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Silverado, Napa: Homes Around the Silverado Resort

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

Silverado is the residential area around the Silverado Resort and its two golf courses on Atlas Peak Road in east Napa, and despite its Napa mailing addresses it lies outside the City of Napa, in unincorporated Napa County. That means county planning and permits, the county’s ban on short-term rentals (with a narrow exception the county has described for some designated Silverado Country Club rentals), and only the county’s documentary transfer tax. Most of the area gets its water from the City of Napa, even though it isn’t in the city.

Buyers come to Silverado for golf-course condos and cottages, single-family homes along the fairways and larger hillside homes in the oak country above them, many as second homes. The questions that matter most are which association a home belongs to, what its rules say about renting, how the 2017 Atlas Fire and current fire maps affect insurance, and which utilities serve the address. For the city next door, see our Napa homes and neighborhoods guide.

Silverado homes for sale

Silverado market report

Where Silverado is, and who governs it

The resort’s address is 1600 Atlas Peak Road, northeast of downtown Napa, between the Silverado Trail and the hills that rise toward Atlas Peak. Coombsville, another unincorporated east-side area, lies to the south; our Coombsville guide covers its separate water rules.

Topic	In Silverado (unincorporated county)	Inside the City of Napa
Zoning, building permits	Napa County Planning, Building & Environmental Services	City of Napa
Rentals under 30 days	Generally prohibited (County Code 18.104.410), with limited exceptions	City of Napa’s own vacation-rental permit rules
Documentary transfer tax	County rate, $0.55 per $500, with no city share	Same total, half paid to the city
Water	City of Napa for most of the developed area, as an outside-city customer	City of Napa

A 2014 staff report from the Local Agency Formation Commission of Napa County says the Silverado area is “already developed and is also served by the City of Napa for water services,” and that the resort and surrounding residential areas have been served by the city for more than three decades. Confirm the jurisdiction and service for any address on the county’s PBES Map Explorer before relying on a rule.

Roads, commute routes and schools

Atlas Peak Road is the spine of the area. Monticello Road, which the county’s road file carries as State Route 121, runs along the south side; it leads west into the City of Napa and northeast toward Lake Berryessa, where Route 121 ends at State Route 128. The Silverado Trail runs up the east side of the valley to the west. We don’t quote drive times; test the commute from the specific house at the hours you’d drive it.

Napa County’s school district map places the Cottage Drive point we checked in the Napa Valley Unified School District. Confirm the district and school assignment for a specific address with the district.

Homes in Silverado: condos, fairway homes and hillside estates

The housing falls into three broad groups, and each is bought for different reasons:

Resort-area condos and cottages. Attached homes close to the resort and the courses, often used as second homes. These are where association rules and rental restrictions matter most.
Fairway and golf-view homes. Single-family homes on streets that wind along the North and South courses, often within a planned development with its own association.
Hillside homes. Larger lots on the slopes above the resort and off Atlas Peak Road, with views across the valley and more fire exposure.

Streets and condo clusters

Napa County GIS maps a Silverado Community Services District, a separate local district, and the county road file shows the street pattern inside its extent. Many single-family streets carry golf-course names: Augusta Drive, Saint Andrews Drive, Inverness Drive, Troon Drive, Prestwick Drive, Pinehurst Circle, Merion Circle, Gleneagle Circle, Olympic Circle and Burning Tree Court. Other streets in the same area include Castle Oaks Drive, Stone Mountain Circle, Silverado Springs Drive, Kaanapali Drive and Maui Way.

Attached homes are concentrated. In our October 2026 query of the county’s public parcel layer, about 560 parcels in a rectangle drawn around the district were coded as condominiums or townhouses. They sit mainly on Atlas Peak Road near the resort and on Cottage Drive, Fairway Drive, Augusta Circle, Oak Leaf Way, Acorn Way, Deer Hollow Drive, Milliken Creek Drive and Bonniebrook Drive. The parcel layer doesn’t name the condo projects, so get the association’s legal name from the preliminary title report and the CC&Rs.

Owning a home here doesn’t come with the golf. The resort says access to its courses is “exclusive to resort guests and members,” and membership in the club is a separate decision with its own costs. For larger properties, our Napa County luxury homes guide covers the high end of the market.

