Ukiah, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Ukiah is an incorporated city of about 16,000 people and the county seat of Mendocino County, California, in the Ukiah Valley on US-101. Redfin put the median sale price for its ZIP code, 95482, at $538,267 in August 2026, above the county median of $480,000 (C.A.R., September 2026). The ZIP also takes in unincorporated land around the city, so “Ukiah” listings range from in-town houses to rural parcels under county rules.
Three things shape a Ukiah purchase: the city runs its own electric, water and wastewater utility, the only city-run power utility in the county; it levies its own city transfer tax; and the valley’s groundwater is managed under a state-approved sustainability plan.
- County
- Mendocino County (county seat)
- Government
- Incorporated city
- ZIP code
- 95482
- Population
- 16,068 (2025 Census estimate)
- Median sale price
- $538,267 (Aug 2026, Redfin, ZIP 95482)
- Electricity
- City of Ukiah electric utility
- Lodging tax (TOT)
- 10%
- Groundwater basin
- Ukiah Valley (medium priority)
Ukiah homes for sale
Current Ukiah listings appear below. To include the valley outside the city limits, from Talmage to Calpella, or to filter for acreage, use our property search.
What do homes in Ukiah sell for?
$538,267
August 2026, Redfin (ZIP 95482)
63
August 2026, Redfin
97.7%
August 2026, Redfin
With 62 sales in Redfin’s August 2026 figures, the Ukiah ZIP is active enough for its numbers to mean something. The median was 5.7% higher than a year earlier, but price per square foot slipped 2.3% to $303, which suggests larger homes sold rather than broad price gains. Homes took a median of 63 days to sell, and 28.3% sold above their asking price, so well-priced houses still draw competition while the rest negotiate.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, ZIP 95482 | $538,267 (up 5.7% year over year) | August 2026, Redfin (its calculation from MLS and public records) |
| Homes sold | 62 (up 10.3%) | August 2026, Redfin |
| Median price per square foot | $303 (down 2.3%) | August 2026, Redfin |
| Sold above list price | 28.3% | August 2026, Redfin |
| Median value of owner-occupied homes, city | $458,400 | 2020–2024, Census ACS |
| Owner-occupied share of occupied homes, city | 44.7% | 2020–2024, Census ACS |
| Median gross rent, city | $1,331 | 2020–2024, Census ACS |
| Mendocino County median, for comparison | $480,000 (up 1.4%) | September 2026, C.A.R. |
Because the ZIP mixes city lots with valley acreage, a ZIP median can mislead in either direction. For a city house, we compare against other in-city sales with the same utility setup; for a rural parcel, against parcels with similar water, septic and access.
Inside the city limits or out: which rules apply?
The Ukiah address, ZIP 95482, covers much more than the city. Inside the city limits, the City of Ukiah handles zoning and building permits under Division 9 of the City Code, supplies power, water and sewer service, and collects its own transfer and lodging taxes. Outside them, in the unincorporated Ukiah Valley, the county’s Planning and Building Services department applies the inland zoning code and the property is served by other water and power providers. Before you compare two “Ukiah” listings, confirm which side of the line each sits on.
Parts of Ukiah and the valley
The city’s Ukiah 2040 General Plan treats a few areas differently, and the county side of the line adds others:
| Area | Jurisdiction | What the plans and maps say |
|---|---|---|
| Downtown | City | Governed by the Downtown Zoning Code; the General Plan steers mixed-use development here and limits demolition of historic buildings |
| West-side hillsides | City | A Hillside Ordinance and Hillside Overlay District call for minimal grading, clustered building and fire-safe site design |
| Western Hills | City (newly annexed) | Open-space land under a Western Hills Watershed Protection Area management plan adopted in 2024 |
| Oak Manor | City | Home to Oak Manor Park, one of the sites the city irrigates with recycled water |
| Airport Industrial Park | City | A mixed-use planned development next to the airport; the city reviews nearby projects against airport compatibility zones |
| Talmage and Calpella | County (unincorporated) | Ukiah Valley communities outside the city limits, under county zoning; Calpella sits near the southern edge of the Redwood Valley appellation |
The General Plan discourages urban development of unincorporated land in the city’s sphere of influence until it is annexed, and supports annexation where services and housing needs justify it, so a parcel just outside the limits today could become city land later. The city also adopted open-space zoning standards in November 2025, after workshops that looked at the Western Hills, Low Gap Park and Riverside Park, and planned to rezone parcels in 2026 (City of Ukiah). Check the zoning map for any parcel next to open land.
