Santa Rosa is an incorporated city in Sonoma County, California.
Sonoma County · city
Santa Rosa
Santa Rosa is an incorporated city in Sonoma County, in the North Bay. About 175,845 residents (2023 Census estimate). 42.6 sq mi of land. Verify city vs county jurisdiction on the APN. Screen any APN in or near Santa Rosa for zoning, FEMA flood, CAL FIRE / WUI wildfire hazard, soils, geology, and planning — every finding linked to the official source — then verify with Santa Rosa or Sonoma County planning before you buy or entitle.
Updated 2026-08-29
Useful sources for searching Santa Rosa: Official sources to verify buildability in Santa Rosa ↓
About Santa Rosa land diligence
Santa Rosa is an incorporated city in Sonoma County, in the North Bay. About 175,845 residents (2023 Census estimate). 42.6 sq mi of land. Verify city vs county jurisdiction on the APN.
Confirm whether the lot is inside Santa Rosa limits or unincorporated Sonoma County, then verify zoning on the official planning site. 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 Santa Rosa, FEMA flood near Santa Rosa, CAL FIRE hazard severity, APN lookup, and whether a vacant lot is buildable before you spend on surveys or design.
Community snapshot
Character: County seat / primary urban center of Sonoma County.
Population: about 175,845 residents (2023 estimate) across roughly 42.6 square miles.
Climate: Mediterranean; inland valley warmer than coastal Sonoma.
Regional context: wine-country influence can shape land use, tourism, and edge-lot values.
Growth outlook: Yes — primary job and housing center of Sonoma County with ongoing infill and rebuild.
Housing & land patterns
Median home
$714k
Median income
$99k
Ownership
57%
Median year built
1980
vs California
-6%
Terrain
Coastal bluffs · Russian River · Santa Rosa Plain
Santa Rosa — County seat / primary urban center of Sonoma County with housing prices below the California ACS median, household incomes near the state average, a nearly even owner/renter split, and housing stock primarily built during the late 20th century.
Housing market
Median home value
$714k
$713,900
Somewhat lower than CA
Median rent
$2,152/mo
Median household income
$99k
$99,060
Near California average
Vacancy rate
4.3%
-6% vs California ACS median
Housing characteristics
1980
19202025
Typical home age signal — not a forecast of new construction.
Affordability & housing mix
Home value ÷ income
7.2×
ACS proxy — median home value divided by median household income
Rent ÷ income
26%
Annual median gross rent as share of median household income
Rent burden 30%+
43%
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
- Income levels vary — confirm school and commute fit locally
- Neighborhood amenities and lot hazards still decide fit
- Confirm attendance boundaries on the specific APN
Retirees
- Housing stock centered around 1980 — 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 $2,152/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
- Use ACS medians as market context for Santa Rosa, then verify current listings locally.
- 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 Santa Rosa
Parcel & APN
Boundary and assessor parcel number context so you can confirm you are looking at the right lot inside or near Santa Rosa.
Zoning & land use
Reference zoning and general plan overlays from public GIS—verify final district with Santa Rosa or 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 Santa Rosa.
Wildfire hazard
CAL FIRE Fire Hazard Severity Zones and WUI context for insurance and defensible-space diligence around Santa Rosa.
Soils
USDA SSURGO map units for a first look at septic suitability, drainage, and grading constraints where mapped near Santa Rosa.
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 Santa Rosa.
- Santa Rosa / Sonoma 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 Santa Rosa
Santa Rosa is an incorporated city in Sonoma County, California.
Character: County seat / primary urban center of Sonoma County.
Population: about 175,845 residents (2023 estimate) across roughly 42.6 square miles.
Climate: Mediterranean; inland valley warmer than coastal Sonoma.
Regional context: wine-country influence can shape land use, tourism, and edge-lot values.
Growth outlook: Yes — primary job and housing center of Sonoma County with ongoing infill and rebuild.
Wildfire, flood, and insurance diligence in Santa Rosa
Hazard diligence is parcel-specific in Santa Rosa, but community patterns matter for underwriting and timeline.
Wildfire: community screening level is variable — Wildland-urban interface elevated in Fountaingrove, Coffey Park history, northern/eastern hills.
Neighborhood-dependent — elevated in WUI hills; lower in core valley floor.
Elevated wildfire diligence neighborhoods often include: Fountaingrove, Coffey Park (rebuild / WUI context), Northeast hills.
Flood: community screening level is variable — Localized FEMA SFHA along creeks / Santa Rosa Creek corridors — always screen the APN.
Localized along creeks — not citywide.
Seismic: Regional seismic exposure; check Alquist-Priolo / CGS layers on parcel screen.
Insurance diligence often focuses on: wildfire fair plan in wui neighborhoods; flood insurance in mapped sfha.
