Lake County, CA Homes for Sale & Real Estate
Lake County wraps around Clear Lake, north of Napa County and east of Mendocino and Sonoma. In September 2026 the California Association of REALTORS® (C.A.R.) reported a median price of $390,000 for existing single-family homes in the county, up 9.4% from $356,500 a year earlier. The county has two incorporated cities, Lakeport, the county seat on the west shore, and Clearlake on the south shore. Most of the county, including Kelseyville, Lower Lake, Middletown, Hidden Valley Lake, Cobb and the north-shore towns, is unincorporated, so the county is the planning authority there.
What decides value here is less the house than the setting around it. A lakefront lot comes with shoreline permits and lake-level questions. A hillside home in Cobb or Middletown comes with fire history and insurance questions. Many rural parcels depend on a small water district, a mutual water company, a well or a septic system. This guide covers prices, towns, taxes, Clear Lake rules, rentals, hazards and services, and what sellers should prepare. Treat it as general information rather than legal or tax advice, and have a California real estate attorney or tax adviser review the details of any purchase or sale you’re planning.
Lake County homes for sale
Use our property search and buyer services to explore available homes, or tell us which Lake County communities you want to compare.
Lake County market context
The dated public figures below describe the county market. A neighborhood or property comparison requires its own relevant sales.
Lake County prices and housing figures
| Item | Value | Source and date |
|---|---|---|
| Median price, existing single-family homes | $390,000 ($356,500 a year earlier) | September 2026, C.A.R. |
| Median the month before | $312,500 | August 2026, C.A.R. |
| Change in sales from a year earlier | Down 3.6% | September 2026, C.A.R. |
| Median value, owner-occupied homes | $324,300 | 2020–2024, Census ACS |
| Median monthly owner costs with a mortgage | $1,952 | 2020–2024, Census ACS |
| Median monthly owner costs without a mortgage | $680 | 2020–2024, Census ACS |
| Median gross rent | $1,368 a month | 2020–2024, Census ACS |
| Owner-occupied share of homes | 72.2% | 2020–2024, Census ACS |
| Housing units | 34,880 | July 1, 2025 estimate, Census |
| Residential building permits | 85 | 2025, Census |
| Population | 67,772 | July 1, 2025 estimate, Census |
| Mean travel time to work | 32.4 minutes | 2020–2024, Census ACS |
| Land area | 1,256.55 square miles | 2020, Census |
Read the monthly medians with care. Lake County has a small number of sales each month, so the median can swing sharply: it jumped from $312,500 in August to $390,000 in September. The year-over-year change is a steadier guide. Two other figures stand out. The county issued only 85 residential building permits in 2025, so buyers here are mostly choosing among existing homes, many of them older. And the Census counts 34,880 housing units for about 67,800 residents, a high ratio that often reflects second homes and seasonal cabins around the lake. C.A.R. put the average 30-year fixed rate at 6.86% for September 2026.
How Lake County compares
| County or area | Median, September 2026 (C.A.R.) | Price, year over year | Sales, year over year |
|---|---|---|---|
| Lake County | $390,000 | +9.4% | −3.6% |
| Mendocino County | $480,000 | +1.4% | 0.0% |
| Napa County | $918,000 | +2.0% | −16.0% |
| Sonoma County | $875,000 | +10.1% | −3.4% |
| Yolo County | $634,500 | +1.0% | −22.0% |
| California | $899,720 | +1.7% | −6.5% |
By our arithmetic, Lake County’s median sat about $528,000 below Napa County’s and about $510,000 below the statewide figure. That gap is why many buyers from Napa, Sonoma and the Bay Area look here for a lake home, a retirement home or a weekend place. Buyers comparing neighbors can start with our Napa County guide, our Sonoma County guide and our Mendocino County guide.
