If you are a orthodox believer in "location, location, location" then Sonoma's east side may be the neighborhood for you. The dividing line between east and west is created by Broadway, which dead ends at the square at City Hall. The east side is almost all residential and offers a wide variety of homes and lot sizes. Because the area is so popular you should plan on paying a premium for this location. The good news is that premium also works in your favor when you sell. Even in today's sluggish market an east side home with a realistic price can generate multiple offers.
What part of the east side is right for you? That depends on your needs. I have created a generalized description of sub-neighborhoods below:
The Golden Rectangle Boundaries: Broadway & Fifth Street East, Spain Street and MacArthur. Neighborhood characteristics: Beautiful homes, mature landscaping, lots range from 6,000 sq. ft. to 1 acre (most are around 7,500 sq. ft.). Price Range: Homes start just under $1M and can be a as high as $4M for an exceptional property on a large lot.
Armstrong Estates Boundaries: Mini-development of ultra-premium homes at 5th Street East and Napa Road Neighborhood characteristics: Large, predominantly Victorian-style homes (some with guest houses) on perfectly manicured lots. This neighborhood looks like it could be right out of a movie set. Great attention to exterior trim and detail. Price range: $1.5M - 4M+. A handful of empty lots are still undeveloped.
Across Fifth Street East Boundaries: Fifth Street East - Sixth Street East, Napa Street - Denmark Neighborhood Characteristics: 1960's and 70's era homes for the most part... some updated some original. Price Range: $700- $1.5M (just by crossing Fifth St. East, you can save 10% or more). There are some great buys in this area!
Ledson Estates/Terraza Boundaries: Brockman - 5th Street East, Denmark - Napa Road Neighborhood Characteristics: The southern portion of this area (Terraza) is homes built in the last 5 years. Styles are cottage, Victorian and Italianate. Price Range: $700K - $1.5M The neighborhood bordering Denmark is large (2,500 sq. ft.+) Tudor-style ranch homes on large lots. Price Range: $950K - $1.5M
As with all parts of Sonoma, the east side has small pockets of unique homes that break the mold. By no means does the list above cover everything. If you found something on line that interests you or want help locating potential areas that meet your needs, just give me a call at 707-888-9522 and I'd be happy to help. Or email me at http://www.rick.tackett@pacunion.com. Watch this blog for a second installment covering east side rural properties.
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