Thinking about selling your Santa Rosa home and not sure where to start? You are not alone. Today’s market rewards sellers who prepare well, price with precision, and address wildfire readiness early. In this guide, you will learn what matters most right now in Santa Rosa, how to tackle legal and wildfire requirements, which fixes pay off, and a simple timeline you can follow. Let’s dive in.
Today’s Santa Rosa market, at a glance
As of Feb 2026, local data sources show Santa Rosa median sale prices generally in the high $600,000s to low $700,000s. Time on market often runs from about 30 to 80 days depending on month, property type, and condition. Well‑priced, move‑in‑ready homes still attract strong interest, while buyers take more time with homes that need work.
What this means for you: focus on clean presentation, realistic pricing tied to nearby comps, and full transparency on disclosures. Condition and wildfire readiness can be deciding factors.
Your first steps: safety, loanability, and inspections
Lenders and buyers care about safety and systems. Address these before you list.
- Fix active leaks, roof issues, major electrical hazards, and non‑functioning heat. These are common deal‑breakers.
- Consider a seller‑side pre‑listing inspection to surface surprises on your timeline. A pre‑listing inspection can reduce renegotiations later and support accurate pricing. Learn about pros and cons in this overview on pre‑listing inspections. (pre‑listing inspection benefits)
- Gather records for any recent repairs or permits. If you renovated and plan to sell within 18 months, know that California requires added disclosures about recent work and contractor details.
- Santa Rosa owners are responsible for the sewer lateral from the house to the public main. If you know of defects, you should disclose them. Review the City’s guidance and FAQs. (Santa Rosa utility FAQs)
Required disclosures every Santa Rosa seller should know
California requires clear, early disclosures. Get these ready at the start.
- Transfer Disclosure Statement and Natural Hazard Disclosure: Provide known material facts and the natural hazard report as soon as practicable. Late delivery can trigger buyer cancellation windows. Review the state overview on timing and duties. (California disclosure overview)
- Smoke alarms and water‑heater strapping: You must certify compliance before closing. See the Health and Safety Code references. (smoke alarm and water‑heater rules)
Wildfire readiness and AB 38: make this a priority
In Santa Rosa, wildfire preparation can influence buyer confidence, insurance, and your closing timeline.
- Confirm your zone: Check whether your property is in a High or Very High Fire Hazard Severity Zone using the City’s wildfire‑ready hub, which aligns with CAL FIRE mapping. (City of Santa Rosa Wildfire Ready)
- Know AB 38: If your home is in a mapped zone, you must provide the state’s fire‑hardening and defensible‑space notice, plus documentation of defensible‑space compliance or an agreement for the buyer to obtain it after closing. Starting mid‑2025, sellers must also include the State Fire Marshal’s list of low‑cost retrofits and indicate which have been completed. Read the bill summary for context. (AB 38 summary)
- Use the state’s hardening checklist: Many inspectors and buyers reference CAL FIRE’s home‑hardening guidance. It covers items like ember‑resistant vent screens, gutter guards, chimney spark arrestors, and sealing gaps. (home‑hardening guidance)
- Talk to your insurer early: The state links wildfire mitigation to potential policy options and discounts under Safer from Wildfires. Encourage your buyer by showing you have verified insurance availability. (California Dept. of Insurance update)
Quick wildfire prep checklist:
- Schedule a defensible‑space inspection if you are in a mapped zone.
- Clear debris from roofs, gutters, and around the home; remove combustible materials near structures.
- Add ember‑resistant vent screens and gutter guards where practical.
- Seal gaps where embers could enter; check eaves, roof‑to‑wall junctions, and decks.
- Keep receipts and photos of completed work for your disclosure packet.
High‑ROI prep: where to spend and where to save
You do not need a full remodel to win buyers. Favor small, targeted updates that show care and clean design.
- Exterior first impressions: Fresh paint on the front door and trim, a new or tuned‑up garage door, tidy landscaping, and repaired walkways go a long way.
- Kitchen and bath refresh: Consider modest updates like new hardware, lighting, faucet fixtures, and a simple backsplash. Avoid over‑customizing beyond neighborhood norms.
- Whole‑home touch‑ups: Patch and paint, replace tired carpet, and fix squeaky doors. Neutral colors and consistent finishes help buyers picture themselves in the space.
Staging and listing presentation
Staging and strong visuals help buyers connect with your home online and in person. The National Association of REALTORS reports that agents widely agree staging improves how buyers view a property and can affect offers. See their summary and ideas for room priorities. (NAR staging field guide)
Aim to stage the living room, kitchen, and primary bedroom at minimum. Use professional photography, a floor plan, and a simple video or virtual tour. Declutter, depersonalize, and let natural light do the work.
