Glen Ellen, in the area known as Eldridge, is the largest planned development in Sonoma Valley. The county’s Specific Plan, approved by the Board of Supervisors on December 16, 2022, sets a base of 620 homes, each capped at 1,800 square feet, and protects 700 acres of open space (Permit Sonoma).

The developer’s application goes further. Eldridge Renewal filed for 990 homes, 200 of them affordable to lower-income households, plus about 130,000 square feet of commercial space and a 150-room hotel. The county deemed the application complete on March 6, 2025, held an environmental-review scoping period in September 2025, and says the draft environmental impact report won’t be ready for release in 2026 (Permit Sonoma).

For a buyer, nothing about the final project is settled yet. If you’re looking at homes near Arnold Drive or the campus, follow the environmental report when it’s released, because it will set out the traffic, water and construction effects.

Water, wells and septic in Glen Ellen

Many Glen Ellen homes are served by the Valley of the Moon Water District, whose 12-square-mile territory runs from Glen Ellen to the City of Sonoma. When the county grand jury reviewed valley water in 2020, it served nearly 25,000 people through 8,700 metered accounts, mostly with Russian River water bought from Sonoma Water and delivered by the Sonoma Aqueduct, backed up by its own wells (Sonoma County Civil Grand Jury). The same report notes that thousands of rural Sonoma Valley properties rely on private wells instead.

On a well property, ask for the well log, a recent flow test and water-quality results, and find out whether the parcel sits over the Sonoma Valley Subbasin, which the state rates medium priority under the Sustainable Groundwater Management Act. Rural well owners there pay a groundwater fee on the property tax bill; in 2023 it was set at $40 per acre-foot, or about $20 a year for a typical home (KRCB), so confirm the current rate with the Sonoma Valley Groundwater Sustainability Agency. For wastewater, the Sonoma Valley County Sanitation District serves an area from Glen Ellen south to Schellville, including the City of Sonoma; homes outside its lines use a septic system permitted by the county. Our guide to wells, septic and rural utilities in Sonoma County lists the inspections to order.

Wildfire history and what to check

Fire is the first due-diligence question in Glen Ellen. The Nuns Fire started on October 9, 2017, on Highway 12 north of Glen Ellen, and counting the fires CAL FIRE grouped with it in the Central LNU Complex, it burned 44,573 acres in Sonoma and Napa counties, destroyed 1,355 structures and killed three people (CAL FIRE).

Look up the zone: find the parcel’s Fire Hazard Severity Zone on CAL FIRE’s map. In a High or Very High zone, California’s AB 38 rule requires the seller to provide defensible-space documentation from a recent inspection, or both sides agree in writing that the buyer will bring the property into compliance within a year of closing.
Rebuilt homes: for a house rebuilt after 2017, ask for the building permits and final inspections, and note the roofing, vents and siding the plans called for.
Insurance: request quotes as soon as your offer is accepted. On rural and hillside parcels, the price and availability of a policy can decide whether the purchase works.

Our wells, septic and rural utilities guide covers the inspections that usually come next.

What kinds of homes and land are in Glen Ellen?

Glen Ellen’s housing is a mix of village homes and rural parcels, with an average home of about 1,798 square feet (ATTOM). The village sits inside the federally defined Sonoma Valley wine region: Glen Ellen’s U.S. Geological Survey map is one of those used to draw the Sonoma Valley American Viticultural Area, established in 1981, and the Moon Mountain District Sonoma County appellation, created in 2013, uses the Glen Ellen and Kenwood maps for a boundary that partly follows the Sonoma-Napa county line.

For vineyard and estate properties, see our Napa and Sonoma luxury real estate guide and our countywide guide to vineyards and wineries for sale in Sonoma County.

Luxury homes and estates in Glen Ellen

Glen Ellen’s estate properties are mostly rural parcels under Sonoma County zoning, because it is an unincorporated Sonoma Valley community. The county code sets agricultural districts (LIA, LEA and DA), Resources and Rural Development (RRD), Timberland Production (TP) and the Agriculture and Residential (AR) and Rural Residential (RR) districts, and combining districts such as SR (Scenic Resources), VOH (Valley Oak Habitat), RC (Riparian Corridor), G (Geologic Hazard Area) and HD (Historic) can add review (Permit Sonoma: county zones). The numbers in a zoning designation relate to density and minimum acreage, so read the full designation on Permit Sonoma’s Parcel Search, which also flags groundwater availability and Williamson Act contracts.

