What a local Windsor agent helps you decide
Windsor is a town of about 26,000 people between Santa Rosa and Healdsburg, incorporated on July 1, 1992. Most of its homes were built during the growth that started in the early 1980s: the Census puts the median year built at 1993, and about 76% of occupied homes are owner-occupied. That makes the market more uniform than its neighbors. Many listings are three- and four-bedroom houses from the 1980s to the 2000s, and the price gap between two similar homes often comes down to condition, lot, street and HOA rather than age.
A Windsor agent's job is to price that detail. Redfin counted 56 sales in the town in the three months to September 2026, with homes selling at 100.0% of list price on average and 29% selling above list. In a market that balanced, an offer or a list price that misses by 3% can cost a buyer the house or leave a seller sitting through a price cut. A good agent will show you the three or four recent sales that set the price for your street, and explain why each one is a fair comparison.
Buying a home in Windsor
Step 1 for Windsor buyers: set the budget at today's rate
Freddie Mac's 30-year fixed rate averaged 7.24% in the week of October 29, 2026. On Redfin's Windsor median of $814,612, a 20% down payment of about $162,900 leaves a loan of $651,690 and a principal and interest payment of about $4,441 a month, before property tax, insurance and any HOA dues. Compare that with Zillow's observed rent for Windsor, $3,528 a month in September 2026, before you decide whether to buy now or keep renting. Our first-time homebuyer guide lists the state down payment programs.
Step 2 for Windsor buyers: choose between a house, a townhouse and a condo
Most Windsor sales are detached houses. In ZIP 95492, Redfin's three-month median for a single-family house was $843,787 across 47 sales to September 2026, against $595,001 for five townhouses and $538,984 for five condos. With so few attached sales, an agent should pull every condo and townhouse sale in the past year before you set a price, and you should read the HOA budget and reserve study for any attached home.
Step 3 for Windsor buyers: write the offer for the market you see
With 2.8 months of supply in Redfin's figures and 41% of homes going under contract within two weeks, well-priced homes still move fast while others sit. Ask your agent how long the home has been listed and whether the price has changed. A home past the 50-day median is the one where you can ask for credits or a lower price; a fresh listing in a popular street may need your best offer first.
Step 4 for Windsor buyers: inspections, disclosures and the fire zone
California sellers must hand over a Transfer Disclosure Statement and a Natural Hazard Disclosure, which shows the fire hazard severity zone. Read both before your contingencies end and book a general home inspection, plus a roof and sewer lateral inspection on older homes. Our California seller disclosure guide lists what each form covers.
Selling a home in Windsor
Step 1 for Windsor sellers: price against the right comparables
Redfin's Windsor median has barely moved in three years: the ZIP 95492 three-month median was $815,000 in September 2023 and $814,761 in September 2026. Days on market rose from 32 to 50 over the same period. That means buyers have time to compare, and the list price has to be right on day one. Ask any agent you interview for the sales on your street or in your subdivision in the past six months, adjusted for size, condition and lot.
Step 2 for Windsor sellers: gather disclosures, permits and HOA papers early
Pull your permit history from the Town's building division, find the receipts for any roof, HVAC or solar work, and order the HOA documents if you have an association. Buyers in a 50-day market use gaps in paperwork to negotiate. If your home has solar panels, have the lease or loan papers ready, because a buyer's lender will ask about them.
Step 3 for Windsor sellers: work out your net
Commission, escrow and title fees, the Sonoma County documentary transfer tax and any credits come off the sale price. On a $814,612 sale, each 1% of commission is $8,146. See our California transfer tax guide and closing costs guide for the rates, and our capital gains guide if you have owned the home a long time.
Windsor areas at a glance
Windsor has one ZIP code, 95492, and Zillow publishes no separate neighborhood values for the town, so the areas below are described by the streets and Town projects that define them. Values vary by street more than by area.
Downtown Windsor and the Town Green
Downtown sits around the Town Green, where the Town holds its Summer Nights on the Green events. The SMART train's Windsor station is open for passenger service a few steps from the Green, and the Federal Railroad Administration approved a train horn quiet zone for Windsor on August 4, 2025. Downtown falls under the Town's Station Area/Downtown Specific Plan, so expect more apartments and townhomes here: the Town is reviewing an application for 308 homes on an 18.24-acre site at 9290 Old Redwood Highway, north of the Bell Village shopping center, and a preliminary plan for apartments and townhomes on the former Windsor Creek Elementary site at 8955 Conde Lane.
