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Oakmont Village, Santa Rosa: Homes, OVA Rules and Costs

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

Oakmont Village is an age-restricted community on Santa Rosa’s east side, along Highway 12 in ZIP code 95409, governed by the Oakmont Village Association (OVA). The association reports more than 3,200 homes and about 4,800 residents on 1,000 acres, and its current age minimum is 55, with limited exceptions under California’s Unruh Civil Rights Act. Most homes are single-family houses, many of them inside one of 36 smaller sub-associations.

Buying in Oakmont means buying into two sets of rules: the city’s and the association’s. This guide explains how the age restriction works, what the OVA and sub-association layers cover, the area’s wildfire history, Santa Rosa taxes and services, and what to check before you buy or list. For the rest of the city, see our Santa Rosa real estate guide.

Oakmont homes for sale

Oakmont market report

Oakmont at a glance

Item	Oakmont Village
Location	East Santa Rosa, along Highway 12 toward Kenwood and Sonoma Valley
ZIP code	95409
Jurisdiction	City of Santa Rosa (city police, planning and sewer service)
Founded	1963; the association dates from 1964
Size	More than 3,200 homes and about 4,800 residents on 1,000 acres (OVA)
Associations	OVA for all members, plus 36 sub-associations for association-maintained homes
Age rule	Minimum age 55, with limited exceptions (OVA, under Civil Code 51.2 and 51.3)
Transfer tax	$3.10 per $1,000: county $1.10 plus Santa Rosa $2.00
Nearby parks	Trione-Annadel State Park and Sugarloaf Ridge State Park

How Oakmont was built and what the homes are like

The land was once part of Rancho Los Guilicos. According to the Sonoma County Library’s history, southern California developer H. N.

Berger bought part of Joe Coney’s Annadel Farm holdings, founded Oakmont in 1963 and developed much of it under his master plan until he retired in 1986. The Gallaher Group and later Redwood Equities developed the remaining areas, with final construction still under way in 2017.

The OVA groups homes into three types:

Owner-maintained homes. Traditional single-family houses where the owner handles all maintenance and landscaping.
Association-maintained homes. Homes inside one of 36 sub-associations, which may provide exterior services such as landscaping. Each sub-association has its own documents, budget and dues on top of the OVA’s.
Independent and assisted living. Oakmont Gardens offers apartment-style living, and its residents are OVA members with access to the facilities.

Because building ran from the 1960s into the 2010s, homes on neighboring streets can be decades apart in age, so inspect each one on its own terms: roof, plumbing, electrical panel and drainage. One of the later pieces was a subdivision of 32 single-family lots on 14.75 acres at the southwest corner of Highway 12 and Oakmont Drive, along an extension of Pine Valley Drive, which the City of Santa Rosa reviewed in 2007.

The age restriction: what the rules say

Oakmont’s age rules come from state law, not only from the association. The OVA’s published summary says “the current age minimum is 55, with certain limited exceptions,” applied under Civil Code sections 51.2 and 51.3, and that older 45-and-over restrictions have not been enforceable since 1984.

Under Civil Code 51.3, a senior citizen housing development of at least 35 units may require that a unit be occupied by at least one person 55 or older. The statute then allows others to live there:

Qualified permanent residents. A person who lived with the qualifying resident before that resident’s death, hospitalization, prolonged absence or divorce, and who is 45 or older or was the resident’s spouse, cohabitant or primary support. Certain disabled children or grandchildren also qualify.
Guests. The governing documents must allow guests under 55 for at least 60 days a year.
Caregivers. A permitted health care resident may live in the unit while providing live-in, long-term or hospice care.

Federal fair housing law has its own test for “housing for older persons”: at least 80% of occupied units must have at least one occupant 55 or older, the community must publish and follow age policies, and it must verify occupancy by surveys or affidavits updated at least every two years. The OVA uses a confidential resident survey, approved by its board in 2014, that collects birth dates to comply with federal and state age-restricted residency laws.

