How many condos does Healdsburg have?
Very few. The Census Bureau's 2020-2024 American Community Survey counts 5,138 homes in Healdsburg, and 3,681 of them are single-family detached houses. Only 273 are single-family attached homes such as townhouses, and another 514 are in buildings with five or more units, a group that includes both apartments and condos. That small pool is why condo sales here come in ones and twos.
Redfin's figures for ZIP 95448 in the three months to September 2026 show just two condo sales, at a median of $822,476, and two townhouse sales at a median of $903,501. Those medians rest on four homes, so treat them as anecdotes, not a trend. For a steadier yardstick, Sonoma County's condo median in Redfin's September 2026 monthly figures was $497,048 from 33 sales, down 1.6% on a year earlier, with a median of 67 days on market. Most of the Healdsburg listings below sit well above that county figure.
Best areas to buy a condo in Healdsburg
These are the condo communities we could confirm from listings we opened in October 2026. Prices and dues are from those listings on that date; a listing is a snapshot, so check the current figures with the HOA and the listing agent.
Mill District condos, downtown Healdsburg
The Mill District is the newest condo option in town. A studio at 151 Sawmill Circle, built in 2024 with 573 square feet and one assigned garage space, sold for $750,000 with HOA dues of $1,028 a month. The listing describes redwood-lined grounds and a resident pool house with a private pool, fitness spaces, a sauna and a clubhouse. Dues at that level make sense only if you will use the amenities, so price the dues into your monthly budget from the start.
The Residences at Alyvia, Mill District
The Residences at Alyvia is a 12-unit collection of condos inside a 53-room hotel in the Mill District. A two-bedroom unit of 1,249 square feet at 180 Sawmill Circle was listed at $2,925,000 and was pending sale, with HOA dues of $1,386 a month. The listing says the condos are managed by Mayacama Hospitality under a rental management agreement, and that owners can choose a membership level at the Mayacama Golf Club. A hotel condo works differently from an ordinary one: read the rental agreement, the owner-use rules and the hotel's share of income before you offer.
Foss Creek Villas, near the Plaza
Foss Creek Villas, whose HOA is listed as Foss Creek Village, dates from 1988 and accounted for three of the listings we checked. In October 2026, a 955-square-foot two-bedroom at 200 Foss Creek Circle was listed at $649,000, a 960-square-foot two-bedroom at 216 Foss Creek Circle was listed at $675,000 after 179 days on the market, and a 616-square-foot one-bedroom at 202 Foss Creek Circle had sold for $589,000. Dues were $580 to $595 a month. One listing says the dues cover common areas, insurance on the structure, structure and grounds maintenance, management, the pool and the roof. The community has a pool, clubhouse, gym and greenbelt along the creek.
North Street condos, near the Plaza
The smaller, older buildings near the Plaza can be the lowest-priced way into downtown. A 675-square-foot two-bedroom, one-bath end unit at 436 North Street, built in 1982, sold for $483,300 after 493 days on the market. Its HOA dues were $418 a month, covering fire insurance and garbage service, with pay-per-use laundry. The long market time is a reminder that older small units can be hard to sell, so check how long comparable units sat.
Kennedy Lane, newer condos at a lower price
A 1,260-square-foot two-bedroom, two-bath condo at 97 Kennedy Lane, built in 2015, was listed at $455,000 after 188 days on the market, with HOA dues of $188 a month. The listing notes that there is no land lease or monthly space rent and that the home may be rented. A price that far below the rest of town is worth a question: ask the listing agent and the HOA about any resale, income or occupancy restrictions recorded against the unit before you go further.
Is it wise to buy a condo in Healdsburg now?
Owning versus renting a Healdsburg condo
It depends on the building more than the market. Freddie Mac's 30-year average was 7.24% in the week of October 29, 2026. At that rate, 20% down on the $649,000 Foss Creek listing leaves a $519,200 loan and about $3,538 a month in principal and interest, plus $595 in dues, before tax and insurance. That is about $4,133 a month. Zillow's observed rent for Healdsburg was $3,425 a month in September 2026, so a buyer pays a premium over renting in exchange for building equity and fixed principal and interest.
California condo rules that apply in Healdsburg
Three California rules make due diligence on a condo heavier than on a house. Associations must inspect balconies, decks and other elevated wooden elements under SB 326; see our balcony inspection law guide. Associations must disclose reserves and budgets; see our California HOA laws guide. And the master insurance policy matters more as insurers pull back in fire-prone areas; our homeowners insurance guide explains what an HO-6 policy covers on top of the HOA's policy.
Financing a Healdsburg condo
Warrantability and condo approval in Healdsburg
Lenders review the whole building, not just your unit. They look at the share of units that are rented, any litigation, the reserves and the master insurance. A building that fails the review is called non-warrantable, and it may need a larger down payment or a portfolio loan. For a hotel condo such as the Residences at Alyvia, with a rental management agreement, ask your lender before you write an offer whether it will lend on that project at all.
Down payment, rate and the HOA questionnaire
Order the HOA questionnaire early, because the lender needs it and HOAs can take days to respond. If you plan to rent the unit, check the CC&Rs for rental caps and minimum lease terms, since those affect both financing and your plans.
HOA fees and other costs for Healdsburg condos
Dues in the listings we checked ranged from $188 a month at Kennedy Lane to $1,386 a month at the Residences at Alyvia. The gap reflects what the dues cover: the older buildings cover fire insurance and garbage, Foss Creek Villas adds the roof, structure insurance, the pool and management, and the Mill District buildings fund pools, gyms and hotel-style services. Ask for the current budget and reserve study, and any special assessments approved or under discussion.
Property tax and utilities for Healdsburg condos
Property tax applies to condos the same way as houses. It starts at 1% of the purchase price plus Healdsburg's voter-approved bonds; our Sonoma County property tax guide shows the local rate. The City of Healdsburg bills electric, water and wastewater service directly, so ask whether your unit is separately metered or whether the HOA pays some of it from dues.
Healdsburg condo buyer's checklist
- Get the HOA's budget, reserve study, last 12 months of board minutes and the master insurance declarations page.
- Ask whether the balcony and elevated element inspection under SB 326 has been done, and what it found.
- Check the fire hazard severity zone for the address on the state fire marshal's map; the city says sellers must disclose it.
- Confirm rental rules, including any hotel rental program or minimum lease term, in the CC&Rs.
- Ask how long comparable units in the same building took to sell; several Healdsburg listings sat for 179 to 493 days.
- Get an HO-6 insurance quote during your contingency period.
- Compare the monthly cost, including dues, against Zillow's $3,425 observed rent for Healdsburg.
For prices across all home types, see our Healdsburg homes for sale guide and the 95448 market data page. A local agent can pull the full sold history for any building; our Healdsburg best agent page names our featured local agent.