Lake County towns and communities
Think of the county as a ring of communities around Clear Lake, plus the southern valleys toward Napa County and the forested slopes of Cobb Mountain. A Clearlake or Lakeport mailing address does not prove a parcel is inside a city, so check the jurisdiction on the parcel record.
| Area | Jurisdiction | Setting and what to check |
|---|---|---|
| Lakeport | City; county seat | West-shore city with its own water and sewer service; older homes near downtown and the lakefront park; check flood exposure on low lots |
| Clearlake | City | South-shore city; water comes from several providers depending on the neighborhood; check the city’s rental registration rules if you plan to rent |
| North Lakeport, Upper Lake, Nice, Lucerne | Unincorporated | North-shore towns and lakefront strips along Highway 20; county sewer district service in many areas; shoreline permits for docks |
| Clearlake Oaks | Unincorporated | East-shore community on the Oaks Arm of the lake; check lake-level history and water-quality advisories |
| Kelseyville, Soda Bay, Clear Lake Riviera | Unincorporated | Orchard and vineyard country around Mount Konocti, plus hillside subdivisions with lake views; county water and sewer in some areas |
| Lower Lake | Unincorporated | Small town south of Clearlake; check fire history, since the 2016 Clayton Fire burned nearby |
| Middletown and Hidden Valley Lake | Unincorporated | South county toward Napa; Hidden Valley Lake is a large planned subdivision with its own community services district; check fire history and HOA rules |
| Cobb | Unincorporated | Forested Cobb Mountain area near The Geysers geothermal field; snow, access and the 2015 Valley Fire history drive the checks |
Lakeport and the west shore
Lakeport is the county’s government center and its more traditional small-town market, with older homes near downtown and lakefront parcels along the shore. The city runs its own water and sewer, which simplifies service questions inside city limits. North Lakeport, just outside the city, is unincorporated and served by county districts, so two homes a mile apart can have different providers, permits and rules.
Clearlake and the south shore
Clearlake is the larger of the two cities. Housing ranges from older cabins and manufactured homes to newer infill houses. Water service here is split among Golden State Water, Konocti County Water District and Highlands Mutual Water, depending on the neighborhood, so confirm the provider before you estimate monthly costs.
Kelseyville and wine country
Around Kelseyville and the slopes of Mount Konocti, the county’s wine and orchard country meets hillside view subdivisions such as Clear Lake Riviera. Buyers here weigh vineyard and acreage questions along with views, road access and fire exposure. See the wine and farmland section below.
Middletown, Hidden Valley Lake and Cobb
The south end of the county is the closest to Napa County and the Bay Area. Hidden Valley Lake, in Coyote Valley, is a large planned community whose community services district provides water to more than 2,500 homes and sewer to nearly 1,500 connections. Middletown and Cobb were hit hard by the 2015 Valley Fire, so many homes there are rebuilds, and permit, insurance and defensible space records matter more than usual.
Cities and communities in Lake County
The full county directory below links to the published Lake County city and community guides.
Taxes and closing costs in Lake County
The June 2026 Chicago Title customary-practices guide lists Lake County documentary transfer tax at $1.10 per $1,000 and does not list a separate Clearlake or Lakeport city rate. This is a title-company reference rather than the tax authority’s calculation for a particular deed; confirm taxable value, exemptions and any city treatment in the closing estimate. An illustrative $390,000 taxable transfer at $1.10 per $1,000 produces $429, before any other applicable closing charges.
Who pays what is local custom, not law. Chicago Title’s 2026 guide shows the buyer customarily paying the escrow fee and the owner’s title policy in Lake County, and the seller paying the county transfer tax. That differs from much of the Bay Area, so read our guide on who pays closing costs in California and write the split into the contract. Our California transfer tax guide compares rates across counties.
Property tax and loan limits
Proposition 13 sets the base tax at 1% of assessed value plus voter-approved debt, so local bonds, district charges and special assessments are what make two similar homes cost different amounts to own. Read the actual tax bill for the parcel. For 2026, FHFA’s county-listed conforming loan limit of $832,750 for a one-unit home applies in Lake County, a loan classification limit rather than a property valuation.
Living on Clear Lake: lake levels, shoreline permits and boats
Clear Lake is the reason many people buy here, and it brings its own set of rules. Lake level is measured on the Rumsey gauge. Local reporting puts flood stage at 9 feet Rumsey, and the lake has reached it in wet years: in February 2019 it rose to 9.28 feet and flooded parts of Lakeport’s Library Park and nearby roads, and in 2017 it also rose above flood stage before receding in March. The county’s flood management page also notes flooding in 1998. Winter lake levels are managed under a court decree that sets targets rising to 7.56 feet Rumsey by March 15.