For a buyer, the practical rule is simple: at least one person who will live in the home should be 55 or older, and anyone else in the household should fit one of the statutory categories. When an Oakmont home sells, Civil Code 4525 requires the seller to give the buyer the governing documents, and, where the documents’ age provisions differ from Section 51.3, a statement that they are enforceable only to the extent Section 51.3 allows. This is general information, not legal advice; talk to a California real estate attorney about a specific occupancy question.

Two layers of association: the OVA and sub-associations

The Oakmont Village Association is a nonprofit homeowners association under the Davis-Stirling Act, governed by a seven-member elected board. Its dues are separate from any sub-association’s dues, so a home inside a sub-association carries two sets of charges.

What OVA dues cover

The OVA runs the shared facilities:

Central Activity Complex: a performance and lecture venue, fitness center and library.
East Rec Center: six pickleball courts, tennis courts, a pool and spa, a billiards room and a conference space.
West Rec Center: a heated pool, fitness classes, a bocce court and horseshoe pits.
Happy Tails Dog Park: a one-acre park for members and their dogs.
Lawn bowling green and more than 100 clubs.

Dues, fees and design review

The OVA posts its dues and fee schedule (2026 update), budget reports and architectural guidelines for registered members, not the public. So the numbers that matter come from the seller’s disclosure package, which must include a statement of current regular and special assessments, any unpaid assessments or fines, approved increases not yet due, the latest budget and any rental restrictions. Ask for the sub-association’s package too.

Exterior changes need approval under the OVA’s Architectural Guidelines, Standards and Use Restrictions, and the OVA organizes its CC&Rs by subdivision, so two neighboring streets can carry different restrictions. Our guide to homeowners associations covers the trade-offs of association living.

Wildfire history, fire zones and insurance

Oakmont has been evacuated twice in recent years. On October 10, 2017, Santa Rosa police ordered a mandatory evacuation of Oakmont as the Nuns Fire approached. CAL FIRE also tracked a separate Oakmont Fire on the east side of Highway 12, near the community, as part of the same Central LNU Complex.

The Glass Fire followed on September 27, 2020. It burned 67,484 acres in Napa and Sonoma counties and destroyed 1,528 structures, and the Oakmont community was evacuated as it moved into Santa Rosa, where homes in nearby Skyhawk were lost. We have not found an official count of Oakmont homes damaged in either fire.

Before you buy, check the address on the State Fire Marshal’s fire hazard severity zone viewer under the 2025 maps, and get an insurance quote early in escrow. Inside Oakmont, the Oakmont Emergency Communications Task Force runs an emergency response team of more than 300 resident volunteers, and the OVA points residents to SoCo Alerts, the city’s CivicReady alerts and Watch Duty. Our guide to fire hazard severity zones in the North Bay has more on the maps.

City rules, taxes and services

Oakmont is in the City of Santa Rosa. Santa Rosa police issued the 2017 evacuation order, the city was the lead agency for the Highway 12 and Oakmont Drive subdivision and for the Oakmont outfall sewer replacement along Santa Rosa Creek, and the OVA lists the Oakmont Shuttle as Route 16 on Santa Rosa CityBus. Confirm city-limit status for any address on its tax bill.

Transfer tax. The county charges $1.10 per $1,000 and Santa Rosa adds $2.00 per $1,000 under City Code section 3-20.020, so $3.10 per $1,000 in all. On a $700,000 sale that is $770 plus $1,400, or $2,170. In Diamond’s North Bay markets the seller customarily pays, but it is negotiable and local custom varies. See our California transfer tax guide.
Water and sewer. Santa Rosa Water runs the city’s water and sewer systems and the Laguna Treatment Plant. Ask the seller for recent utility bills to confirm the water and sewer accounts for the address.
Property tax. A purchase is a change in ownership, so the county reassesses the home to market value. If you are 55 or older and selling a California home to buy here, Proposition 19 lets you transfer your existing taxable value up to three times, anywhere in the state, if you buy the replacement within two years before or after the sale and file the claim with the assessor. Our Prop 19 base year transfer guide has more.