Hillside and view properties above the valley floor are covered in our guide to Sonoma Mountain and Diamond A. For any high-value Glen Ellen purchase, the due diligence that matters most:

Fire rebuilds and insurance. For homes rebuilt after 2017, the permits and finals; then early quotes. See insuring a high-value home, the California FAIR Plan and home hardening.
Wells and septic on acreage. Well logs, flow tests and septic permits; our Glen Ellen rural water and wastewater guide lists what to request.
Roads and easements. Shared-drive maintenance agreements; see private roads and site access in Glen Ellen.
Williamson Act and vineyard permits. Review the recorded contract, restrictions and any nonrenewal status with the county before purchase (California Department of Conservation); see our Williamson Act guide.
Guest houses and outbuildings. Confirm each was permitted; our guide to homes with guest houses explains why it matters.

Owners of estate homes often prefer a quiet sale. Ask Diamond Real Estate Group which permitted private-marketing options fit your property, goals and the applicable MLS rules. Availability of any particular listing is not guaranteed. Related reading: private and off-market sales. See also Sonoma County luxury homes. We can’t promise that any particular property will be available.

Types of property for sale in Glen Ellen

Village homes on residential lots, many on Valley of the Moon Water District service. New vacation rentals aren’t allowed in R1, R2 or R3 zoning (Permit Sonoma: vacation rentals).
Rural homes and acreage in agricultural, resource or rural-residential zoning, often on wells and septic.
Vineyard parcels in the Sonoma Valley, Sonoma Mountain and Moon Mountain District appellations; see Sonoma County vineyards for sale.
Proposed redevelopment at the former Sonoma Developmental Center requires a current-status check. The county’s August 2025 Notice of Preparation describes a new environmental-review process; a past approval or proposed construction schedule is not a promise of homes available for sale. For other projects, see Sonoma County new construction homes.
Land and building sites: see Sonoma County land for sale and our land, lots and ADUs guide.

Glen Ellen property tax, records and permits

Assessed value and maps: the Sonoma County Assessor’s parcel search, plus ActiveMap, the county’s GIS map with zoning, floodplain and geologic hazard layers for unincorporated land (County of Sonoma).
Tax bills: the county Tax Collector. The first installment generally becomes delinquent after December 10 and the second after April 10, subject to applicable holiday/weekend rules and the actual bill (Revenue and Taxation Code §2617, §2618), and a reassessable purchase may produce a separate supplemental tax bill or refund (County of Sonoma).
Deeds and transfer tax: the Clerk-Recorder.
Building, well, septic, zoning and fire inspections: Permit Sonoma.

Rates, exemptions and appeal dates are in our Sonoma County property tax guide, and who controls a Glen Ellen parcel explains which agency serves an address.

Glen Ellen real estate: questions people ask

How do I choose a real estate agent in Glen Ellen?

Verify the license on the California Department of Real Estate lookup, then ask how the agent handles fire-rebuild permits, wells and septic, and the county’s vacation-rental map. Diamond’s broker, Matthew Martinez (DRE #01869679), works with Sonoma Valley buyers and sellers and can pull those records before you offer.

Is Glen Ellen in Sonoma County or Napa County?

Sonoma County. Glen Ellen is an unincorporated community in Sonoma Valley, so Sonoma County’s Permit Sonoma, Assessor and Tax Collector handle its permits, values and bills.

Are Glen Ellen homes sold off-market?

Some owners sell privately. Ask Diamond Real Estate Group which permitted private-marketing options fit your property, goals and the applicable MLS rules. Availability of any particular listing is not guaranteed. Share your criteria through our Sonoma County buying page.

Who handles building permits in Glen Ellen?

Permit Sonoma, the county’s planning and permit agency, because Glen Ellen is unincorporated. It issues building, well, septic, zoning and vacation-rental permits and holds the permit history for each parcel. Ask it for the file on any addition, deck, garage conversion or second unit before you remove contingencies, and compare what was permitted with what you see.

How do I check a Glen Ellen parcel’s zoning?

Enter the address or parcel number in Permit Sonoma’s Parcel Search. It shows the zoning designation, groundwater availability and Williamson Act status; the county’s ActiveMap adds floodplain and geologic hazard layers. Read every letter of the designation, since combining districts such as F2 or X change what you can do.