Ukiah’s city-owned electric, water and sewer utility
Ukiah is the only place in Mendocino County where the city itself sells electricity. Ukiah Public Utilities, which describes itself as the county’s only customer-owned utility, provides electricity, water and wastewater treatment to more than 15,000 residents and businesses (Northern California Power Agency). It operates the Lake Mendocino hydroelectric plant, and renewable generation and hydropower supply almost 80% of the city’s power. The city is a member of the Northern California Power Agency, and its electric division buys wholesale power and runs the local distribution system.
Everywhere else in the county, including Redwood Valley, Talmage and Calpella, Sonoma Clean Power is the default generation provider and PG&E maintains the lines. The General Plan ties the city’s electrical upgrades to its Wildfire Mitigation Plan. Either way, ask the seller for 12 months of utility bills.
Ukiah Valley groundwater and wells
Ukiah’s valley floor lies over the Ukiah Valley groundwater basin, DWR basin 1-052, which the state rates medium priority under the Sustainable Groundwater Management Act (Groundwater Exchange). The Ukiah Valley Basin Groundwater Sustainability Agency, a partnership of the County of Mendocino, the City of Ukiah, the Russian River Flood Control and Water Conservation Improvement District and the Upper Russian River Water Agency, submitted its groundwater sustainability plan on January 28, 2022, and the Department of Water Resources approved it on July 27, 2023.
What that means for a buyer of a rural parcel with a well:
- Fees may come: in fall 2023 the agency was running a rate and fee study to fund the plan, with no fee structure set yet (UVBGSA newsletter). Ask the agency whether any fee now applies to the parcel.
- Well permits: the agency was also working with Mendocino County Environmental Health on a revised well-permitting process after the state’s 2022 and 2023 drought executive orders, so ask about current permit requirements and timing before you plan a new or replacement well.
- Surface water ties: Lake Mendocino receives part of the Eel River water diverted through PG&E’s Potter Valley Project, which PG&E applied to decommission in July 2025. Our Potter Valley guide explains where that process stands.
Ukiah costs: transfer tax, lodging tax and short-term rentals
City transfer tax
The City of Ukiah charges a real property transfer tax of $0.275 for each $500 of value, or $0.55 per $1,000, under its 1967 ordinance (Ukiah City Code). Mendocino County’s own tax is $1.10 per $1,000. Under state law, a county must credit a conforming city tax set at half its rate against the county tax, and the proceeds are split between city and county (Revenue and Taxation Code §11931; the county code says the same), so the city’s share is credited against the county’s rather than stacked on top. On a $500,000 sale the city portion is $275; ask your escrow officer for the exact split on your closing statement. The seller customarily pays transfer tax in this county, but it is negotiable.
Lodging tax and short-term rentals
Stays of 30 consecutive days or less in the city owe Ukiah’s 10% transient occupancy tax (City Code §1752). In November 2024 voters rejected Measure W, which would have raised it to 13% (Local News Matters). Outside the city, the county’s 10% rate plus a 1% lodging assessment applies instead.
The goals and policies in the Ukiah 2040 General Plan don’t address short-term rentals, and we haven’t confirmed a dedicated city permit for them. Before you count on short-term rental income from a Ukiah house, ask the Planning Division whether the parcel’s zoning allows it and register with the city for the lodging tax. If you’re looking just outside the limits, note that on February 3, 2026 the county supervisors discussed creating a short-term rental use type for the inland unincorporated county and gave staff direction (Board of Supervisors agenda); we found no adopted ordinance as of October 2026, so check the county’s short-term rentals page for the current status.
Property tax
The base rate is 1% of assessed value under Proposition 13, plus voter-approved bond rates that vary by tax rate area, of which the county has 262 (Mendocino County Auditor-Controller). Look up the parcel’s own tax rate area. In November 2024 a Ukiah Valley fire parcel tax, Measure V, won about 62% of the vote but fell short of the two-thirds it needed.