FAIR Plan / insurance context: More common in hillside / prior-fire neighborhoods — verify lot-level
Commute, transit, and utilities in Santa Rosa
Primary highway access: US-101, CA-12.
SMART rail: Santa Rosa Downtown / Railroad Square and Santa Rosa North (verify current schedules and station names).
Airport context: Charles M. Schulz–Sonoma County Airport (STS) — northwest of city.
Commute screen: SF often 60–90+ minutes; many work locally or hybrid..
Marin: Common reverse/coastal commute via 101 — traffic-dependent.
Napa: Often ~45–75 minutes via CA-12 / Napa roads.
Sacramento: Often ~1.5–2.5 hours depending on routing.
Walkability: Downtown and JC yes; much of the city is car-oriented..
Bike network: Improving network; still mixed by corridor.
Downtown / village center: Yes — Courthouse Square / Railroad Square.
Major local employment anchors: Kaiser Permanente, Providence / local hospitals, County of Sonoma, City of Santa Rosa, Keysight / tech & services.
Visit the parcel at the hours you would actually commute — last-mile access varies street-by-street.
Water providers commonly referenced: City of Santa Rosa, Adjacent districts in fringe areas.
Sewer: City of Santa Rosa (core); verify fringe/unincorporated pockets.
Sewer vs septic: Yes for most city lots; confirm service area..
Wells: Uncommon in core city; more at edges.
Natural gas: Widely available in urbanized areas (PG&E).
Electric/gas utility context is typically PG&E territory in this part of Sonoma County — confirm the serving utility on the meter.
Internet options often include Comcast/Xfinity, AT&T, Sonic (select areas) (varies by street).
Schools screening: elementary/district context includes Santa Rosa City Schools, Bellevue Union, Wright, Rincon Valley Union (parts); high schools often referenced include Santa Rosa High, Montgomery High, Piner High, Elsie Allen High. Always confirm attendance boundaries.
College proximity: Santa Rosa Junior College; Sonoma State University nearby in Rohnert Park.
Santa Rosa neighborhoods and subareas
Buyers often search Santa Rosa by neighborhood rather than citywide averages.
Areas commonly referenced: Fountaingrove, Bennett Valley, Rincon Valley, Coffey Park, Oakmont, Roseland, Junior College, Downtown, Skyhawk, Hidden Valley.
Each pocket can differ on fire, flood, walkability, schools, and lot pattern — screen the specific APN.
Fountaingrove
Fire: elevated. Hillside / wildland-urban interface — fire insurance diligence critical. Family score (screening): 6/10. Luxury score (screening): 8/10
Bennett Valley
Fire: moderate. Eastside residential; mixed lot sizes. Family score (screening): 8/10. Luxury score (screening): 7/10
Rincon Valley
Fire: moderate. Northeast Santa Rosa / Rincon Valley area. Family score (screening): 8/10
Coffey Park
Fire: elevated. Tubbs Fire rebuild area — verify lot-level fire history and insurance. Family score (screening): 7/10
Oakmont
Fire: moderate. Active adult / retirement-oriented community character. Family score (screening): 5/10. Luxury score (screening): 6/10
Roseland
Fire: low · Flood: moderate. Southwest Santa Rosa; verify flood and zoning overlays. Family score (screening): 7/10
Junior College
Fire: low · Walk: Good. Family score (screening): 7/10
Downtown
Fire: low · Walk: Good. Urban core / Courthouse Square area. Luxury score (screening): 5/10
Lifestyle context for Santa Rosa
Strong downtown and corridor dining scene
Multiple local breweries / tasting rooms
Day-trip wine country access; tasting rooms in and near city
Parks often referenced: Spring Lake Regional Park, Howarth Park, Trione-Annadel (nearby).
Trails: Prince Memorial Greenway, Annadel / Spring Lake trail network.
Lakes: Spring Lake, Lake Ralphine.
Farmers markets: Santa Rosa farmers markets (seasonal locations).
Separate lifestyle preferences from lot-level buildability — a great street can still fail on fire insurance, flood zone, slope, or septic capacity.
Pets: Generally pet-friendly communities; confirm HOA/rental rules per property.
How to screen a parcel in Santa Rosa
Enter the address or APN on Screen and confirm jurisdiction (Santa Rosa city/town planning vs Sonoma County).
Review zoning, FEMA flood, CAL FIRE / WUI, soils, geology, and slope/elevation overlays.
SB 9 screen: Possible on qualifying single-family lots outside exclusions — verify with planning.
HOAs: Common in planned / hillside / condo communities.
Short-term rentals: STR rules vary by city and often require permits — verify with the local code enforcement / planning desk.
