Bodega Bay is a census-designated place in unincorporated Sonoma County, California.
Sonoma County · census-designated place
Bodega Bay
Bodega Bay is a census-designated place in unincorporated Sonoma County, in the North Bay. 8.37 sq mi of land. Includes substantial mapped water area. Zoning is set by the county, not a city government. Screen any APN in or near Bodega Bay for zoning, FEMA flood, CAL FIRE / WUI wildfire hazard, soils, geology, and planning — every finding linked to the official source — then verify with Sonoma County planning before you buy or entitle.
Updated 2026-08-29
Useful sources for searching Bodega Bay: Official sources to verify buildability in Bodega Bay ↓
About Bodega Bay land diligence
Bodega Bay is a census-designated place in unincorporated Sonoma County, in the North Bay. 8.37 sq mi of land. Includes substantial mapped water area. Zoning is set by the county, not a city government.
Bodega Bay is a census-designated place in unincorporated Sonoma County—confirm zoning with the county. Most deals need both a fast multi-layer screen and a follow-up with local planners—especially where city limits, specific plans, hillside fire standards, or floodplain rules apply.
Search intents this page answers: zoning in Bodega Bay, FEMA flood near Bodega Bay, CAL FIRE hazard severity, APN lookup, and whether a vacant lot is buildable before you spend on surveys or design.
Community snapshot
Character: Sonoma Coast harbor community.
Climate: Mediterranean — mild wet winters, warm dry summers (North Bay).
Housing & land patterns
Median home
$1.29M
Median income
$183k
Ownership
73%
Median year built
1984
vs California
+70%
Terrain
Coastal bluffs · Russian River · Santa Rosa Plain
Bodega Bay — Sonoma Coast harbor community with a high-value housing market well above the California ACS median, above-average household incomes, a owner-heavy housing mix, and housing stock primarily built during the late 20th century.
Housing market
Median home value
$1.29M
$1,294,900
Much higher than CA
Median rent
$1,689/mo
Median household income
$183k
$182,898
Much higher than CA
Vacancy rate
48.3%
+70% vs California ACS median
Housing characteristics
1984
19202025
Typical home age signal — not a forecast of new construction.
Affordability & housing mix
Home value ÷ income
7.1×
ACS proxy — median home value divided by median household income
Rent ÷ income
11%
Annual median gross rent as share of median household income
Rent burden 30%+
41%
Share of renter households paying 30% or more of income on gross rent
Derived ACS ratios for market context — not a proprietary cost-of-living index or lender qualification standard.
Units-in-structure mix from ACS — shares of total housing units, not new construction pipeline.
Lifestyle & investment
Families
- Household incomes support a relatively affluent profile
- Neighborhood amenities and lot hazards still decide fit
- Confirm attendance boundaries on the specific APN
Retirees
- Housing stock centered around 1984 — maintenance needs vary
- Walkability and healthcare access differ street to street
- Review HOA rules, insurance, and parcel hazards before buying
Investors
- Owner-heavy markets still need local rental comps
- ACS median gross rent about $1,689/mo
- Zoning, ADU rules, and insurance drive outcomes more than ACS averages
Builders
- Valley lots can be gentle yet flood-exposed—pair topography with FEMA
- Verify zoning, setbacks, and utility access early
- Geotechnical and grading reviews are common on hillside lots
Terrain & geography
Sonoma County spans Pacific coast, foggy river valleys, volcanic highlands, and Mayacamas ridges. Petaluma and Santa Rosa flats sit near steep coastal and mountain terrain within the same county.
Elevation Sea level along the coast to roughly 4,000+ ft in the Mayacamas and Geysers area
01Coastal bluffsCoastal bluffs, terraces, and Sonoma Coast headlands
02Russian RiverRussian River and Petaluma River valleys and floodplains
03Santa Rosa PlainSanta Rosa Plain and other inland valley floors
04Mayacamas MountainsMayacamas Mountains, Sonoma Mountain, and volcanic highlands
Development checklist
- Slope and grading feasibility
- Flood exposure and drainage
- Wildfire / WUI hazard
- Liquefaction and geology where mapped
- Zoning, setbacks, and overlays
- Utility access (water, sewer/septic, power)
- Geotechnical conditions on hillside or fill lots
Screen slope and elevation on the APN in Parcel View, then confirm grading, driveway grades, and pad feasibility with Sonoma County planning and a licensed surveyor/engineer.
