Occidental, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Occidental is an unincorporated village on the Bohemian Highway in the wooded hills of west Sonoma County, California, with about 1,225 residents and 756 homes in its census area. Its homes range from houses on a small public sewer system to rural houses on septic, and Redfin put the median sale price for ZIP 95465 at $1,379,688 over the three months to June 2026. Sonoma County sets the rules, and two different local districts, both called OCSD, handle the water and the sewer.
- County
- Sonoma County
- Government
- Unincorporated (county rules)
- ZIP code
- 95465
- Median sale price
- $1,379,688 (3 months to Jun 2026, Redfin)
- Population
- 1,225 (Census ACS 2020–2024)
- Water
- Occidental Community Services District
Occidental homes for sale
Current MLS listings in Occidental and ZIP 95465 are below. Camp Meeker and Freestone sit on the same highway, so our property search is the easier way to see all three side by side.
What do homes in Occidental sell for?
$1,379,688
Three months to June 2026, Redfin
104.8%
June 2026, Redfin
15
June 2026, Redfin
Occidental is a small market that moves fast. In June 2026, Redfin counted seven sales in ZIP 95465, with homes going for 104.8% of list price after a median of 15 days, and its Compete Score of 71 out of 100 rates the ZIP “Very Competitive”. Prices sit well above the Sonoma County median of $875,000 for September 2026 (C.A.R.). With a handful of sales a month, though, the median can swing widely, so treat it as a guide.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, ZIP 95465 | $1,379,688 (up 7.5% year over year) | Three months to June 2026, Redfin |
| Homes sold | 7 (down 40% year over year) | June 2026, Redfin |
| Redfin Compete Score | 71 of 100, “Very Competitive” | Last 12 months, Redfin |
| Median value of owner-occupied homes | $1,167,800 (wide margin of error) | Census ACS 2020–2024 |
| Housing units and households | 756 units; 535 households | Census ACS 2020–2024 |
| Sonoma County median, for comparison | $875,000 | September 2026, C.A.R. |
Redfin’s figures are its own calculations from MLS and public records. Because there’s no city, the only transfer tax is Sonoma County’s $1.10 per $1,000, or about $1,518 at that three-month median.
Water: the Occidental Community Services District
The Occidental Community Services District, governed by an elected board and based at 3821 Bohemian Highway, runs two things: the Occidental Water District and the volunteer Occidental Fire Department, which the district says has more than 100 years of emergency response behind it. The county’s water and sewer referral list gives Russian River Utility’s phone number for “Occidental Water Co.” and includes Occidental, Camp Meeker and Freestone in that company’s service area (Permit Sonoma).
The supply is tied to wells along the Russian River: Camp Meeker’s 2025 water-quality report says its well near the Monte Rio Bridge and the other Russian River wells “provide sufficient water for both Camp Meeker and Occidental”, and the two districts run a joint water facilities committee. Properties outside the district’s lines may rely on a private or small shared well.
- Tax bill: the services district posts a 2025–26 special tax for each parcel. Most amounts are $40 to $160, but they vary, so look up the parcel’s line before you budget.
- On district water: ask for recent bills and confirm the meter serves the whole property, including any second unit.
- On a well: get the well log, a flow test and a water-quality test, and read our guide to wells, septic and rural utilities in Sonoma County.
Sewer or septic in Occidental?
Only a small part of Occidental is on public sewer. The Occidental County Sanitation District, which began operating in 1950 and is now governed by Sonoma Water’s board, covers just 55 acres, and its plant is designed for 50,000 gallons a day of secondary treatment. From May 15 to September 30 its recycled water irrigates private land; from October 1 to May 14 it’s discharged into Dutch Bill Creek. In 2021, the district and Graton agreed to study piping Occidental’s untreated wastewater to Graton for treatment instead.
Outside those 55 acres, expect a septic system. Sonoma County requires no septic inspection when a home sells, so order one yourself, and ask for the county permit on file. Adding an ADU on a septic parcel means confirming the system’s capacity, and the septic permit comes before the ADU building permit.
Sonoma Water has proposed a sewer-lateral ordinance for the district to cut storm inflow, and says it won’t require point-of-sale lateral inspections. A camera inspection of an older lateral is still worth the cost before you close.
Forests, wildfire and insurance
On wooded lots like Occidental’s, fire risk drives the insurance quote. The state’s Fire Hazard Severity Zone maps for State Responsibility Areas took effect on April 1, 2024 (Office of the State Fire Marshal), and the county’s map of local zones is dated February 24, 2025 (Permit Sonoma). Look up the parcel before you write an offer.
- AB 38: in a High or Very High zone, the seller provides a defensible-space inspection done within six months before the sale, or you agree in writing to bring the property into compliance within a year of closing.
- Disclosures: California’s Natural Hazard Disclosure Statement covers both fire hazard zones and “wildland areas” with substantial forest fire risks, so read it closely on any Occidental listing.
