In this newsletter we are going to highlight various elements that drive market value. Furthermore we will share the most recent statistics on vineyard values and wine grape prices of popular varietals. This will hopefully be a resource you can use and refer to over the coming months and years. This is important regarding Napa and Sonoma Real Estate vineyard values and wine grape prices
Let’s start by taking a look at the four elements of Market Value: Land & Improvements, Economy, Scarcity, and Location.
Elements of Market Value Real Estate
Quality, condition and utility. The quality pertains to whether we are valuing a luxury estate, a charming farmhouse or a double wide trailer. Quality can also reflect whether the vineyard / soil produces average or super premium grapes. Condition takes into account if we are looking at new construction, a recently remodeled home or an A-Frame with vintage 1978 shag carpet. The condition of a vineyard is important as well. Are the vines newly planted with disease resistant rootstock or were they planted in 1980 with AXR–1? Utility is a key factor in functional use. Is the property move-in ready? Is the land usable for additional improvements and agriculture? What is the zoning and do entitlements exist?
The general economy, wine industry and Silicon Valley are key indicators in our local market. All three segments have a direct eff ect on our region. When the economy grows, consumers purchase higher priced wine keeping wine grape prices stable or increasing. An improved economy also allows people to pursue their dreams of purchasing a vineyard, vineyard estate or winery. As the economy expands or contracts, the real estate markets tend to follow suit.
Scarcity really boils down to the age old drivers of commerce, supply and demand. If a type of property is scarce and in demand, the price simply goes up. Premium Pinot Noir and Cabernet Sauvignon vineyards fall into this category. The scarcity of these premium quality varietals has pushed vineyard prices and grape prices to new highs. Market sales give us a snapshot of the battle between supply and demand. When supply outstrips demand, prices stabilize or fall.
Location, location, location! Numerous factors make a great location including accessibility, desirability and usability. Visibly clear and easily navigable access close to creature comforts in a nice setting tends to be attractive. On the other hand, there are those that enjoy steep, narrow roadways with blind corners. The desirability of a location is usually tied to the setting, the access and the “right” address. Last but certainly not least is the usability of the location. Is the zoning appropriate for the location? For example, a parcel located on a busy roadway with numerous businesses that is zoned for retail and commercial purposes would be much more usable than if the parcel were zoned single family residential.
Next we have the current values for vineyard, plantable land and site values throughout Napa and Sonoma counties. As you can see from the graph below, the values have a dramatic range. Napa County is broken down into three segments: Primary, Secondary and Outlying. The highest prices are being paid for super premium Cabernet Sauvignon vineyards in the primary areas like Rutherford and Howell Mountain where vineyards are being sold for upwards of $400k / acre. In Sonoma County Pinot Noir is leading the charge for highest prices, we are seeing super premium vineyards trade at $150,000 + / acre in the Russian River and Sonoma Coast Appellations.
There is very high demand for super premium Cabernet Sauvignon and Pinot Noir vineyards. The other factor many potential buyers are not aware of is the site value. The site value may very well be the most valuable component of a property. The site value consists of the actual building site potential of a property. A site would be where a home or winery is built. The location, setting, views, access and entitlements all contribute to the site value. It is safe to say that there is a great deal of nuance in breaking down the value of a property, but this is a good place to start.
Napa and Sonoma Vineyard Real Estate Value Chart
Napa and Sonoma Real Estate Value Distribution
Russian River, Green Valley, Sonoma Coast, Fort Ross, Petaluma Gap, Alexander Valley, Bennett Valley, Carneros, Chalk Hill, Dry Creek Valley, Knights Valley, Moon Mountain, Northern Sonoma, Pine Mountain, Rockpile, Sonoma Mountain, Sonoma Valley.
Primary: Oakville, Rutherford, St Helena, Stags Leap, Howell Mountain, Spring Mountain, Diamond Mountain, Pritchard Hill
Secondary: Calistoga, Yountville, Oak Knoll, Coombsville, Carneros, Atlas Peak, Soda Canyon, Mt Veeder
Outlying: Chiles Valley, Pope Valley, American Canyon
| Sonoma County | ||||||
| 2016 Values | 2015 Values | |||||
| Vineyards | $70,000 - | $150,000 + | Vineyards | $60,000 - | $125,000 | |
| Open Plantable Land | $45,000 - | $100,000 | Open Plantable Land | $35,000 - | $85,000 | |
| Site (Home / Winery) | $0 - | $3,100,000 | Site (Home / Winery) | $0 - | $3,100,000 | |
| Prime Napa Valley Appellation Values | ||||||
| 2016 Values | 2015 Values | |||||
| Vineyards | $250,000 - | $370,000 + | Vineyards | $200,000 - | $320,000 | |
| Open Plantable Land | $130,000 - | $200,000 + | Open Plantable Land | $100,000 - | $190,000 | |
| Site (Home / Winery) | $1,000,000 - | $5,000,000 | Site (Home / Winery) | $1,000,000 - | $5,000,000 | |
| Secondary Napa Valley Appellation Values | ||||||
| 2016 Values | 2015 Values | |||||
| Vineyards | $120,000 - | $270,000 + | Vineyards | $100,000 - | $220,000 | |
| Open Plantable Land | $50,000 - | $130,000 + | Open Plantable Land | $50,000 - | $100,000 | |
| Site (Home / Winery) | $250,000 - | $2,000,000 + | Site (Home / Winery) | $250,000 - | $1,000,000+ | |
| Outlying Napa Valley Appellation Values | ||||||
| 2016 Values | 2015 Values | |||||
| Vineyards | $50,000 - | $120,000 + | Vineyards | $50,000 - | $100,000+ | |
| Open Plantable Land | $25,000 - | $50,000 + | Open Plantable Land | $25,000 - | $50,000+ | |
| Site (Home / Winery) | $0 - | $350,000 + / Site | Site (Home / Winery) | $0 - | $350,000+ | |
Last but not least is a list of the 2015 weighted average wine grape prices for popular varietals in Napa and Sonoma Counties. Once again we see Napa Valley Cabernet Sauvignon and Sonoma County Pinot Noir bringing in the highest prices. But, let’s not forget that virtually all varietals have a positive trend in price / ton appreciation over the last several years. A very important topic regarding Napa and Sonoma Real Estate vineyard values and wine grape prices.