Key takeaways
- Housing prices in Bodega Bay sit well above the California ACS median.
- Terrain shifts across several landscapes — from coastal bluffs to mayacamas mountains.
- Parcel-specific screening for zoning, flood, wildfire, soils, and slope matters more than any countywide average.
What Parcel View checks in Bodega Bay
Parcel & APN
Boundary and assessor parcel number context so you can confirm you are looking at the right lot inside or near Bodega Bay.
Zoning & land use
Reference zoning and general plan overlays from public GIS—verify final district with Sonoma County planning.
FEMA flood
National Flood Hazard Layer zones across the parcel, including Special Flood Hazard Areas that affect insurance and building rules around Bodega Bay.
Wildfire hazard
CAL FIRE Fire Hazard Severity Zones and WUI context for insurance and defensible-space diligence around Bodega Bay.
Soils
USDA SSURGO map units for a first look at septic suitability, drainage, and grading constraints where mapped near Bodega Bay.
Geology & slope
Mapped liquefaction, fault, landslide, and terrain screens where the state publishes them for Sonoma County.
Verify locally
Parcel View is a first-pass public GIS screen. City or county planning makes official determinations for Bodega Bay.
- Sonoma County planning ↗ — zoning, general plan, and permit rules.
- Sonoma County Assessor ↗ — parcel numbers and lot records.
- Sonoma County Parcel View page — county-wide layers and nearby context.
- Sonoma FEMA flood screen
- Sonoma wildfire hazard screen
- Sonoma zoning screen
- FEMA Map Service Center ↗ — flood zones and base flood elevations.
- CAL FIRE Fire Hazard Severity Zones ↗ — state wildfire hazard mapping.
Living and buying land in Bodega Bay
Bodega Bay is a census-designated place in unincorporated Sonoma County, California.
Character: Sonoma Coast harbor community.
Climate: Mediterranean — mild wet winters, warm dry summers (North Bay).
Wildfire, flood, and insurance diligence in Bodega Bay
Hazard diligence is parcel-specific in Bodega Bay, but community patterns matter for underwriting and timeline.
Wildfire: community screening level is moderate — Sonoma County has extensive WUI history — screen CAL FIRE on every APN.
Moderate; coastal winds / vegetation still matter.
Flood: community screening level is moderate — Flood risk varies by floodplain, alluvial fan, and local drainage. Screen FEMA layers on the APN and ask about drainage history.
Coastal / lagoon / FEMA diligence required.
Seismic: California is seismically active. Review Alquist-Priolo / fault maps and local geologic hazards for the APN..
Coastal influence may add Local Coastal Program, tsunami, or coastal setback questions on some lots.
Tsunami: Coastal tsunami inundation mapping — screen parcel.
Insurance diligence often focuses on wildfire underwriting, defensible space, and flood determination where mapped.
Commute, transit, and utilities in Bodega Bay
Commute times depend on destination and time of day — map drive times rather than a single citywide average.
Downtown / village center: Harbor / village commercial area.
Visit the parcel at the hours you would actually commute — last-mile access varies street-by-street.
Sewer vs septic: Often limited — verify..
Wells: Variable.
Electric/gas utility context is typically PG&E territory in this part of Sonoma County — confirm the serving utility on the meter.
Bodega Bay subareas and lot patterns
Bodega Bay is often searched as a single community name on listings and county maps.
Even without a long published neighborhood list, lot-level zoning, hazards, utilities, and school boundaries still vary.
When comparing two lots in Bodega Bay, weight WUI/fire, FEMA flood, septic vs sewer, slope/access, and easements carefully.
Lifestyle context for Bodega Bay
Beaches / coast access: Sonoma Coast State Park beaches nearby.
Lifestyle in Bodega Bay is shaped by Sonoma County’s mix of neighborhoods, commercial corridors, and nearby open space.
Separate lifestyle preferences from lot-level buildability — a great street can still fail on fire insurance, flood zone, slope, or septic capacity.
How to screen a parcel in Bodega Bay
Enter the address or APN on Screen and confirm jurisdiction (Sonoma County planning (unincorporated) vs Sonoma County).