- Insurance: get quotes in the first days of escrow. The California Department of Insurance reported in May 2026 that FAIR Plan growth had slowed and that at least one major carrier had increased discounts for ember-resistant vents, Class A roofs and defensible space, so bring documents for any of those.
- Trees: Sonoma County updated its tree-permit rules in 2024, adding review for disturbance of oak woodlands, so ask Permit Sonoma before clearing or building on a wooded lot.
Camp Meeker, Freestone and the Bohemian Highway
The Bohemian Highway ties Occidental to its neighbours. The federal description of the West Sonoma Coast American Viticultural Area, created in 2022, follows it for 10.1 miles from the Russian River southeast through Camp Meeker and Occidental and on through Freestone to Bodega Road (27 CFR §9.283). For anyone planting vines, that line decides whether a parcel is inside the appellation; our vineyard property guide covers the rest.
- Camp Meeker: its own recreation and park district runs a water system for 365 homes and charges most parcels $350 a year on the tax bill. There’s no public sewer, so homes there are on septic.
- Freestone: a small settlement on the Bohemian Highway with no separate page on our site. Russian River Utility’s service area includes it, and it’s a named stop on the Mendocino Transit Authority’s Route 95, which runs seven days a week between the coast and the Santa Rosa Transit Mall.
Schools, parks and getting around
Occidental is in the Harmony Union School District, which runs Harmony School and has its offices on the Bohemian Highway in Occidental. Confirm the assigned schools, and the high school district, for a specific address.
LandPaths’ Grove of Old Trees, an old-growth coast redwood preserve on Fitzpatrick Lane, was bought in 2000 with help from Sonoma County Ag + Open Space and Save The Redwoods League and is protected by a “Forever Wild” easement. It’s open dawn to dusk, with a few parking spaces and no street parking.
There’s no Sonoma County Transit route named for Occidental; MTA Route 95 stops at nearby Freestone. By car, the Bohemian Highway leads north to the Russian River and south through Freestone to Bodega Road.
Can you rent out an Occidental home?
A whole-home rental of 30 days or less needs a county zoning permit, a certified property manager, a vacation rental license and a transient occupancy tax account, and pays the county’s 12% tax. Since April 2023 the county caps guests at 12, issues licenses only to individuals or family trusts, and applies caps or exclusion zones in some neighbourhoods, so check the parcel on Permit Sonoma’s vacation rental map. Rentals aren’t allowed in R1, R2 or R3 zoning or in an ADU. For long-term rentals, tenants in the unincorporated county have just-cause protection from the first day. Our vacation rental guide covers the process.
Occidental compared with nearby areas
| Area | Setting | One verified difference |
|---|---|---|
| Occidental | Unincorporated village on the Bohemian Highway | Community services district water and volunteer fire; a 55-acre sewer district |
| Camp Meeker | Unincorporated, on the Bohemian Highway toward the river | Water from its park district for 365 homes; no public sewer |
| Monte Rio | Unincorporated river town | Water from Sweetwater Springs Water District; the Weather Service expects Old Bohemian Highway there to flood at 32 feet on the Guerneville gauge |
| Graton | Unincorporated, west county | Named in the 2021 study to treat Occidental’s wastewater |
| Sebastopol | Incorporated city since 1902 | City-run water from municipal wells and city sewer |
How Diamond Real Estate Group helps Occidental buyers
In Occidental, the questions that decide a purchase are utilities and fire. We confirm whether the house is inside the 55-acre sewer district or on septic, and order the septic inspection the county doesn’t require. We check the water connection or well, the parcel’s special tax line, the fire hazard zone, AB 38 paperwork and early insurance quotes. If rental income matters, we check the parcel against the county’s vacation rental map before you commit.
Owners can start with a home valuation, ideally with the septic or sewer status and fire-zone paperwork in hand. Investors should read our investment property services with the rental rules above. For the rest of the county, see our Sonoma County real estate guide, how to buy a home in Sonoma County and our buyer services.
Selling a home in Occidental
Occidental’s permits and septic files sit with Permit Sonoma, because the village is unincorporated. Two local agencies share the OCSD initials: the Occidental Community Services District for water and fire, and Sonoma Water’s Occidental County Sanitation District for sewer.
Sewer or septic
The sanitation district covers only 55 acres. Sonoma Water says its proposed private lateral ordinance would not require point-of-sale inspections there, though a camera scan of an older line can head off a buyer’s repair request. Outside those acres, the house is on septic.
A septic system with supplemental treatment carries an annual Permit Sonoma operational permit, with owner monitoring in March and October. The WLS-043 acknowledgement requires you to tell the next owner, so put the permit and recent monitoring reports in the disclosure packet.
Water and fire
- Water. On district water, call the services district (707-874-3800) about closing the account. On a well, gather the well log, a flow test and a water-quality result; our wells and septic guide lists the tests.