Associations, CC&Rs and what a seller must hand over

Silverado isn’t one association. Different condo projects and subdivisions have their own homeowners associations, CC&Rs, dues and rules, so the documents for one street tell you little about the next. Under Civil Code section 4525, the seller must give a buyer, as soon as practicable before title transfers or a sales contract is signed:

All governing documents, including CC&Rs, bylaws and rules.
The association’s most recently distributed budget and financial disclosures.
A statement of current assessments and fees, any unpaid assessments or fines, and approved assessment increases not yet due.
Any unresolved notice of violation, and a statement describing any ban on renting.
On request, board minutes from the past 12 months, and the most recent inspection report under Civil Code 5551, which covers balconies, decks and exterior stairways, where one exists.

Under Civil Code section 4741, an association can’t ban rentals outright or cap them below 25% of units, but it can prohibit rentals of 30 days or less, so a project’s CC&Rs can rule out nightly rentals even where county rules might not. Read the rental, leasing and pet rules before you write an offer if you plan to use the home part-time. Our post on how HOAs work covers the basics, and our Napa condos guide covers lender approval and insurance questions that apply to attached homes here too.

Short-term rentals: the county ban and the Silverado exception

Napa County’s current transient occupancy tax page still points to County Code section 18.104.410 as the rule that restricts transient occupancies of dwelling units. The county’s December 2019 Board of Supervisors report on short-term rental enforcement describes them as dwellings rented for stays of less than 30 days and says they are generally not allowed under County Code section 18.104.410, which prohibits advertising, negotiating or using a dwelling that way. It lists two exceptions: existing bed and breakfasts with a use permit, and “some designated rentals within the Silverado Country Club that are part of an approved Development Agreement.”

We found no newer county statement of that exception, so treat it as the county described it in 2019 and confirm it with Napa County Planning, Building & Environmental Services. That exception is narrow. Don’t assume a Silverado condo can be rented by the night because others nearby are. Before you count on rental income, ask the seller for written proof that the specific unit is one of the designated rentals, confirm with the county how that status works after a sale, and read the association’s leasing rules. Our post on vacation rental rules in Napa County covers the rest of the county.

Wildfire: the 2017 Atlas Fire and today’s maps

The Atlas Fire of October 2017 burned through the hills around Silverado. CAL FIRE’s 2017 incident archive lists it as part of the Southern LNU Complex, starting October 9, 2017 and burning 51,624 acres in Napa and Solano counties. Wikipedia’s table of 2017 California wildfires, drawn from CAL FIRE’s large-fire list, records six deaths and 785 structures destroyed.

Closer to the resort, PGA TOUR reported in 2018 that about 150 homes on the surrounding hillsides were lost, while the resort’s two golf courses came through relatively unscathed. Ask any seller whether the home was damaged or rebuilt, and pull the permits.

For a buyer today, that history shows up in insurance quotes, rebuilt homes and permit files. Napa County’s Fire Hazard Severity Zone layer (last edited June 2025) codes the Cottage Drive point we checked as Local Responsibility Area, “NonWildland,” but hillside parcels can map differently. Look up the parcel on the State Fire Marshal’s Fire Hazard Severity Zone maps: the State Responsibility Area maps took effect April 1, 2024, and the Local Responsibility Area maps were released in four phases from February 10 to March 24, 2025. Our guides to fire hazard severity zones and home hardening explain what a zone means for disclosures and defensible space, and our FAIR Plan guide covers insurance if the regular market declines the home. Get insurance quotes in the first days of escrow.

Creek-side parcels near Milliken Creek and smaller channels can also carry flood risk; check the address on FEMA’s Flood Map Service Center and read the flood section of the Natural Hazard Disclosure report. See flood zones in the North Bay.

Water, wells and the groundwater fee

Most developed Silverado parcels are City of Napa water customers, per the 2014 LAFCO report, so a buyer’s first question is simply whether the address is on city water, a private well or both. Hillside parcels farther out may rely on wells.

