Wondering why new homes in Healdsburg seem to arrive in a slow trickle each year? You’re not imagining it. Local, voter-approved rules set a firm pace for most market-rate housing, while state requirements and city plans steer where and what gets built. In this guide, you’ll see how those rules work, what projects are in the pipeline, and what it means for you as a buyer or seller. Let’s dive in.
The rule that sets the pace
Healdsburg’s Growth Management Ordinance (GMO) caps most residential permits at an average of 30 units per year, and no more than 90 units in any three-year period. The code also creates a separate allowance for certain deed-restricted multi-family homes, permitting up to an average of 50 units per year if they meet specific affordability and regulatory criteria. These figures are written into the municipal code and shape both timing and product mix for new homes. You can read the details in the city’s code for Chapter 17.24 on residential growth management.
- Read the ordinance: Healdsburg Municipal Code, Chapter 17.24
What is exempt from the cap
The GMO explicitly exempts low-income and affordable units, which is why many recent projects focus on deed-restricted affordable and senior housing. Voters also approved Measure P in 2018, which allows additional allocations for deed-restricted rental units aimed at workforce and middle-income households. Local funding from Measure S dedicates a portion of hotel tax revenue to affordable housing, helping finance these projects.
- More on Measure P: Additional housing permits for rental units
- Local housing funds: Transient Occupancy Tax overview
Where the next homes are likely
The city’s 2023–2031 Housing Element maps out how Healdsburg plans to meet state housing goals and shows where most near-term units are expected. Several large, entitled or pending projects make up the bulk of the pipeline. Examples include Mill District (around 208 homes with an affordable component), Enso Village (senior housing, about 221 homes), North Village/Comstock (77 homes), Saggio Hills (affordable land and units), and 155 Dry Creek (58 affordable homes). The Housing Element lists hundreds of units across these and other sites.
- See the plan and project list: Healdsburg Housing Element (2023–2031)
Meeting the state target (RHNA)
The state assigns every city a housing target through RHNA. For 2023–2031, Healdsburg’s allocation is 476 homes: 190 very low, 109 low, 49 moderate, and 128 above moderate. The city’s Housing Element was certified by the state in June 2023 and outlines programs and sites to accommodate that number. Certification helps keep Healdsburg eligible for certain funding and holds the city to ongoing progress tracking.
- RHNA and certification details: City Housing Element page
ADUs and conversions play a role
Accessory dwelling units, motel-to-housing conversions, and small infill are part of the city’s strategy to meet RHNA within the GMO limits. ADUs add gentle density on existing lots, and conversions can bring new deed-restricted units online. These tools help, though they tend to add units gradually rather than all at once.
Why voter decisions matter
Healdsburg’s growth rules come from the ballot, and changing them also requires a vote. A proposal in November 2024, Measure O, would have exempted certain multi-family homes in specific corridors from the GMO cap. Voters rejected the measure, keeping the core growth limits in place. The original growth measure was a voter initiative, which means any major change must be approved by voters.
- 2024 results: Measure O election outcome
- Original growth measure background: Measure M information
How state laws fit in
State laws create additional pathways for small-scale housing, which can work alongside local rules. SB 9 allows certain lot splits and two-unit projects in single-family zones, and recent ADU reforms require faster, ministerial approvals of accessory units. Uptake for SB 9 has been modest statewide so far, and legal questions in some jurisdictions continue to evolve. The bottom line for Healdsburg is that these tools can add units at the margins without replacing the GMO’s overall structure.
- Statewide context on SB 9: Terner Center review of applications
What this means if you are buying or selling
If you are buying, expect limited market-rate supply because of the 30-per-year average cap. New homes tend to cluster in larger planned projects or in deed-restricted communities. Competition and pricing can feel tight, a pattern local reporting has tied to constrained supply.
If you are selling, measured new supply often supports pricing, while the pipeline of larger projects may influence comps near those sites. If your property allows it, ADU potential can add flexibility for future owners and can be a value point. Staying current on the city’s project pipeline helps you time listing decisions and set expectations.
- Market context: Local reporting on demographic and price pressures
Quick reference: key numbers
- 30 homes per year on average for most residential permits, with no more than 90 in any three-year span.
- Up to an average of 50 multi-family homes per year allowed separately when deed-restricted to qualifying income levels.
- 476 homes required by RHNA for 2023–2031, across very low, low, moderate, and above-moderate income levels.
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FAQs
How many new market-rate homes can Healdsburg approve each year?
- The Growth Management Ordinance caps most residential permits at an average of 30 homes per year and no more than 90 over three years, with separate allowances for specific deed-restricted multi-family units. See Chapter 17.24.
Are affordable and senior housing units counted against Healdsburg’s cap?
- No. Low-income and affordable units are exempt from the cap, and voter-approved Measure P also enables extra allocations for certain deed-restricted rental units. See Chapter 17.24 and Measure P.
Where will most near-term homes be built in Healdsburg?
- The Housing Element highlights large projects such as Mill District, Enso Village, North Village/Comstock, Saggio Hills, and 155 Dry Creek as key sources of new units. See the project inventory in the Housing Element.
What is Healdsburg’s state housing target (RHNA) for 2023–2031?
- The allocation is 476 homes: 190 very low, 109 low, 49 moderate, and 128 above moderate. See the Housing Element.
Can the City Council change the Growth Management Ordinance on its own?
- No. The GMO originated by voter initiative, which means changes generally require voter approval. See background on Measure M.
Do state laws like SB 9 override Healdsburg’s growth cap?
- State laws create ministerial paths for small-scale units like ADUs and certain SB 9 projects, but they do not automatically erase local caps in all cases. Effects vary by local standards and legal context. See the Terner Center’s summary.