Sources for this section

Permit Sonoma: County zones (non-coastal) — https://permitsonoma.org/zoningcodes/countyzones(non-cc)
Permit Sonoma: Parcel Search — https://parcelsearch.permitsonoma.org/
County of Sonoma: Search Assessor’s parcel information — https://sonomacounty.gov/administrative-support-and-fiscal-services/clerk-recorder-assessor/assessor/real-property/search-parcel-info
California Department of Conservation: Williamson Act — https://www.conservation.ca.gov/dlrp/wa
Permit Sonoma: Vacation rentals — https://permitsonoma.org/vacationrentals
County of Sonoma: August 2025 Notice of Preparation for renewed Sonoma Developmental Center environmental review — https://files.ceqanet.lci.ca.gov/322363-1/attachment/7biXwKInLdGHn9ujUtg2d2XhCoYfKaGnHxvLIQrYDFH4ZXrvUDHfewJGemCzeVQHMvG5bY_gdMMW8KGG0
California Revenue and Taxation Code §2617 and §2618 — https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC&sectionNum=2617
County of Sonoma: Supplemental property taxes — https://sonomacounty.gov/acttc-supplemental-property-taxes
County of Sonoma: Clerk-Recorder — https://sonomacounty.gov/administrative-support-and-fiscal-services/clerk-recorder-assessor/clerk-recorder
California DRE: Public license lookup — https://www2.dre.ca.gov/PublicASP/pplinfo.asp

Getting around from Glen Ellen

Glen Ellen sits between the City of Sonoma and Kenwood, and its main roads are Arnold Drive and Highway 12. Sonoma County Transit Route 30 stops at Arnold Drive and London Ranch Road and at the Sonoma Developmental Center, on its way between Sonoma Plaza and Santa Rosa (Sonoma County Transit). There’s no SMART train service in Sonoma Valley.

Parks and daily life

Jack London State Historic Park, at 2400 London Ranch Road, covers about 1,570 acres with more than 29 miles of trails on Sonoma Mountain. It preserves London’s Beauty Ranch, which he bought between 1905 and 1913, the stone ruins of Wolf House, which burned in 1913, and the House of Happy Walls museum. It’s run by Jack London Park Partners, the first nonprofit to take on the management of a California state park.

Sonoma Valley Regional Park: next to the village, with its main lot off Highway 12, the paved Valley of the Moon Trail and the fenced Elizabeth Perrone Dog Park. Parking is $7, or free for Regional Parks members.
Schools: public schools are part of the Sonoma Valley Unified School District. Confirm the assigned schools for a specific address with the district.
Services: the City of Sonoma, to the south, has the Plaza and Sonoma Valley Hospital.

How does Glen Ellen compare with its neighbors?

Area	Government	What stands out
Glen Ellen	Unincorporated, Sonoma County	Jack London State Historic Park; the SDC plan; ZIP 95442 median $1,554,327 (August 2026, Redfin)
Sonoma	Incorporated city	City water and sewer; no new vacation rentals since 2018; urban growth boundary to 2040
Kenwood	Unincorporated, Sonoma County	Farther up Highway 12; Route 30 stops at Highway 12 and Greene Street; part of the Moon Mountain District map area
Santa Rosa	Incorporated city	Route 30’s northern end; SMART train stations; a $2.00 per $1,000 city transfer tax on top of the county’s

How Diamond Real Estate Group helps Glen Ellen buyers

Rural Sonoma Valley property takes more homework than a city lot. Confirm the water source and the septic permit, look up the fire zone and any rebuild permits, check the county’s vacation-rental map if income matters, and read the comparable sales for what they actually were: lot size, access and condition, not just price.

Licensed agents who serve Glen Ellen: a disclosed list with each DRE license linked.
Sonoma Mountain and Diamond A: hillside property above the valley.
Vacation rental rules in Sonoma County: permits, zones and exclusion areas.
Ranch, horse and acreage property in Sonoma County.

For the whole county, see our Sonoma County real estate guide and how we help buyers.

Selling a home in Glen Ellen

Glen Ellen permits, from fire rebuilds to septic repairs, are filed with Permit Sonoma because the village has no city government. Gather the finals for any work done since 2017 before listing, since buyers here routinely ask for them. The Sonoma County seller guide covers the disclosures every county sale shares.

