Is Napa real estate cooling, heating, or simply normalizing? If you are planning a move in 2026, the headlines can feel mixed and hard to trust. You want a clear view of prices, inventory, and timing so you can make smart decisions with confidence. Below, you will find the latest public data for the City of Napa, why sources differ, and what it all means for you as a buyer or seller. Let’s dive in.
Napa market snapshot (Feb 2026)
- Zillow’s typical home value (ZHVI) for the Napa area is about $867,000 with a modest year-over-year decline through January 31, 2026. Source: the latest Zillow ZHVI snapshot for Napa Valley.
- Redfin reports a $912,500 median sale price in January 2026 and a 67-day median days on market in that same month. Source: Redfin’s Napa housing market page.
- Active listings in the city sit in the low-to-mid hundreds, and Zillow showed roughly 421 active listings as of January 31, 2026. Source: Zillow’s Napa Valley market overview.
- Mortgage rates have eased. Freddie Mac’s survey showed 30-year fixed rates near the low 6% range in early February 2026, which supports buyer affordability headed into spring. Source: Freddie Mac PMMS coverage.
What it means: inventory is higher than the tightest pandemic-era months, time to contract is longer than 2020 to 2022, and pricing depends on the property type and neighborhood. Some well-priced homes still attract multiple offers, while many others trade with normal negotiation.
Why numbers differ by source
Not all price metrics are the same. Zillow’s ZHVI is an index of the typical home value, which blends on- and off-market estimates to show overall level and trend. Redfin’s median is based on closed sales in a given period, which can swing more from month to month based on the specific mix of homes that sold. Learn more at Zillow’s Napa ZHVI page and Redfin’s Napa market page.
Listing sites also report different medians depending on whether they track active listings or closed sales. For listing-side context and county snapshots, see Realtor.com’s Napa County market overview. The safest approach is to note your source and date every time you cite a number.
Inventory and seasonality in Napa
For-sale inventory has risen compared with the pandemic-era trough. Public portals show a year-over-year increase in active listings, particularly at the county level. See the latest county snapshot on Realtor.com and the city context on Zillow.
Napa follows a classic Bay Area seasonality pattern. New listings and contract activity usually pick up from March through June, with a quieter winter stretch. Expect more choices in spring and early summer, then a typical late-summer to fall cooldown.
Luxury and branded supply
Higher-end, turnkey offerings can shape micro-trends. For example, Stanly Ranch’s Auberge-branded residences have brought resort-style, luxury inventory that appeals to second-home and out-of-area buyers. See the developer’s press overview for context on the product type at Auberge Resorts. These listings can sit longer than entry-level homes, yet they often command premium pricing when positioned well.
The result is a bifurcated market. Entry-level and well-priced, move-in-ready homes tend to move faster, while select luxury properties trade on longer timelines with more tailored demand.
Pricing, offers, and days on market
Sale-to-list ratios suggest a more balanced market than the pandemic peak. Zillow’s city sale-to-list median sat just under 1.00 in late 2025, around 0.971, and Zillow still shows a material share of homes closing over list price. That tells you competitive outcomes still occur for well-priced homes in desirable micro-locations. Source: Zillow Napa overview.
Competitive intensity has cooled but has not disappeared. Redfin notes Napa homes received about two offers on average, and the median home took about 67 days to sell in January 2026. Keep in mind that days-on-market metrics differ by source and definition. Zillow often cites days to pending, Redfin reports time to sale in its dataset, and some MLS or Realtor summaries include condos or land, which can push the number higher into the 60 to 110 range. Sources: Redfin Napa market page and Zillow Napa overview.
What it means if you are buying
- Get pre-approved with a local lender and consider locking your rate early. Weekly mortgage-rate moves can change your purchasing power. See the latest trend in the Freddie Mac PMMS coverage.
- Price your offer from closed sales, not just list prices. Redfin’s closed-sale medians and local MLS comps give you a truer read on value than asking prices alone. See Redfin’s Napa data.
- Confirm insurance availability and premiums for the specific address before you write. Wildfire exposure can impact coverage options and closing timelines, and some homes may require the California FAIR Plan as a last resort. Context: SF Chronicle on FAIR Plan trends.
- Expect more room to negotiate than in 2020 to 2022, but bring clean terms and realistic timing for the best listings.
What it means if you are selling
- Price to today’s market. With higher inventory, accurate pricing is critical. Zillow’s sub-1.00 sale-to-list median in late 2025 shows buyers are negotiating again, but well-positioned homes can still achieve over-list outcomes. Source: Zillow Napa overview.
- Invest in presentation. Professional staging, photography, and targeted marketing help your listing rise above the pack. Pre-sale improvements can be coordinated and financed through select programs where available.
- Be transparent on wildfire mitigation and insurance. Disclose roof condition, defensible space, and any mitigation completed. Buyers and appraisers often factor those items into their assessments. For context on insurance timing and options, see the SF Chronicle’s FAIR Plan coverage.
- Build time into your escrow for underwriting and insurance bind, especially for higher-risk locations where coverage may take longer to secure.
Local drivers to watch
- Mortgage rates. Early February 2026 rates in the low 6% range are supporting buyer activity, and weekly changes can affect demand. Source: Freddie Mac PMMS coverage.
- Insurance and wildfire exposure. Availability and cost of homeowners coverage vary by ZIP code and risk profile, and a growing number of properties rely on the FAIR Plan. This can influence buyer pools and closing timelines. Source: SF Chronicle on FAIR Plan.
- Tourism and luxury demand. Hotel rate trends and hospitality strength can influence second-home and luxury segments. Context: SF Chronicle on Napa hotel pricing, plus luxury product at Auberge’s Stanly Ranch.
How to read the headlines
- Use a 12-month view for prices and days on market. Month-to-month swings can be noisy in a small market.
- Note the metric definition. Days to pending versus days to close will not match. Check the label when you review Zillow’s DOM charts.
- Compare neighborhoods and ZIP codes. Performance can vary between 94558 and 94559 or downtown micro-areas. A good county and city starting point is Realtor.com’s Napa County page and the Napa city snapshot.
- Keep perspective on the multi-year arc. Over a two to three year horizon, Napa Valley prices remain above pre-pandemic levels, even as the market normalizes. Source: C.A.R. regional updates.
Ready to move in Napa?
You deserve clear guidance and a tailored plan. Whether you are preparing a listing, searching for a second home, or relocating to the Valley, our team will help you price, prepare, and negotiate with confidence. Connect with Monica Cline-Soulsburg & Senett Dawson to review your goals and timing. Schedule a Consultation.
FAQs
What is the current home price in Napa as of early 2026?
- Zillow’s typical value is about $867,000 through Jan 31, 2026, while Redfin’s January 2026 median sale price is $912,500; always note source and date when comparing figures.
Is Napa a buyer’s or seller’s market right now?
- Conditions lean closer to balanced: inventory is higher than during the pandemic surge, sale-to-list medians sit just under 1.00, and some well-priced homes still receive multiple offers.
How long do homes take to sell in Napa in 2026?
- Redfin shows a 67-day median in January 2026, while other sources vary based on definition, with typical ranges from the mid-40s to around 110 days depending on property type and metric.
How are mortgage rates affecting Napa buyers now?
- With 30-year fixed rates near the low 6% range in early February 2026, affordability has improved versus 2024 to 2025 peaks, which can support stronger spring demand.
What should Napa sellers do to prepare their home for sale?
- Price to current comps, invest in staging and high-quality media, disclose wildfire mitigation and insurance details, and allow time for underwriting and coverage bind in your escrow timeline.