- Fire zone. Look up the lot on the state hazard maps. If it maps High or Very High, provide defensible-space documentation dated within six months before the contract, or sign an agreement for the buyer to comply within a year.
- Hazard disclosure. Beyond the fire zone, the Natural Hazard Disclosure statement has its own line for wildland areas that may carry substantial forest fire risk.
Transfer tax and state items
No city tax applies; the county rate of $1.10 per $1,000 comes to $1,540 on a $1,400,000 sale. Sellers customarily pay in Diamond’s North Bay markets, but that is negotiable (transfer tax basics). Add the state’s standard items: a written smoke alarm statement, certification that the water heater is braced, and the Civil Code 1101.4 fixture notice.
Diamond’s seller services start with the sewer-or-septic answer, the fire zone and the water records.
Sources for this section: Sonoma Water: Occidental County Sanitation District; Occidental Community Services District: Home; Permit Sonoma: Operational Permit and Monitoring Program; Permit Sonoma: Form WLS-043, acknowledgement of operational permit requirement; Office of the State Fire Marshal: Fire hazard severity zones; Justia: California Civil Code section 1102.19; California Public Law: Civil Code section 1103.2; County of Sonoma Clerk-Recorder: Documentary transfer tax; 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.
Occidental real estate FAQs
Where is Occidental, California?
Occidental is in the hills of west Sonoma County, on the Bohemian Highway between Camp Meeker and Freestone. It’s an unincorporated village, so Sonoma County handles its planning and permits.
What is Occidental’s ZIP code?
Occidental’s ZIP code is 95465. The Redfin figures on this page are for that ZIP.
How much do homes cost in Occidental?
Redfin’s median sale price for ZIP 95465 was $1,379,688 over the three months to June 2026, up 7.5% from a year earlier. Homes sold for 104.8% of list price that month, but with about seven sales a month the figures move a lot.
How many people live in Occidental?
The Census Bureau’s 2020–2024 estimate is 1,225 residents in the Occidental census area, with 756 housing units and 535 households.
Who provides water in Occidental?
The Occidental Community Services District runs the Occidental Water District, and the county lists Russian River Utility’s number for it. Camp Meeker’s 2025 water report says Russian River wells supply both communities. Properties outside the district may use private wells.
Is Occidental on sewer or septic?
Only a 55-acre area is sewered, by the Occidental County Sanitation District, which Sonoma Water runs. Everywhere else, plan on a septic system and order your own inspection, because the county doesn’t require one at sale.
Who provides fire protection in Occidental?
The Occidental Fire Department, a volunteer department within the Occidental Community Services District. Check the parcel’s fire hazard zone, because AB 38 rules apply in High and Very High zones.
Can I get fire insurance on an Occidental home?
Price and availability vary by parcel and insurer. Get quotes early in escrow, and have records of the roof, vents and defensible space ready, since some carriers now discount for them.
Can I use an Occidental home as a vacation rental?
Only with a county permit and license, a certified manager and a tax account, and not in R1, R2 or R3 zoning or an ADU. Guests are capped at 12, and some neighbourhoods have caps or exclusion zones.
What school district serves Occidental?
The Harmony Union School District, based on the Bohemian Highway in Occidental. Confirm the assigned schools and the high school district for a specific address.
Is there public transportation to Occidental?
No Sonoma County Transit route is named for Occidental. Mendocino Transit Authority’s Route 95 stops at nearby Freestone on its daily run between the coast and Santa Rosa.
Is Occidental in a wine appellation?
The West Sonoma Coast AVA, created in 2022, uses the Bohemian Highway through Occidental as part of its boundary. Whether a given vineyard parcel is inside depends on which side of that line it sits.
Sources & notes
- Redfin: ZIP 95465 housing market (June 2026), Census Reporter: Occidental CDP, ACS 2020–2024 and C.A.R.: September 2026 sales and price report
- Occidental Community Services District: home, about the district and 2025–26 special tax
- Permit Sonoma: water and sewer referral list and Camp Meeker Recreation and Park District: 2025 water quality report
- Sonoma Water: Occidental County Sanitation District and sanitation districts; Permit Sonoma: septic manual, fire hazard severity zones (with the State Fire Marshal’s zone maps), vacation rentals and 2023 vacation rental changes
- Office of the State Fire Marshal: AB 38 guidance, Civil Code §1103.2 (Natural Hazard Disclosure) and California Department of Insurance: market update (May 2026)
- 27 CFR §9.283 (West Sonoma Coast AVA), Harmony Union School District, LandPaths: Grove of Old Trees and Mendocino Transit Authority: Route 95
- Neighbour comparisons: Camp Meeker water system, Sweetwater Springs Water District, National Weather Service: Russian River at Guerneville and City of Sebastopol: water and wastewater
- Sonoma County: tenant protections, transient occupancy tax and documentary transfer tax
Figures carry their dates where they appear. 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.