Transfer tax

The county’s documentary transfer tax is $0.55 per $500, figured on the price minus any assumed loan, and there is no city tax on top. For a $1,550,000 sale the county collects $1,705. Sellers customarily pay it in Diamond’s North Bay markets, although the contract can split it. Read more in our transfer tax explainer.

The sewer lateral ordinance

If your home is on sewer through the Sonoma Valley County Sanitation District, its private lateral ordinance likely applies. Owners of properties 30 years or older must have the lateral inspected and repaired if needed. The trigger is age, not a sale, but a buyer will want to know where your home stands.

The district offers a free video inspection and smoke test. An owner who declines must notify it and may later pay for a NASSCO LACP-compliant video at their own cost.
A rating of 1 to 3 is not failing and earns a letter of compliance; include that letter in your disclosures.
A rating of 4 or 5 is failing, and the owner has one calendar year to repair it with a qualified contractor.

Homes on septic instead should have the permit and service records ready. Systems with supplemental treatment need an operating permit renewed each June.

Fire zone and other required items

The Sonoma Valley Fire District schedules AB 38 inspections online, with a fee. In a High or Very High zone, the documentation must date from the six months before the contract, unless the buyer signs to complete compliance within a year of closing (Civil Code 1102.19). Our AB 38 page explains the options. Also prepare the Civil Code 1101.4 plumbing fixture notice, your smoke alarm statement and the water heater bracing certification.

Glen Ellen’s median moves with each estate sale, so price from lot, water and rebuild history; a Glen Ellen home valuation is the place to start.

Sources for this section: County of Sonoma Clerk-Recorder: Documentary transfer tax; Sonoma Water: Sonoma Valley County Sanitation District lateral inspections; Sonoma Water: Private sewer laterals; Sonoma Valley Fire District: Real estate disclosure (AB 38); Justia: California Civil Code section 1102.19; Permit Sonoma: Operational Permit and Monitoring Program; California Public Law: Civil Code section 1101.4; California Public Law: Health and Safety Code section 13113.8; California Public Law: Health and Safety Code section 19211.

Glen Ellen buyer FAQs

Is Glen Ellen part of the City of Sonoma?

No. Glen Ellen is unincorporated, so Sonoma County handles its planning, permits and vacation-rental rules. The City of Sonoma’s rules, including its ban on new vacation rentals, don’t apply.

Can I rent a Glen Ellen home to visitors?

Only with county approval and only where the zoning allows it. You need a county permit, a certified property manager, a license and a tax number, and some neighborhoods are excluded or capped. Check the parcel against Permit Sonoma’s vacation rental map before you buy. Our guide to vacation rental rules in Sonoma County explains the process.

What is being built at the Sonoma Developmental Center?

Nothing yet. The 2022 Specific Plan sets a base of 620 homes, and the developer has applied for 990 homes, a 150-room hotel and commercial space. The county says the draft environmental report won’t be released in 2026.

Do Glen Ellen homes have public water?

Many do, through the Valley of the Moon Water District. Rural parcels often rely on private wells, so confirm the source for each address.

What should I ask about a home rebuilt after the 2017 fires?

Ask for the building permits, final inspections and any engineering reports, and get an insurance quote early. The Nuns Fire and the fires CAL FIRE grouped with it destroyed 1,355 structures across Sonoma and Napa counties, so rebuilt homes are part of the Glen Ellen market.

What’s the typical sale price in Glen Ellen?

Redfin’s median sale price for the Glen Ellen ZIP code, 95442, was $1,554,327 in August 2026, 14.8% lower than a year before. The Redfin ZIP-code median and ATTOM’s separately reported annual count describe different datasets. That annual count is not the verified sample size behind Redfin’s median. For context, Sonoma County’s September 2026 median was $875,000 (C.A.R.).

Which school district serves Glen Ellen?

Glen Ellen is in the Sonoma Valley Unified School District. In April 2023 the district’s board voted unanimously to end the use of Dunbar Elementary, its Glen Ellen campus, as an elementary school because of falling enrollment, and offered its students transfers to other district schools (Sonoma Index-Tribune). Ask the district which schools serve the address you’re considering.

Can I get around Glen Ellen without a car?