For a low-lying lakefront home, ask for the seller’s history of high water, any flood claims, and the elevation of the lot and the finished floor, and get a flood insurance quote early. Our guide to flood zones explains how to read the FEMA maps.
Docks, piers and seawalls
Under the county’s shoreline rules, any fill, retaining wall, pier, float, boat lift, dock or other construction lakeward of the high water mark needs a lakebed encroachment permit, and that permit must be issued before you apply for a building permit. A structure that extends lakeward of the low water mark also needs an encroachment lease. Retaining walls over four feet tall need engineering. Clearing vegetation between the high water mark and the water’s edge needs state wildlife agency approval, and removing aquatic plants needs a separate permit. When you buy a lakefront home, ask for the permit and lease records for every dock, lift and wall, not just the house.
Boats and invasive mussels
Every boat launched in Lake County needs a current Lake County mussel sticker, which costs $20, in addition to its DMV registration. Trailered boats must be screened, and screened again after any trip outside the county. The county lists exemptions including nonmotorized canoes and kayaks and nonmotorized sailboats eight feet or less in length. Confirm the current screening and launch procedure with the county program before bringing a boat to the lake.
Water quality
Clear Lake recreation and shoreline use can be affected by harmful algal blooms. Check the Water Boards’ HAB reports map and local notices for the location and date of use. Reports can change, and the map is not a guarantee of real-time safety or a drinking-water clearance. A property using a lake intake also needs its own water-system review.
Short-term rentals and renting out a Lake County home
Rules depend on jurisdiction. The county’s July 6, 2026 notice describes an ad hoc committee developing short-term rental regulations for unincorporated Lake County. That notice establishes a drafting process, not a transferable rental entitlement or proof that an ordinance has since been adopted. Confirm the current planning determination for the address before including vacation-rental income in an offer.
In the City of Clearlake, vacation-rental planning permission and rental-housing registration are separate questions. The city’s Rental Housing Unit Program covers qualifying short- and long-term rentals, with stated exemptions, and became effective October 18, 2025. City agendas also show vacation-rental zoning amendments introduced in 2026; verify the adopted rules and the property’s permit rather than relying on an older zone summary. Lakeport is a separate city jurisdiction with its own planning review.
For long-term rentals, state law applies. Under the Tenant Protection Act, Lake County falls in the Attorney General’s “all other counties” row, where the cap is 8.6% for rent increases that start between August 1, 2026 and July 31, 2027, for covered units. Whether a home is covered depends on its age, ownership and the notices given; see our guide to AB 1482 for landlords.
Wildfire, insurance and natural hazards
Fire is the hazard that shapes Lake County ownership most. The 2015 Valley Fire burned 76,067 acres around Cobb and Middletown and destroyed 1,958 structures, including 1,280 homes. The 2016 Clayton Fire, south of Lower Lake, destroyed about 300 structures, including 189 single-family homes. In 2018 the Mendocino Complex burned into the county, and the 2020 LNU Lightning Complex also reached into Lake County.
The state redrew its fire hazard maps recently: the rural (State Responsibility Area) map has applied since April 1, 2024, and city maps followed in phases in early 2025. An older disclosure may show the wrong zone, so look up the current one. Our guide to Fire Hazard Severity Zones explains how to read them. For applicable transfers in High and Very High zones, sellers should confirm the required defensible-space documentation or compliance agreement, covered in our AB 38 defensible space guide.
Insurance can decide whether a purchase works. Get quotes early in escrow, and if regular carriers decline, our guide to the California FAIR Plan for homebuyers explains the fallback and the gaps it leaves. For a rebuilt home, ask for the final building permit and certificate of occupancy. PG&E serves the county, and parts of it have been included in past Public Safety Power Shutoffs, so ask about backup power if you need it for a well pump or medical equipment.
