Market Update: BottleRock Edition
Did you fall in love with Napa this weekend at BottleRock, and decide you just might want to move there? Here’s what’s happening in the housing market in Napa County. Good news for buyers: there’s lots of inventory! But take that with a grain of salt, because as with elsewhere in the greater bay area, the most desirable homes are selling quickly. Buyers in Napa, especially in the luxury market, are being picky, but when the perfect home becomes available, people jump on it.
I looked at MLS data* on current & pending home listings in Napa County, and compared that to closed sales over the past 12 months. Here’s what I found out. Homes in the $500,000-750,000 range are moving fastest, which makes sense given that it’s a relatively affordable price point in the bay area. Homes in American Canyon are selling faster than anywhere else in Napa County, likely due to proximity to jobs, and maybe also availability of homes in the price points that buyers are looking for.
The high end luxury market in Napa County definitely makes the stats look strange in some ways. While many of the homes that sold in the past 12 months were under $1M, a small number of homes, mostly located in Yountville, St. Helena, and Calistoga, priced over $10 million really affect averages. Same with days in market, a few outliers that have been sitting on the market for many months make averages appear longer, when typical homes are selling in 1-2 months. Anyway. Enough with my rambling, here’s what the data* shows:
Napa Valley real estate market overview as of May 25, 2026
Current market snapshot
Active listings
560
For sale now
Coming soon
7
Not yet active
Pending
77
Under contract
Months of inventory
9.7
Buyer’s market
Sold (12 mo.)
691
~57.6/month
Active listings by type
Pending listings by type
Price overview
Active – median list price
$1,337,000
Sold – median sale price
$868,358
Active – avg list price
$2,476,613
Skewed by luxury
Sold – avg sale price
$1,221,222
Months of inventory = active listings ÷ avg monthly sales. Under 3 months = seller’s market; 4–6 = balanced; over 6 = buyer’s market. Data as of October 2025 pull dates.
High-End of the market (properties priced at $3 million and above)
Active listings $3M+ — days on market
Total active $3M+
114
of 560 active (20%)
Median DOM
76 days
vs. 66 all active
Mean DOM
133 days
vs. 108 all active
Longest sitting
830 days
Pulls mean up
Active $3M+ — DOM distribution
Sold $3M+ — DOM distribution
Sold $3M+ — sale price vs. list price
Properties sold
38
Past 12 months
Median SP/LP ratio
93.3%
vs. 98.5% overall
Mean SP/LP ratio
93.0%
vs. 97.4% overall
Sold at or above LP
13%
vs. 39% overall
Median DOM (sold)
45 days
vs. 42 all sold
SP/LP ratio distribution — sold $3M+
SP/LP ratio — $3M+ vs. all sold
SP/LP ratio = sale price ÷ list price at time of sale. A ratio below 100% means the property sold for less than its list price. Sold DOM comparison: $3M+ median 45 days vs. 42 days for all sold — nearly identical, suggesting luxury buyers who do commit move quickly.
Market Segment Performance
Standout performer — American Canyon
Median DOM
26 days
vs. 42 market-wide
Median SP/LP ratio
99.9%
Near full list price
Sold at or above list
49%
vs. 39% market-wide
Sales volume
59
Mostly $500K–$1M
American Canyon is the strongest performing sub-market
Nearly half of all sales close at or above list price, homes move in under a month on average, and the average SP/LP ratio is exactly 100%. Almost all sales are detached homes priced between $500K–$1M — the most competitive price band in the county.
Performance by price band
Performance by city
Median days on market
% sold at or above list price
Performance by property type
Median days on market
% sold at or above list price
Overall market benchmarks: median DOM 42 days, median SP/LP 98.5%, 39% sold at or above list. Minimum 10 sales required for city inclusion. Property types with fewer than 5 sales excluded.
*Disclaimer: These stats were computed with the data available through my local MLS and may contain errors. Some sales data may be missing, such as off-market sales that were not entered into the MLS, and human errors in data entry do occasionally occur.
CA DRE#02251992