Partly. Sonoma County Transit Route 30 stops at Arnold Drive and London Ranch Road; on the weekday timetable we checked in October 2026, the first bus toward Santa Rosa left there at 6:46 a.m. and reached the downtown Transit Mall at 7:31, and the ride south to Sonoma Plaza took about half an hour. The limited-stop Route 30X skips Glen Ellen, and SMART trains don’t run in Sonoma Valley, so a car remains the practical choice for most trips.

Which fire district covers Glen Ellen?

The Sonoma Valley Fire District covers Glen Ellen. It was formed on July 1, 2020, when the Glen Ellen and Valley of the Moon fire districts consolidated, together with the Mayacamas Volunteer Fire Company’s service area, and it spans about 74 square miles, including the City of Sonoma, from four career-staffed and four volunteer stations. The district notes that defensible-space rules under Sonoma County Code Chapter 13A are enforceable year-round, not only in fire season.

What hazard disclosures will I get on a Glen Ellen home?

California sellers provide a Natural Hazard Disclosure Statement showing whether the property lies in any of six mapped areas: a FEMA special flood hazard area, a dam-failure inundation area, a High or Very High Fire Hazard Severity Zone, a wildland area with substantial forest fire risk, an earthquake fault zone or a seismic hazard zone (Civil Code §1103.2). In Glen Ellen, read the fire-zone entries first and match them to CAL FIRE’s map. The statement reports map designations only, so it doesn’t replace an inspection, the permit history or an insurance quote.

Which wine appellations include Glen Ellen?

Glen Ellen’s U.S. Geological Survey map is one of those that define the Sonoma Valley (1981) and Moon Mountain District Sonoma County (2013) appellations, and with the Kenwood map it defines Sonoma Mountain, added in 1985, whose lower boundary follows the 400-foot contour (27 CFR §9.102). Sonoma County Winegrowers counts about 5,565 vineyard acres in the Sonoma Valley AVA, 1,500 in Moon Mountain District and 667 in Sonoma Mountain. Confirm a parcel’s appellation from the boundary descriptions rather than from the listing.

Can I plant a vineyard on a Glen Ellen property?

You’ll need county approval first. New plantings and replants must meet Sonoma County’s Vineyard and Orchard Site Development Ordinance (often called VESCO), and the permit must be approved before any work begins (Sonoma County Agriculture/Weights & Measures). Sites in critical habitat for the California tiger salamander or California red-legged frog also need a biological assessment. If a listing already has vines, ask whether they were planted under that permit.

Can I buy into a fractionally owned home in Glen Ellen?

The county hasn’t banned fractional ownership, but it limits how those homes are used. On April 24, 2023, the Board of Supervisors defined short-term use of a fractionally owned home in the unincorporated county as timeshare use, allowed only in the recreation and visitor-serving (K) zoning district (Permit Sonoma). Check the parcel’s zoning before you commit, and see our guide to Pacaso and co-ownership.

Sources and notes

Redfin: ZIP 95442 housing market (August 2026) and ATTOM: Glen Ellen property data (accessed October 2026)
C.A.R.: September 2026 home sales and price report
Permit Sonoma: vacation rentals, 2023 vacation rental rezone table, fire hazard severity zones, SDC Specific Plan approval and SDC project
Sonoma County Clerk-Recorder: documentary transfer tax
Sonoma County Civil Grand Jury: Sonoma Valley regional water resources (2020), DWR: Sonoma Valley Subbasin and KRCB: groundwater plan approval (2023)
CAL FIRE: Nuns Fire / Central LNU Complex and Office of the State Fire Marshal: AB 38 guidance
27 CFR §9.29 (Sonoma Valley AVA) and 27 CFR §9.231 (Moon Mountain District Sonoma County)
For the FAQs: Sonoma Valley Fire District: district overview and defensible-space requirements, Sonoma County Winegrowers: vineyard acres by AVA (updated April 2026) and City of Sonoma: vacation rentals
Jack London Park Partners: park fact sheet, Sonoma Valley Regional Park listing and Statistical Atlas: ZIP 95442

Figures carry their dates where they appear. This is general information, not legal, tax or insurance advice; confirm the rules for a specific property with the agency named.

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For Sonoma Valley vineyard context in a property search around Glen Ellen, CA Real Estate & Homes for Sale, read Sonoma County vineyard and AVA guide.