Fire and flood checks in Ukiah
Ukiah’s General Plan treats wildfire as a land-use issue: it says new residential development in Very High Fire Hazard Severity Zones should be minimized, requires evacuation routes there to be analyzed, and applies fire-safe design standards in the Hillside Overlay District. Inside the city, Local Responsibility Area maps apply; the Office of the State Fire Marshal released new recommended maps statewide in four phases in February and March 2025. Outside the city, the State Responsibility Area map in effect since April 1, 2024 applies (OSFM).
- Look up the parcel on the state’s map viewer rather than relying on the listing. The General Plan’s fire-safe hillside standards are a sign that west-side hillside lots deserve a closer look.
- AB 38: on a sale in a High or Very High zone, the seller supplies a recent defensible-space inspection report or the parties agree in writing that the buyer will complete the work within a year.
- Insurance and flood: request insurance quotes as soon as your offer is accepted, and read the Natural Hazard Disclosure for the FEMA flood-zone entry before you remove contingencies.
What’s changing in Ukiah: the new courthouse
The Judicial Council of California calls its new Ukiah courthouse the largest civic project in Mendocino County. Built on a 4.1-acre site off East Perkins Street, it will have seven courtrooms in about 82,000 square feet, with roughly 160 public parking spaces. Construction began in February 2025 and is estimated to finish in July 2027, on an authorized budget of $150,970,000 (Judicial Council of California). It replaces the existing Mendocino County Courthouse, which the council classes as a high-risk, seismically deficient building.
The project had been paused in August 2016 after the site was bought, for lack of state construction funds, and was revived in the 2021–22 fiscal year. The building is rising beside the railroad tracks where they cross East Perkins Street, the corridor between the commercial core and US-101 (California Courts Newsroom, May 2025).
Getting around: US-101, buses and Ukiah Municipal Airport
US-101 runs through Ukiah, north to Willits and south to Hopland and Sonoma County, and State Highway 20 heads east from US-101 north of the city toward Lake County.
- Buses: the Mendocino Transit Authority runs Route 9, the Ukiah Local (weekdays 7 a.m. to 11 p.m., Saturdays 10 to 5), and Route 7, a weekday north–south jitney. Route 20 links Ukiah with Mendocino College and Willits on weekdays, Route 65 runs daily between Fort Bragg, Willits, Ukiah and Santa Rosa, and Route 75 runs to the south coast Monday through Saturday (MTA).
- Ukiah Municipal Airport: the city-owned field, called Ukiah Regional Airport in the city’s own materials, has one 4,400-foot runway on 160 acres, with 87 aircraft based there. It is CAL FIRE’s air attack base, handles medical, FedEx and UPS flights, and operates around the clock. The runway was rebuilt in two FAA-funded phases from 2020, the second finished in 2024 (City of Ukiah).
- Near the runway: the city reviews projects against airport compatibility zones, so ask the Planning Division which zone applies before planning an ADU or added units near the airport, and expect aircraft activity, including CAL FIRE flights in fire season.
Daily life: downtown, Mendocino College and schools
Downtown has its own zoning code, and the General Plan encourages mixed-use development there, with homes above or beside shops, while limiting demolition of historic buildings.
- Mendocino College: the main campus of the Mendocino-Lake Community College District is at 1000 Hensley Creek Road in Ukiah. The district formed in 1972, held its first classes in 1973 and runs centers in Willits, Lakeport and Fort Bragg across a 3,200-square-mile district (Mendocino College). MTA Route 20 serves the campus.
- Parks and trails: the city counts 2 miles of finished Great Redwood Trail pathway, with a fourth phase planned to add about a mile, and its parks include Low Gap Park, Riverside Park and Oak Manor Park. The Grace Hudson Museum is a city facility.
- Schools: public schools are run by Ukiah Unified, one of the county’s 12 school districts (Mendocino County Office of Education). Confirm the assigned school for a specific address with the district.
Ukiah compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Ukiah | Incorporated city, county seat | City electric, water and sewer; $0.55 per $1,000 city transfer tax; 10% TOT |
| Redwood Valley | Unincorporated | Water district with a moratorium on new connections since 2001 (in force at the 2022 Grand Jury report), or private wells; Redwood Valley AVA |
| Potter Valley | Unincorporated | Farm valley irrigated by the Eel River diversion; Potter Valley AVA |
| Hopland | Unincorporated | South on US-101; near the McDowell Valley AVA |
| Willits | Incorporated city | North on US-101; its own half-rate city transfer tax |
How Diamond Real Estate Group helps Ukiah buyers
In Ukiah the first job is pinning down jurisdiction, which sets a home’s utilities, taxes and permit office. From there we pull the utility history, check the parcel’s fire hazard zone and flood map, read the permit record for additions and second units, and for rural parcels confirm the well, septic system and any groundwater agency fees. If you’re weighing Ukiah against the smaller valleys nearby, we lay out the differences side by side.
