Windsor is an incorporated town in Sonoma County, California.
Sonoma County · town
Windsor
Windsor is an incorporated town in Sonoma County, in the North Bay. About 25,828 residents (2023 Census estimate). 7.44 sq mi of land. Verify city vs county jurisdiction on the APN. Screen any APN in or near Windsor for zoning, FEMA flood, CAL FIRE / WUI wildfire hazard, soils, geology, and planning — every finding linked to the official source — then verify with Windsor or Sonoma County planning before you buy or entitle.
Updated 2026-08-29
Useful sources for searching Windsor: Official sources to verify buildability in Windsor ↓
About Windsor land diligence
Windsor is an incorporated town in Sonoma County, in the North Bay. About 25,828 residents (2023 Census estimate). 7.44 sq mi of land. Verify city vs county jurisdiction on the APN.
Confirm whether the lot is inside Windsor 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 Windsor, FEMA flood near Windsor, CAL FIRE hazard severity, APN lookup, and whether a vacant lot is buildable before you spend on surveys or design.
Community snapshot
Character: Town north of Santa Rosa with strong family / planned character.
Population: about 26,285 residents (2023 estimate).
Climate: Mediterranean — mild wet winters, warm dry summers (North Bay).
Regional context: wine-country influence can shape land use, tourism, and edge-lot values.
Jurisdiction check: confirm whether the APN is inside Windsor limits or unincorporated Sonoma County before relying on city zoning maps alone.
Housing & land patterns
Median home
$801k
Median income
$134k
Ownership
76%
Median year built
1993
vs California
+5%
Terrain
Coastal bluffs · Russian River · Santa Rosa Plain
Windsor — Town north of Santa Rosa with strong family / planned character with housing prices 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
$801k
$801,100
Somewhat higher than CA
Median rent
$2,433/mo
Median household income
$134k
$133,979
Higher than CA
Vacancy rate
4.7%
+5% vs California ACS median
Housing characteristics
1993
19202025
Typical home age signal — not a forecast of new construction.
Affordability & housing mix
Home value ÷ income
6×
ACS proxy — median home value divided by median household income
Rent ÷ income
22%
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 1993 — 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 $2,433/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 Windsor, 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 Windsor
Parcel & APN
Boundary and assessor parcel number context so you can confirm you are looking at the right lot inside or near Windsor.
Zoning & land use
Reference zoning and general plan overlays from public GIS—verify final district with Windsor 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 Windsor.
Wildfire hazard
CAL FIRE Fire Hazard Severity Zones and WUI context for insurance and defensible-space diligence around Windsor.
Soils
USDA SSURGO map units for a first look at septic suitability, drainage, and grading constraints where mapped near Windsor.
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 Windsor.
- Windsor / 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 Windsor
Windsor is an incorporated town in Sonoma County, California.
Character: Town north of Santa Rosa with strong family / planned character.
Population: about 26,285 residents (2023 estimate).
Climate: Mediterranean — mild wet winters, warm dry summers (North Bay).
Regional context: wine-country influence can shape land use, tourism, and edge-lot values.
Jurisdiction check: confirm whether the APN is inside Windsor limits or unincorporated Sonoma County before relying on city zoning maps alone.
Wildfire, flood, and insurance diligence in Windsor
Hazard diligence is parcel-specific in Windsor, but community patterns matter for underwriting and timeline.
Wildfire: community screening level is moderate — Fringe WUI / wildland edges — verify hillside lots.
Moderate / fringe-dependent.
Flood: community screening level is moderate — Russian River regional context — screen FEMA on APN.
River-regional diligence recommended.
Seismic: California is seismically active. Review Alquist-Priolo / fault maps and local geologic hazards for the APN..
Insurance diligence often focuses on wildfire underwriting, defensible space, and flood determination where mapped.
FAIR Plan / insurance context: Homeowners insurance can be constrained by wildfire, brush, and sometimes flood. FAIR Plan appears more often in higher wildfire zones — verify early in diligence.
Run a Parcel View screen on the APN for CAL FIRE, FEMA, soils, and geology overlays, then confirm with official maps and Windsor city/town planning.
Commute, transit, and utilities in Windsor
Primary highway access: US-101.
SMART rail: Windsor SMART station (verify current schedules and station names).
Commute screen: Often ~70–100 minutes.