Pricing strategy that fits your neighborhood
Build your pricing from the ground up with a local comparative market analysis. Consider:
- Property type, size, and finish level compared to recent nearby sales.
- Expected days on market for similar homes in your price band.
- Buyer pool mix, including Bay Area relocators who may value move‑in readiness.
Position your price to stand out among active listings while protecting your bottom line. Update the strategy after the first 10 to 14 days based on showing feedback and online activity.
A simple seller timeline: 10 weeks to launch
Below is a practical plan you can tailor to your home and schedule.
6 to 10 weeks before listing
- Start your disclosure packet: TDS, NHD, HOA docs if applicable. (CA disclosure overview)
- Check your wildfire zone and schedule a defensible‑space inspection if needed. Decide which low‑cost retrofits to complete before listing. (Santa Rosa Wildfire Ready) (home‑hardening guidance)
- Order a pre‑listing inspection and get estimates for safety and system repairs. (pre‑listing inspection benefits)
2 to 4 weeks before listing
- Complete priority safety fixes and loan‑blocking items first.
- Tackle curb appeal and light cosmetic updates that make photos pop.
- Stage key rooms and schedule professional photos, a floor plan, and a tour. (NAR staging field guide)
List week and live marketing
- Publish or have ready your complete disclosures, including wildfire documents if applicable.
- Launch targeted marketing to the likely buyer pool and schedule open houses.
- Adjust based on early feedback and online engagement.
Escrow and closing
- Anticipate buyer inspection requests; share receipts and warranties for recent work.
- Provide required smoke alarm and water‑heater compliance statements before close. (compliance statements reference)
- Confirm insurance transfer or placement early to avoid delays. (state insurance update)
Closing costs and a simple net‑sheet example
Every sale is unique, but most Santa Rosa sellers budget for these items:
- Real estate commission. California sales often report a combined range around 4.9% to 6%, and commissions are always negotiable.
- Escrow and title fees.
- County or city transfer taxes, if applicable.
- Home prep, staging, photography, and any negotiated credits or repairs.
- HOA documents and transfer fees if you have an HOA.
Sample illustration for a $750,000 sale price:
- Sale price: $750,000
- Estimated commission at 5.5%: $41,250
- Estimated escrow and title: $2,500 to $3,500
- Prep and staging (if used): $2,000 to $6,000
- Estimated transfer taxes and misc. fees: vary by jurisdiction and sale terms
- Estimated net before loan payoff and property taxes: roughly $699,250 to $704,500
These are examples only. Ask your agent and local title company for a tailored net sheet based on your property, loan payoff, and city or county taxes.
How we help you prepare and sell with confidence
You deserve a calm, organized process and a strong result. With local Santa Rosa and Sonoma experience, hands‑on coordination, and Coldwell Banker’s marketing platform, you get personal guidance plus scaled resources when you need them. From a smart prep plan and AB 38 paperwork to pricing, staging, photography, and steady escrow management, you will feel supported at every step.
Ready to talk timing and strategy for your property? Schedule a local market consultation with John Hendricks Real Estate.
FAQs
What disclosures do I need to sell a house in Santa Rosa?
- You will provide the Transfer Disclosure Statement and a Natural Hazard Disclosure, plus smoke alarm and water‑heater compliance statements; deliver them early to avoid buyer cancellation windows. (overview of CA disclosures) (compliance reference)
How does AB 38 affect my sale if my home is in a fire hazard zone?
- You must give buyers a fire‑hardening and defensible‑space notice and provide defensible‑space compliance documentation or an agreement for the buyer to obtain it; include the state’s low‑cost retrofit list and note any completed items. (AB 38 summary) (home‑hardening guidance)
Should I get a pre‑listing inspection before selling in Santa Rosa?
- Many sellers do. It can surface repair needs on your timeline, reduce renegotiations, and help set price; remember that any findings become part of your disclosures. (pre‑listing inspection benefits)
How long does it usually take to sell a Santa Rosa home?
- Recent snapshots show many homes selling in roughly 30 to 80 days depending on price, condition, and season; strong prep and accurate pricing help you land on the shorter end of that range.
Who maintains the sewer line in Santa Rosa and does it affect my sale?
- Property owners maintain the sewer lateral from the home to the public main; disclose known issues and keep cleanouts accessible, since buyers may ask about condition. (City of Santa Rosa FAQs)