Napa and Sonoma County Wine Grape Prices
| Napa County | ||||||
| 2015 | Trend | 2014 | 2013 | 2015 High | 2015 Low |
|
| Cabernet Sauvignon | $6,285 | + | $5,926 | $5,493 | $48,000 | $250 |
| Pinot Noir | $2,713 | + | $2,604 | $2,450 | $8,350 | $1,700 |
| Merlot | $3,135 | + | $2,978 | $2,791 | $55,422 | $800 |
| Zinfandel | $3,390 | + | $3,333 | $3,145 | $6,977 | $1,200 |
| Syrah | $3,224 | + | $3,175 | $3,133 | $15,414 | $900 |
| Chardonnay | $2,592 | + | $2,497 | $2,474 | $7,500 | $525 |
| Sauvignon Blanc | $2,012 | + | $1,909 | $1,899 | $5,000 | $1,000 |
| Sonoma County | ||||||
| 2015 | Trend | 2014 | 2013 | 2015 High | 2015 Low |
|
| Cabernet Sauvignon | $2,724 | + | $2,605 | $2,499 | $30,622 | $46 |
| Pinot Noir | $3,526 | + | $3,245 | $3,116 | $17,876 | $500 |
| Merlot | $1,715 | + | $1,651 | $1,613 | $14,024 | $191 |
| Zinfandel | $2,713 | + | $2,541 | $2,492 | $15,167 | $100 |
| Syrah | $2,525 | + | $2,314 | $2,297 | $11,573 | $1,100 |
| Chardonnay | $2,085 | + | $1,986 | $1,940 | $11,012 | $700 |
| Sauvignon Blanc | $1,608 | + | $1,531 | $1,418 | $9,520 | $838 |
As summer heats up and our national politicians continue to fill the media with more hot air, remember how lucky we are. Here in wine country, cool evening breezes, a beautiful backdrop and a nice glass of wine will wash away all the nonsense. Don’t forget to call if you are looking to sell or have any questions.
Have a great Summer!
David Ashcraft
Some additional articles that might be helpful:
What is a vineyard really worth? It depends.
Wine Country Real Estate Building Blocks
Looking to Buy A Winery, Start Here
So where exactly is wine country?
Buying a Vineyard? A short course to the basics.
If you are serious about your wine country search, please contact us today. Last but least, here is link to more local resources.
It goes without saying that the vineyard, wine grape and wine industry has an impact on real estate in Napa Valley, Sonoma County and all other wine regions. Be sure to check back often to read current and past wine country real estate and wine industry news. Sourced from industry experts to keep you informed.... Read more
Based on the grape crush report it would appear Napa Valley and Sonoma County wine grape prices continue their upward climb as we enter 2024. The one exception is Sonoma County Cabernet which noted a very modest drop from the previous year.... Read more
Are you considering a move to wine country? Does the image of rolling hills, rows of vineyards in a bucolic setting come to mind? If so, purchasing a home, vineyard, or winery real estate may be your next step. Buying and selling wine country real estate isn't always black and white.... Read more
The Russian River Appellation Neighborhoods are known for growing some of the most sought after Chardonnay and Pinot Noir vineyards in the world. ... Read more
Throughout the year you can check back here to see any notable publicized vineyard and winery sales in 2024. The various sales and transactions are not only interesting but may also point to trends that can impact real estate in Napa, Sonoma and other wine country regions. This page will be updated throughout the year […]... Read more
When moving to wine country, or even after living the area for decades, there will be a time when you need some expert help and wine country resources. Here are links to various experts in Sonoma and Napa Counties. Wine Country Experts – Sonoma and Napa Architects Designers Lenders Legal Advisors Appraisers CPA / Financial […]... Read more
Overall prices remain strong as we move into the 2023 growing season. At this stage, early spring, grape buyers are trying to still discern the size of the upcoming crop.... Read more
After several years of short wine grape crops in Napa Valley and Sonoma County, wine grape prices are moving in the right direction. ... Read more
Real estate markets are local. From Healdsburg to Sebastopol in Sonoma County, and Calistoga to Yountville in Napa Valley, wine country real estate is unique. ... Read more
2020 was a strange year in deed. That said, the numbers are in as we review the final grape crush report created by the California Department of Food and Agriculture.... Read more
The new normal. I really don’t like that phrase anymore. 2020 has brought with it so many “new” normals that it is hard to keep track. ... Read more