Review zoning, FEMA flood, CAL FIRE / WUI, soils, geology, and slope/elevation overlays.
Short-term rentals: STR rules vary by city and often require permits — verify with the local code enforcement / planning desk.
- Character
- Sonoma Coast harbor community
- Median home value (ACS)
- $1,294,900 (about 70% above the California statewide ACS median) · ACS 2020-2024
- Median gross rent (ACS)
- $1,689/mo · ACS 2020-2024
- Median household income (ACS)
- $182,898 · ACS 2020-2024
- Homeownership (ACS)
- 73% owner-occupied
- Housing stock age
- About 1984
- Market context
- Median home $1,294,900 (about 70% above the California statewide ACS median); vacancy about 48.3% · ACS 2020-2024 context
- County elevation range
- Sea level along the coast to roughly 4,000+ ft in the Mayacamas and Geysers area
- Fire risk (community)
- moderate
- Flood risk (community)
- moderate
- Sewer / septic
- Common / coastal constraints
- Downtown
- Yes
Common Bodega Bay buyer questions
Short screening answers for searches buyers actually type. These are community-level notes — confirm on the parcel and with Sonoma County planning.
Is this area expensive?
Median owner-occupied home value is about $1,294,900 (about 70% above the California statewide ACS median); median gross rent about $1,689/mo. Neighborhoods vary — confirm current listings with a local agent.
Is it a buyer's market?
Median home $1,294,900 (about 70% above the California statewide ACS median); vacancy about 48.3% · ACS 2020-2024 context
Is it family friendly?
High household incomes (about $182,898) suggest a relatively affluent community, but school quality, commute, parks, and parcel hazards still decide family fit. Confirm attendance boundaries and screen fire/flood on the APN.
Is it good for retirees?
Housing built around 1984 means maintenance needs vary. Walkability, healthcare access, HOA rules, and insurance costs should be reviewed before purchasing.
Is it good for investors?
Tenure mix is about 73% owner-occupied. Median gross rent about $1,689/mo. Rental demand may help, but zoning, ADU rules, STR ordinances, and insurance ultimately determine investment potential.
Are rentals in demand?
Median gross rent is about $1,689/mo. Confirm vacancy, comps, and any rent-stabilization or STR rules before underwriting.
Is there new construction?
Typical stock ages to around 1984; newer tracts and Housing Element sites still need local planning maps. Check current applications with Sonoma County planning for unincorporated land.
Can I build an ADU?
California ADU law is strong; confirm city ordinance standards and parcel hazards with planning.
Is it wildfire prone?
Moderate; coastal winds / vegetation still matter.
Is flooding common?
Coastal / lagoon / FEMA diligence required.
Is there public sewer?
Often limited — verify.
Are wells common?
Variable.
Are short-term rentals allowed?
STR rules vary by city and often require permits — verify with the local code enforcement / planning desk.
Does it have a downtown?
Harbor / village commercial area.
Is it pet friendly?
Generally pet-friendly communities; confirm HOA/rental rules per property.
Screen a parcel in Bodega Bay Local planning ↗ Sonoma County guide
Profile confidence: medium · Updated 2026-08-05. Informational screening only.
Frequently asked questions about Bodega Bay parcels
Is land in Bodega Bay buildable?
Buildability is not a single map label. Screen zoning, flood, wildfire hazard, access, and soils for the specific APN near Bodega Bay, then ask Sonoma County planning whether your proposed use can be entitled and permitted.
How do I check zoning in Bodega Bay?
Run a Parcel View screen for a first-pass zoning/general-plan reference, then confirm the controlling district with Sonoma County planning. Overlays and specific plans can change what is allowed.
Does Bodega Bay have FEMA flood risk?
Flood risk is parcel-specific. Parcel View intersects the FEMA National Flood Hazard Layer with the lot polygon. Always verify Special Flood Hazard Areas and base flood elevations on the FEMA Map Service Center before financing or building.
How do I screen a parcel in Bodega Bay?
Enter the address or APN in Parcel View. Bodega Bay is a census-designated place in unincorporated Sonoma County—confirm zoning with the county.
Is Parcel View a substitute for Sonoma County planning?
No. It is a first-pass public GIS screen with source links. City or county planning makes official determinations.