See also how we help buyers, our Mendocino County real estate guide, and, for vineyard land around the valley, our vineyard property guide. Thinking of selling a Ukiah home instead? Start with a home valuation. Investors can weigh the city’s 44.7% owner-occupancy rate and $1,331 median gross rent (ACS, 2020–2024) with our investor services, and buyers searching for larger estates and acreage in the valley can start with our luxury real estate guide.
Selling a home in Ukiah
The first fact to settle on a Ukiah sale is which side of the city limit the house sits on. Inside the limits, the City of Ukiah holds the permit, zoning and utility records. A 95482 address in the unincorporated valley is a county file, with septic and well records at Mendocino County Environmental Health.
Transfer tax inside the city
Ukiah has levied its own transfer tax since 1967: $0.275 per $500 of value, exactly half the county’s $0.55. The county code grants a credit equal to a half-rate city tax, so the total on a city sale stays at $1.10 per $1,000. On a $500,000 price that is $550, of which $275 is the city’s share. Sellers customarily pay it in Diamond’s North Bay markets, but the split is negotiable; our California transfer tax guide has the details.
Sewer lateral testing: no sale trigger
Article 18 of the city’s sewer code requires the private lateral to be cleaned and tested after specific events, and a sale is not one of them. Triggers include an overflow, an illegal connection, permitted work valued over $100,000 (inflation-adjusted) and a change to commercial use.
A lateral that passes a TV or exfiltration test earns a certificate of sewer lateral compliance, which the city files and may record with the county. If you hold one, include it with your disclosures. Parcels inside a separate sanitation district that runs its own inspection program are outside this article, so confirm which agency bills your sewer.
Statements every Ukiah seller signs
- A written smoke alarm compliance statement, which can sit in the purchase contract.
- Written certification that the water heater is braced, anchored or strapped.
- Disclosure of any plumbing fixtures that still miss the water-conserving standard owners had to meet by January 1, 2017.
- In a High or Very High fire hazard zone, a defensible-space inspection dated within six months before the sale, or a signed agreement that the buyer obtains one within a year of closing; see our AB 38 inspection guide.
What buyers here ask to see
For an in-town house: a year of city electric, water and sewer bills, permits with final sign-offs for additions or second units, and the lateral certificate if you have one. For valley acreage: the county septic permit file and the well completion report, which Environmental Health releases on an owner request form. County code sets no septic inspection at resale, so any inspection is by agreement.
A home valuation built from in-city or valley sales, as the property requires, is the right starting point; our Mendocino County seller page covers the rest of the county.
Sources for this section: Mendocino County Code (GoCodebook): Chapter 5.24, Real Property Transfer Tax; Ukiah City Code (GoCodebook): Chapter 8B, Real Property Transfer Tax, Article 1; Ukiah City Code (GoCodebook): Division 4, Chapter 2, Article 18, Sewer Lateral Testing; Mendocino County Code (GoCodebook): Chapter 16.08, On-Site Sewage Systems; Mendocino County Environmental Health: Land Use (on-site sewage and water wells); CAL FIRE Office of the State Fire Marshal: Information Bulletin 21-007, defensible space inspections in real estate transactions (2021); Justia: California Civil Code section 1102.19; 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.
Ukiah real estate FAQs
Is Ukiah the county seat of Mendocino County?
Yes. The California State Association of Counties lists Ukiah as the seat of Mendocino County, which was created on February 18, 1850 (CSAC). The state is building the county’s new courthouse there.
How much does a house cost in Ukiah?
Redfin’s median for ZIP 95482 was $538,267 in August 2026, with a median of 63 days on market. The Census’s figure for owner-occupied homes in the city, $458,400 (2020–2024), is a survey estimate that lags the market.
Is every 95482 address inside the City of Ukiah?
No. The ZIP code includes unincorporated land around the city, where county zoning, county taxes and other utility providers apply. Check the parcel’s jurisdiction with the county assessor’s map or the city’s Planning Division before you compare listings.