Getting around Oakmont

Highway 12 runs past Oakmont, west into Santa Rosa and east to Kenwood and the rest of Sonoma Valley. Sonoma County Transit’s Route 30 serves the Santa Rosa to Sonoma Valley corridor; check its current schedule for Oakmont stops. The nearest SMART station is Santa Rosa Downtown at 7 4th Street.

Two state parks frame the community. Trione-Annadel State Park, at 6201 Channel Drive in ZIP 95409, covers more than 5,000 acres with over 45 miles of trails and Lake Ilsanjo.

Sugarloaf Ridge State Park, at 2605 Adobe Canyon Road in Kenwood, has 25 miles of trails. For the neighborhoods between Oakmont and central Santa Rosa, see our Rincon Valley guide.

Buying in Oakmont: what to check

Confirm occupancy fits the rules. Make sure at least one person in the household is 55 or older and everyone else fits a statutory category.
Get both association packages. Read the OVA and any sub-association disclosures: dues, special assessments, reserves, rental limits and violations.
Read the CC&Rs for your subdivision. They differ by street, and so do the maintenance duties.
Inspect for age. Order a general inspection, a roof inspection and a termite report, and ask for permits on any additions.
Check fire zone and insurance. Pull the 2025 fire hazard zone and get a binding insurance quote before you remove contingencies.
Plan the tax side. If you qualify, file your Prop 19 claim after both sales close.

If you also have a home to sell and need to sell it first, read about the home sale contingency before writing an offer. For the full buying process, see buying a home in Sonoma County.

Selling a home in Oakmont

The occupancy rule shapes who can live in the home, so preparation matters. Order the OVA and sub-association disclosure documents early; association statements can take time and buyers will expect them in the first days of escrow. Price from Oakmont sales of the same home type, owner-maintained or association-maintained, because the dues and services differ.

When an estate or family member is selling, gather the trust or probate papers and any power of attorney first; our guides on selling a parent’s home under a power of attorney and probate and trust sales explain the steps. Diamond coordinates the association documents, disclosures and pre-listing work. Diamond may refer you to partners we work with; you’re free to choose any provider.

Questions people ask

Is Oakmont in Santa Rosa?

Yes. Oakmont Village is in the City of Santa Rosa, on the city’s east side along Highway 12, in ZIP code 95409. City rules and the Santa Rosa transfer tax apply.

Do you have to be 55 to live in Oakmont?

The OVA says the current age minimum is 55, with limited exceptions under Civil Code 51.2 and 51.3. Those exceptions include qualified permanent residents, caregivers and guests under 55 for at least 60 days a year.

Can my adult child live with me in Oakmont?

Only if they fit a category in Civil Code 51.3, such as a qualified permanent resident who is 45 or older and lives with you, or a disabled child who needs to live with you because of the disability. Otherwise a person under 55 may stay only as a guest within the limits in the governing documents.

How much are Oakmont HOA dues?

The OVA publishes its 2026 dues and fee schedule to registered members only, so get the current figures from the seller’s disclosure package. Homes in a sub-association pay that association’s dues on top of the OVA’s.

Was Oakmont damaged in the wildfires?

Oakmont was evacuated during the 2017 Nuns Fire and the 2020 Glass Fire. We have not found an official count of Oakmont homes damaged in either fire, so ask about any fire-related repairs and insurance claims on a specific house.

What is the transfer tax on an Oakmont home?

$3.10 per $1,000 of value: $1.10 to Sonoma County and $2.00 to the City of Santa Rosa. On a $700,000 sale that is $2,170.

Can I keep my low property tax if I move to Oakmont?

Possibly. Under Proposition 19, a homeowner 55 or older can transfer the taxable value of a California home they sell to a replacement home bought within two years, up to three times. If the new home is worth more than the old one sold for (with a 5% allowance if you buy in the first year after the sale and 10% in the second), the value above that limit is added.

Thinking about buying or selling in Oakmont? Contact us and we will pull the association documents and recent Oakmont sales for the home you have in mind.

Sources & notes

OVA dues, fees and budget figures are posted to members only and are not stated here. Market figures are added by the site’s market report.

Last reviewed October 2026 by Matthew Martinez.