Petaluma: What will $400-500k Get You?? (Santa Rosa, Napa: upper-class, construction loan)

[threedognight]

We're looking to move out of Southern California to a place that's small town(ish), cooler, less manic, and green. Someone mentioned that Petaluma might fit the bill but we don't want to go from the fire into the frying pan when it comes to having to spend a lot of money on a mortgage.

We'd like to live in a professional, safe, green area with older homes (60-plus years old) and a good-size lot (minimum 7,000 sq ft). Can anyone tell us if we could get something in Petalulma for less than $500,000 or should we be looking elsewhere?

[MtnSurfer]

Well, my uncle lives there and really likes the area. And I have considered that area for our family so I checked on prices. What I recommend is this:

1. Check out the MLS map based realty sites which have prices of current listing. Zillow.com is a pretty good place to get started.
2. Talk with a realtor 'in' the area.
3. Don't look at 'older' RE price data as the CA market has been changing month to month in a downward trend.

There are quite a few homes 'now' under $500K in Petaluma. But who knows in a couple of years once the market bottoms out and starts to increase again. Where do you think you can find work and how long will your commute be? The answer to that Q was a deterant for us as I don't really want to drive into SF for work.

[threedognight]

Hi, MtnSurfer.

Thanks for the good information.

Good question re: work. Two of us are attorneys who have worked for the government for many years. We do need to look into the job situation in Petaluma or, at the very least, check to see if there's public transportation from there into S.F. because, like you, we think commuting's for the birds.

[norcalmom101]

There is public transportation to SF. Look up Golden Gate Transit. Also look at realtor.com for prices.

[threedognight]

Thanks, norcalmom101. I looked at realtor.com (it's a great site, don't you think?!) but without knowing the neighborhoods, it's hard to tell if the $350,000 house in the picture is in a great area or in neighborhood even the criminals are afraid to venture into after dark.

If you're familiar with Petaluma and can recommend a particular zip code to focus on, I'd appreciate any and all input.

[norcalmom101]

My personal favorite area would be West Petaluma.

[prairie guy]

Think you'd really need to commute to SF? If not, then you have many more options. Petaluma is commutable to SF, but figure 60-90 minutes each way and the mental anguish.

$500,000 is borderline for what you seek (7,000 sq ft lot with nice older home). A 350k home in Petaluma likely has something seriously wrong with it. Petaluma's nicest older homes are to the west of Petaluma Blvd.

Petaluma's population is pushing 70,000, which is not my idea of "small townish." Other options in the north bay with cute older neighborhoods and an even greater "small town" feel:

Sonoma town--the old homes are on the eastside of town, which can be a bit pricey, but look outside the city limits proper for cheaper houses

Healdsburg--rather similar to Sonoma town, but farther from SF

Benicia--abuts more urban areas but lovely historic downtown area, also pricey

Sebastopol--not as "cute", but closest to Santa Rosa, with its many jobs

Tomales--now we are talking small town, but surprisingly still in Marin County. Don't know the latest housing prices and not much may be on the market

Southern Marin--places like Mill Valley and Fairfax actually have the look of a small town, though in spirit they are upper-class yuppie. Probably way too expensive, but maybe worth a look.

Farther afield, meaning, "don't even dream of commuting to SF": Cloverdale, still quite small, but a ways north of the city; St. Helena and Calistoga, the best of Napa Valley, but very expensive; and western Sonoma County: numerous small burgs sprinkled north and south of the Russian River, but commute to anywere would be a concern.

good luck!

[threedognight]

Hi, Prairie Guy.

Thank you for the very thoughtful, extremely helpful post!

[sonarrat]

Marin County is astoundingly expensive for resale homes. Your best bet might actually be to buy a buildable parcel of land and get a construction loan as you are likely to pay less per square foot that way.

[jtorres]

I have lived in Petaluma/Rohnert Park for over 13 years. It's a wonderful town and has a lot to recommend it. Unfortunately, with the amount of money you're looking to spend, I don't think you'll get what you're looking for. West Petaluma is where the older homes are, and for what you described, you'd be looking at at $750,000-$1 million, easy. Even in this depressed housing market, West Petaluma hasn't taken the hit as hard as other places. You could still find something in your price range, but significantly smaller.

The commute to SF is HORRIBLE from Petaluma and is horrible from pretty much any town or city in Sonoma County. I commuted for years and you're looking at over an hour and a half each way. The GG bridge just raised it's toll to $6.00, btw, so it's quite an expensive journey with gas and toll everyday. The public transit system is poor and while they are trying to come up with some options, most people need to commute in cars, or carpool. Unfortunately, all the roads are bad in Sonoma County as they haven't kept up with the demands of all the people who have moved there. Even the country roads along side of the freeway are heavily congested during commute hours. I would STRONGLY recommend working locally if at all possible.

The actual community is wonderful, schools are very good and the location is great for enjoying all sorts of activities.

A little known fact is that Petaluma's weather is cooler than most places in Sonoma County, except along the coast. Even Rohnert Park, which is only about 8 miles up 101 is quite a bit warmer. If you like a bit of heat, Petaluma isn't the place to find it, but if you like it cooler, more like SF, Petaluma's the place for you.

Good luck!!