Who provides electricity, water and sewer in Ukiah?
Inside the city limits, Ukiah Public Utilities, the city’s own utility, provides all three. Outside the limits, Sonoma Clean Power is the default electricity supplier with PG&E delivering it, and water and sewer depend on the local district or a well and septic system.
Does Ukiah charge a city transfer tax?
Yes, $0.55 per $1,000 of value under the city’s 1967 ordinance. State law and the county code credit a city tax set at half the county rate against the county’s $1.10, so the city tax isn’t added on top; ask escrow to show the city and county shares on your estimated closing statement.
Can I run a short-term rental in Ukiah?
Stays of 30 days or less in the city pay the 10% transient occupancy tax, and Measure W’s increase to 13% failed in 2024. Whether a given house can be used that way depends on its zoning, so confirm with the city’s Planning Division before you buy for rental income.
Is Ukiah’s groundwater regulated?
Yes. The Ukiah Valley basin is medium priority under state law, and its sustainability plan was approved on July 27, 2023. If a property relies on a well, ask the Ukiah Valley Basin Groundwater Sustainability Agency whether any fee applies, and check current county well-permit rules before planning a new well.
When will the new Ukiah courthouse open?
The Judicial Council estimates completion in July 2027. Construction started in February 2025 on the seven-courtroom building off East Perkins Street.
Does Ukiah have an airport?
Yes. The city has owned its airport since the 1930s; it has a 4,400-foot runway and serves as CAL FIRE’s air attack base. Check airport compatibility zones before planning new units nearby.
Can I get from Ukiah to Santa Rosa without a car?
Yes. Mendocino Transit Authority Route 65 runs daily between Fort Bragg, Willits, Ukiah and Santa Rosa, and MTA lists connections with Sonoma County Transit, Golden Gate Transit, Amtrak and Greyhound. Check the current timetable before relying on it for a commute.
Which school district serves Ukiah?
Ukiah Unified. Potter Valley has its own district, Potter Valley Community Unified, so confirm the district and school for any address on the edge of the valley.
How good is internet access in Ukiah?
The Census’s 2020–2024 survey found that 89.1% of households in the city had a broadband subscription. Service varies by street and provider, especially outside the city limits, so check providers for the exact address before you buy.
Is there land for sale around Ukiah?
Land listed as “Ukiah” can be inside the city or in the unincorporated valley, and the rules differ. For any land, confirm the zoning, the water source (city service, a district connection or a well permit), the septic or sewer option and the fire hazard zone before you price it; filter our property search by lot size to see what’s listed now.
Is Ukiah in a wine appellation?
There’s no “Ukiah Valley” AVA in the federal regulations. Vineyards around Ukiah may fall in the Mendocino AVA, a large appellation entirely within the county, and to the north the Redwood Valley AVA starts near Calpella; check a vineyard’s location against the boundary text in 27 CFR part 9 rather than the listing.
Sources & notes
- Redfin: ZIP 95482 housing market (August 2026); C.A.R.: September 2026 sales and price report; Census QuickFacts: Ukiah city
- CSAC: Mendocino County profile and Northern California Power Agency: City of Ukiah
- Ukiah City Code: real property transfer tax and transient occupancy tax; Mendocino County Code Ch. 5.24 (GoCodebook copy); Revenue and Taxation Code §11931 (city transfer tax credit); Local News Matters: November 2024 results
- City of Ukiah: Ukiah 2040 General Plan, goals and policies, open space zoning and Planning Division projects report (February 2026)
- Groundwater Exchange: Ukiah Valley basin and Ukiah Valley Basin GSA newsletter (fall 2023)
- Judicial Council: New Ukiah Courthouse and California Courts Newsroom (May 1, 2025)
- Office of the State Fire Marshal: Fire Hazard Severity Zones; Mendocino County Auditor-Controller: tax rates
- Mendocino Transit Authority: routes; City of Ukiah: airport runway project (November 17, 2024); Mendocino College; Mendocino County Office of Education
- Mendocino County Board of Supervisors: agenda item R7, inland short-term rentals (February 3, 2026) and Planning and Building Services: Short Term Rentals (Inland) (checked October 2026); eCFR: 27 CFR part 9, subpart C
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.
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Local resource: Mendocino County planning resources. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.