Bell Road and central Windsor
The Mill Creek development at 8703 Bell Road is planned as 360 condominiums in 16 three-story buildings and two two-story buildings on a 20.3-acre site, with a pool, club room and creekside trail. Heritage Park, a 33-unit affordable apartment building at 8685 Old Redwood Highway, is under construction. If you buy near either site, ask the seller and your agent about construction timing and traffic.
Shiloh Road and south Windsor
The south end of town along Shiloh Road mixes homes with business parks and new projects. The Shiloh Mixed Use project at 1200 Shiloh Road is under construction with 29 apartments and a small market. Clearwater, approved for the 25-acre site at 376 Shiloh Road, includes 141 independent senior apartments, assisted living and memory care units and commercial space, and about half of that site is wetland and rare plant habitat.
Vinecrest Road and Arata Lane on the edges of town
The east and north edges back onto vineyards. The Estates at Ross Ranch, a 31-lot subdivision at 1295 Jensen Lane off Vinecrest Road, has lots of 15,038 to 29,602 square feet and a 100-foot agricultural buffer. To the north, the Planning Commission approved Quail Acres on May 13, 2025: 301 lots on about 59 acres off Arata Lane, with 30 homes sold at affordable prices, two community parks and an extension of Los Amigos Road. Homes next to farmland can face spraying, dust and equipment noise, so read the disclosures closely.
Local property checks before you buy in Windsor
- Fire hazard zone. CAL FIRE's 2025 maps put parts of Windsor in Moderate and High zones, with no Very High zone inside the town. After the Tubbs Fire in 2017 and the Kincade Fire in 2019, the Town designated all properties in Windsor as Moderate zone, which brings ember-resistant building rules for new construction and major remodels. See our California wildfire zones guide.
- Evacuation zone. Windsor is split into evacuation zones WI-A01 through WI-D11. Look up the address on the county's evacuation map and sign up for SoCoAlert.
- Insurance quotes. Get a homeowners quote before you remove your contingencies. If carriers decline, the FAIR Plan is the fallback; our homeowners insurance guide explains the options, and our earthquake insurance guide covers the separate quake policy.
- Property tax and special assessments. Your bill is about 1% of the purchase price plus voter-approved bonds and any special taxes. Check the current bill on the Sonoma County tax collector's site and read our Sonoma County property tax guide and Mello-Roos guide.
- Sales tax measure. The Town Council placed a 1% local sales tax on the November 3, 2026 ballot. Windsor's rate is 9.25%, the lowest in Sonoma County, and would rise to 10.25% from April 1, 2027 if voters approve.
- HOA documents. For any home in an association, read the budget, reserve study, rules and recent minutes before you sign.
- Nearby projects. Check the Town's Major Development and Construction Project List, updated each quarter, for anything planned near the home.
How to choose a real estate agent in Windsor
Interview at least two agents and ask each the same questions. How many Windsor homes did you sell or help buy in the past 12 months, and in which streets? Which three recent sales would you use to price this home or my offer? What is your average days on market against Redfin's 50-day median? Who handles my file day to day? Check each license and any discipline on the California Department of Real Estate public lookup.
Commission is negotiable. Since August 2024, buyers sign a written agreement with their agent before touring homes, and sellers decide whether to offer anything toward the buyer's agent. Get every fee in writing. Our California real estate commission guide explains the rules. If you want a starting point, read about our featured local agent for Windsor and the checks we ran.
What buyers and sellers ask about Windsor real estate
Is Windsor cheaper than Healdsburg and Santa Rosa? Cheaper than Healdsburg, dearer than Santa Rosa. Redfin's three-month median to September 2026 was $814,612 in Windsor, $1,049,500 in Healdsburg and $714,660 in Santa Rosa. The Census puts Windsor's median household income at $133,979 for 2020 to 2024, above Santa Rosa's $99,060.
Is Windsor growing? Yes, on paper. The Town's project list includes Quail Acres, Mill Creek, the Village on the Town Green application and the Windsor Creek site. Many of the new homes are apartments and townhomes, which may add choice below the price of a detached house.