For sewer, Napa County’s GIS layer of the Napa Sanitation District boundary includes the Cottage Drive point we checked, within a separate boundary polygon that covers the Silverado area. Parcels outside that boundary, and some homes in the wider east Napa hills, use septic systems permitted by Napa County Environmental Health. Confirm sewer or septic for each address with Napa Sanitation District and on the seller’s bills.

The Napa County Groundwater Sustainability Agency’s fee applies only to self-supplied well parcels inside the Napa Valley Subbasin and outside the municipal water service areas of Napa, Calistoga, St. Helena and Yountville. For fiscal 2026-27 it’s $28.17 per parcel, after a temporary cut of about 55% adopted August 11, 2026, against a maximum of $62.58, and it appears on the property tax bill. A home on city water doesn’t pay it directly. For wells, our guide to wells, septic and groundwater in Napa County lists what to test.

Taxes and costs at closing

Napa County’s documentary transfer tax is $0.55 per $500 of price or fraction of $500, and the county says the seller customarily pays it during escrow in Northern California, though it’s negotiable and local custom varies. Because Silverado is outside city limits, there’s no city tax on top. On our arithmetic, a $1,500,000 sale owes $1,650. The county also applies the tax to legal entity changes of control and to leases of more than 35 years. Our California transfer tax guide compares other counties.

Budget separately for association dues and any special assessments, club dues if you join, and property tax at the new assessed value.

Selling a home in Silverado

Buyers here ask about the association, rentals, fire and insurance before they ask about finishes. A strong listing file answers those first:

Order the Civil Code 4525 documents from the association early; some take days to produce.
Gather permits for any rebuild, remodel or addition, especially work after 2017.
Document defensible-space work, roof and vent upgrades, and the home’s current insurance carrier and premium if you’re willing to share them.
If the home is one of the designated rentals, assemble the county and association paperwork that proves it; if it isn’t, say so plainly.
Price from recent sales in the same association or product type: a fairway condo and a hillside home aren’t comparables.

Our Napa County selling guide covers timing and preparation.

Questions people ask

Is Silverado in the City of Napa?

No. Silverado has Napa addresses but is unincorporated Napa County, so county planning, permits and rental rules apply. Most of it does get water from the City of Napa.

Can I rent my Silverado condo as a vacation rental?

Only if the unit is one of the designated Silverado Country Club rentals covered by an approved Development Agreement, which the county listed in a 2019 report as an exception to its ban on stays under 30 days; confirm the exception with Napa County. Get written proof for the specific unit and check the association’s rules.

Does buying a home at Silverado include a golf membership?

No. The resort says its courses are exclusive to resort guests and members, and club membership is a separate purchase with its own dues.

Did the Atlas Fire burn Silverado?

It burned the surrounding hills in October 2017. CAL FIRE lists the Atlas Fire at 51,624 acres in Napa and Solano counties, and PGA TOUR reported about 150 hillside homes lost near the resort, while its golf courses came through relatively unscathed.

What is the transfer tax on a Silverado home?

Napa County’s $0.55 per $500 of price, with no city tax because Silverado is outside city limits. A $1,500,000 sale owes $1,650.

Do Silverado homeowners pay the Napa groundwater fee?

Not directly if the home is on City of Napa water. The fee, $28.17 a year for fiscal 2026-27, applies to self-supplied well parcels inside the Napa Valley Subbasin.

Who provides sewer service in Silverado?

Napa County’s GIS map of the Napa Sanitation District boundary covers the developed Silverado area at the point we checked, but parcels outside it use septic systems. Confirm the provider for the specific address with Napa Sanitation District and on the seller’s bills.

What school district serves Silverado?

Napa County’s school district map places the Silverado area in the Napa Valley Unified School District. Confirm the school assignment for a specific address with the district.

What HOA documents should I get before buying in Silverado?

Everything Civil Code 4525 requires: governing documents, the budget and financial disclosures, assessments and fines owed, unresolved violations, any rental ban and, on request, a year of board minutes.

Thinking about a Silverado condo, a fairway home or a hillside property, or selling one? We’ll pull the association documents, rental status and fire and insurance picture before you commit. Start with a home valuation, or see our Napa County guide for the wider area.

Sources & notes

Last reviewed October 2026 by Matthew Martinez.