Water, sewer and septic
Service in Lake County is a patchwork. Lakeport runs its own water and sewer. In Clearlake, water comes from Golden State Water, Konocti County Water District or Highlands Mutual Water depending on the neighborhood. Lake County Special Districts operates several wastewater systems, including regional systems that serve the north shore and the Clearlake area, and separately managed water systems. Hidden Valley Lake has its own community services district. Outside those systems, many homes rely on private wells, small mutual water companies and septic systems.
- Water provider: confirm who serves the parcel and get recent bills; for a mutual water company, ask for its bylaws, budget, reserves and any planned assessments.
- Well: ask for a yield test and water quality results, and the well permit record from county Environmental Health.
- Septic: get a pump-and-inspect report and the county permit record for the tank and leach field; an undersized or failing system can limit additions and bedrooms.
Diamond may refer you to partners we work with; you’re free to choose any provider.
Wine, farmland and cannabis
Nine locally named American Viticultural Areas cover Lake County land within the wider North Coast region: Clear Lake, Red Hills Lake County, Big Valley District-Lake County, Kelsey Bench-Lake County, High Valley, Guenoc Valley, Benmore Valley, Upper Lake Valley and Long Valley-Lake County, with Upper Lake Valley effective in 2022 and Long Valley–Lake County effective in 2023. Vineyard land around Kelseyville and the Red Hills is a market of its own, priced on planted acres, water and grape contracts as much as the house. Our Lake County vineyard and AVA guide covers each appellation, crush prices, zoning and water, and our vineyard and winery property guides cover the due diligence.
Before buying acreage, confirm the zoning, the minimum lot size for any split, and whether the land is under a Williamson Act contract, which keeps it in agricultural use in exchange for a lower assessment and stays with the land after a sale. The county Assessor reviews contracted land each year. Commercial cannabis cultivation needs a county use permit and environmental review, a process the county says can take up to 24 months, and no cultivation is allowed until all state licenses are in hand. A past cannabis permit on a parcel does not transfer automatically to a new owner’s plans, so ask the county.
Selling a home in Lake County
Many Lake County buyers come from outside the county, so a seller’s file should answer the questions they can’t easily answer from a distance:
- Insurance: the fire hazard zone, a defensible space inspection where required, and a current insurance quote buyers can rely on.
- Water and sewer: the provider and recent bills, or well and septic reports, and mutual water company documents where they apply.
- Lake items: permits and leases for docks, lifts and seawalls, the high-water history and any flood claims.
- Permits: final permits for rebuilds, additions and manufactured home installations.
- Pricing: comparable sales from the same shore or community and the same type of property; a Lake County home valuation is a good place to start.
Discuss pricing, preparation and the appropriate marketing approach with Diamond. Any private marketing plan must follow the seller’s written instructions and applicable brokerage and MLS requirements.
Cities and communities in Lake County
Explore the local guides by city, town or community. City-area groups may include nearby unincorporated areas; each guide explains its geographic scope.
- Clearlake
- Clearlake Oaks
- Cobb
- Hidden Valley Lake
- Kelseyville
- Lakeport
- Lower Lake
- Lucerne
- Middletown
- Upper Lake
Lake County home valuation · Lake County wine regions · Vineyards and wineries
Questions people ask
What is the median home price in Lake County?
C.A.R. reported $390,000 for existing single-family homes in September 2026, up 9.4% from $356,500 a year earlier. The August median was $312,500, which shows how much a small monthly sample can swing. Price a specific home from comparable sales nearby, not the county median.
Which cities are in Lake County?
Two: Lakeport, the county seat, and Clearlake. Kelseyville, Lower Lake, Middletown, Hidden Valley Lake, Cobb, Lucerne, Nice, Clearlake Oaks and Upper Lake are unincorporated, so the county handles planning and permits there.
Is Hidden Valley Lake a city?
No. Hidden Valley Lake is an unincorporated planned community in Coyote Valley near Middletown. Its community services district provides water and sewer, and the county handles planning and building permits.
Does Lake County have a city transfer tax?
Chicago Title’s 2026 guide lists no city transfer tax in Clearlake or Lakeport. A sale pays the county documentary transfer tax of $1.10 per $1,000 of value, which the seller customarily pays, though it is negotiable.