General Plan focus often includes: County seat employment, housing element sites, downtown revitalization.
Growth boundary note: Urban growth managed via General Plan / UGB policies — verify current map.
Nearby AVAs / wine appellations: Russian River Valley (nearby), Sonoma Coast (regional).
Vineyard prevalence: Urban core limited; vineyards at edges and nearby valleys.
- Population
- 175,845 (2023)
- Land area
- 42.6 sq mi
- Character
- County seat / primary urban center of Sonoma County
- Median home value (ACS)
- $713,900 (about 6% below the California statewide ACS median) · ACS 2020-2024
- Median gross rent (ACS)
- $2,152/mo · ACS 2020-2024
- Median household income (ACS)
- $99,060 · ACS 2020-2024
- Homeownership (ACS)
- 57% owner-occupied
- Housing stock age
- About 1980
- Market context
- Median home $713,900 (about 6% below the California statewide ACS median); vacancy about 4.3% · 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)
- variable — Wildland-urban interface elevated in Fountaingrove, Coffey Park history, northern/eastern hills
- Flood risk (community)
- variable — Localized FEMA SFHA along creeks / Santa Rosa Creek corridors — always screen the APN
- SMART rail
- Santa Rosa Downtown / Railroad Square and Santa Rosa North
- Commute to SF
- Typically ~60–90+ minutes to San Francisco depending on traffic and mode
- Sewer / septic
- Uncommon inside city sewer service; more common at edges / county islands
- ADU screening
- City ADU program active; state law baseline + local objective standards — verify
- Downtown
- Moderate to good in downtown / JC; auto-oriented elsewhere
- Major employers
- Kaiser Permanente, Providence / local hospitals, County of Sonoma, City of Santa Rosa, Keysight / tech & services
Common Santa Rosa buyer questions
Short screening answers for searches buyers actually type. These are community-level notes — confirm on the parcel and with local city planning.
Is this area expensive?
Median owner-occupied home value is about $713,900 (about 6% below the California statewide ACS median); median gross rent about $2,152/mo. Neighborhoods vary — confirm current listings with a local agent.
Is it a buyer's market?
Median home $713,900 (about 6% below the California statewide ACS median); vacancy about 4.3% · ACS 2020-2024 context
Is it growing?
Yes — primary job and housing center of Sonoma County with ongoing infill and rebuild.
Is it family friendly?
High household incomes (about $99,060) 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 1980 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 57% owner-occupied. Median gross rent about $2,152/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 $2,152/mo. Confirm vacancy, comps, and any rent-stabilization or STR rules before underwriting.
Is there new construction?
Typical stock ages to around 1980; newer tracts and Housing Element sites still need local planning maps. Check current applications with Santa Rosa city/town planning (or Sonoma County if the APN is outside city limits).
Can I build an ADU?
California ADU law is strong; confirm city ordinance standards and parcel hazards with planning.
Is it wildfire prone?
Neighborhood-dependent — elevated in WUI hills; lower in core valley floor.
Is flooding common?
Localized along creeks — not citywide.
Is there public sewer?
Yes for most city lots; confirm service area.
Are wells common?
Uncommon in core city; more at edges.
Are HOAs common?
Common in planned / hillside / condo communities.
Are short-term rentals allowed?
STR rules vary by city and often require permits — verify with the local code enforcement / planning desk.
What is the average commute?
SF often 60–90+ minutes; many work locally or hybrid.
Is it walkable?
Downtown and JC yes; much of the city is car-oriented.
Is it bike friendly?
Improving network; still mixed by corridor.
Does it have a downtown?
Yes — Courthouse Square / Railroad Square.
Is it pet friendly?
Generally pet-friendly communities; confirm HOA/rental rules per property.
Screen a parcel in Santa Rosa Local planning ↗ Sonoma County guide
Profile confidence: medium · Updated 2026-08-05. Informational screening only.
Frequently asked questions about Santa Rosa parcels
Is land in Santa Rosa buildable?
Buildability is not a single map label. Screen zoning, flood, wildfire hazard, access, and soils for the specific APN near Santa Rosa, then ask Santa Rosa planning whether your proposed use can be entitled and permitted.
How do I check zoning in Santa Rosa?
Run a Parcel View screen for a first-pass zoning/general-plan reference, then confirm the controlling district with Santa Rosa or Sonoma County planning. Overlays and specific plans can change what is allowed.
Does Santa Rosa 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 Santa Rosa?
Enter the address or APN in Parcel View. Confirm whether the lot is inside Santa Rosa limits or unincorporated Sonoma County, then verify zoning on the official planning site.
Is Parcel View a substitute for Santa Rosa planning?
No. It is a first-pass public GIS screen with source links. City or county planning makes official determinations.