Walkability: Downtown/Town Green yes..
Downtown / village center: Yes — Town Green.
Visit the parcel at the hours you would actually commute — last-mile access varies street-by-street.
Water providers commonly referenced: Town of Windsor.
Sewer: Town of Windsor.
Sewer vs septic: Yes for most town lots..
Electric/gas utility context is typically PG&E territory in this part of Sonoma County — confirm the serving utility on the meter.
Broadband availability varies by street — confirm cable, fiber, fixed wireless, or satellite for the exact address.
School attendance boundaries change — confirm with the district before treating any map as final.
Windsor neighborhoods and subareas
Buyers often search Windsor by neighborhood rather than citywide averages.
Areas commonly referenced: Windsor Downtown / Town Green, East Windsor, West Windsor.
Each pocket can differ on fire, flood, walkability, schools, and lot pattern — screen the specific APN.
Windsor Downtown / Town Green
Fire: low · Walk: Good
East Windsor
Fire: moderate. Family score (screening): 8/10
West Windsor
Fire: moderate. Family score (screening): 8/10
Lifestyle context for Windsor
Parks often referenced: Windsor Town Green, Keiser Park.
Rivers: Russian River (nearby).
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 Windsor
Enter the address or APN on Screen and confirm jurisdiction (Windsor city/town planning 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.
- Population
- 26,285 (2023)
- Character
- Town north of Santa Rosa with strong family / planned character
- Median home value (ACS)
- $801,100 (about 5% above the California statewide ACS median) · ACS 2020-2024
- Median gross rent (ACS)
- $2,433/mo · ACS 2020-2024
- Median household income (ACS)
- $133,979 · ACS 2020-2024
- Homeownership (ACS)
- 76% owner-occupied
- Housing stock age
- About 1993
- Market context
- Median home $801,100 (about 5% above the California statewide ACS median); vacancy about 4.7% · 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 — Fringe WUI / wildland edges — verify hillside lots
- Flood risk (community)
- moderate — Russian River regional context — screen FEMA on APN
- SMART rail
- Windsor SMART station
- Commute to SF
- Often ~70–100 minutes
- Sewer / septic
- Rare in town; common in surrounding county
- ADU screening
- Confirm town ADU standards + state law
Common Windsor 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 $801,100 (about 5% above the California statewide ACS median); median gross rent about $2,433/mo. Neighborhoods vary — confirm current listings with a local agent.
Is it a buyer's market?
Median home $801,100 (about 5% above the California statewide ACS median); vacancy about 4.7% · ACS 2020-2024 context
Is it family friendly?
High household incomes (about $133,979) 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 1993 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 76% owner-occupied. Median gross rent about $2,433/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 $2,433/mo. Confirm vacancy, comps, and any rent-stabilization or STR rules before underwriting.
Is there new construction?
Typical stock ages to around 1993; newer tracts and Housing Element sites still need local planning maps. Check current applications with Windsor 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?
Moderate / fringe-dependent.
Is flooding common?
River-regional diligence recommended.
Is there public sewer?
Yes for most town lots.
Are short-term rentals allowed?
STR rules vary by city and often require permits — verify with the local code enforcement / planning desk.
Is it walkable?
Downtown/Town Green yes.
Does it have a downtown?
Yes — Town Green.
Is it pet friendly?
Generally pet-friendly communities; confirm HOA/rental rules per property.
Screen a parcel in Windsor Local planning ↗ Sonoma County guide
Profile confidence: medium · Updated 2026-08-05. Informational screening only.
Frequently asked questions about Windsor parcels
Is land in Windsor buildable?
Buildability is not a single map label. Screen zoning, flood, wildfire hazard, access, and soils for the specific APN near Windsor, then ask Windsor planning whether your proposed use can be entitled and permitted.
How do I check zoning in Windsor?
Run a Parcel View screen for a first-pass zoning/general-plan reference, then confirm the controlling district with Windsor or Sonoma County planning. Overlays and specific plans can change what is allowed.
Does Windsor 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 Windsor?
Enter the address or APN in Parcel View. Confirm whether the lot is inside Windsor limits or unincorporated Sonoma County, then verify zoning on the official planning site.
Is Parcel View a substitute for Windsor planning?
No. It is a first-pass public GIS screen with source links. City or county planning makes official determinations.