Who pays escrow and title fees in Lake County?
By local custom in Chicago Title’s 2026 guide, the buyer pays the escrow fee and the owner’s title policy in Lake County. Custom is not law, so the purchase contract should say who pays.
Do I need a permit to build a dock on Clear Lake?
Yes. Docks, piers, floats, boat lifts, fills and retaining walls lakeward of the high water mark need a county lakebed encroachment permit before a building permit, and structures beyond the low water mark also need an encroachment lease.
What is flood stage on Clear Lake?
Local reporting puts flood stage at 9 feet on the Rumsey gauge. The lake topped it in 2017 and in February 2019, when it reached 9.28 feet. Ask about a lakefront home’s high-water history and get a flood insurance quote.
Do boats need a special sticker in Lake County?
The county requires a current $20 Lake County mussel sticker for covered vessels in addition to the DMV sticker, and screening for trailered watercraft. Its exemptions include nonmotorized canoes, kayaks and sailboats eight feet or less in length. Re-screening is required after outside-county use; check the program’s current procedure.
Can I rent out a Lake County home short-term?
Confirm the jurisdiction and current permit rules. The county’s July 2026 notice describes ordinance development in unincorporated areas; it does not establish permission for a particular home. Clearlake has separate vacation-rental planning requirements and a rental registration program. Verify the address’s eligibility before relying on rental income.
Is Lake County in a high fire hazard zone?
Large parts of the county are rated High or Very High, and the county has a long fire history, including the 2015 Valley Fire. Check the current state maps for the parcel, since the State Responsibility Area map changed April 1, 2024, and get insurance quotes early.
Is Clear Lake water safe for swimming?
Check current advisories for the specific place and date. Harmful algal blooms can make water contact unsafe; a past advisory or a clear-looking shoreline does not establish present safety. Use the state Harmful Algal Blooms Portal and current county notices before swimming or allowing pets into the water.
What is the conforming loan limit in Lake County?
For 2026, FHFA’s baseline limit of $832,750 for a one-unit home applies in Lake County. Limits for two- to four-unit properties are higher.
Does Lake County have rent control?
For units covered by the state Tenant Protection Act, the Attorney General’s “All Other Counties” chart lists an 8.6% maximum for increases effective August 1, 2026 through July 31, 2027. Coverage, exemptions, mobilehome rules and any applicable local protections must be checked separately; the state chart is not a universal cap for every rental.
Diamond serves Lake County alongside Napa, Sonoma, Mendocino and the rest of the Bay Area, so we can help a Bay Area buyer compare a move to the lake, or a Lake County owner sell and buy elsewhere. Tell us what you’re looking for on our buyer services page, and we can discuss the search and the relevant fire, water and shoreline questions.
Sources & notes
- C.A.R. September 2026 county sales and price report
- U.S. Census QuickFacts Lake County
- FHFA 2026 conforming loan limits, all counties
- Lake County shoreline construction requirements
- Lake County invasive mussel prevention
- Lake County July6,2026 short-term rental ordinance committee notice
- Clearlake Rental Housing Unit Program
- Clearlake August6,2026 council agenda / proposed vacation rental amendment
- Lake County consumer confidence reports
- Lake County Environmental Health land development
- eCFR27CFR9.286UpperLakeValley
- TTB LongValley–LakeCounty establishment
- State Fire Marshal Fire Hazard Severity Zones
- Chicago Title June2026 customary practices guide
- CAL FIRE Valley Fire2015
- Lake County hazard-plan fire history
- CAL FIRE Clayton Fire2016
- Lake County Clear Lake winter operating levels
- City of Clearlake water providers
- Hidden Valley Lake CSD: Who We Are
- California Water Boards HAB reports map
- Lake County Community Development cannabis FAQ
Lake-level history cited above is historical reporting, while shoreline permit and operating-level requirements come from county sources. Short-term rental ordinance development is described by the county’s own July 2026 notice; no later adoption is asserted. Figures for the housing market and Census retain their original periods.
Sources checked October 29, 2026. Market figures retain their stated observation periods; no individual property or permit file was inspected for this guide.
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