Drive along Old Redwood Highway near the Windsor Town Green this summer and you'll pass more than one active construction fence. Ask a buyer who's been house-hunting here for six months whether all that building has made anything more affordable, and the answer is usually a tired no. Over the three months ending May 2026, Windsor's median sold price averaged roughly $847,000, up about 6 percent from $798,000 a year earlier, while the countywide median sat essentially flat near $813,000. A town in the middle of a genuine construction wave just priced its way past the rest of Sonoma County. That's the part most people don't expect, and it's worth understanding before you write an offer here.
The Numbers That Don't Add Up
If new supply were doing what new supply is supposed to do, Windsor's market should feel looser than it did a year ago, not tighter. It doesn't.
| Metric (3 months ending May 2026) | Windsor | Sonoma County |
|---|---|---|
| Median sold price | ~$847,000 | ~$813,000 |
| Average days on market | 35 | 55 |
| List-to-sale price ratio | ~99% | ~96% |
| Months of inventory | 2.6 | Not broken out in the same report |
Windsor's average days on market fell from 41 to 35 over the past year, a drop of about 15 percent, while the countywide figure moved the other direction, rising from 51 to 55. Sellers here are also holding their line on price: homes closed at about 99 percent of original list versus roughly 96 percent countywide, meaning there's less negotiating room than the county average suggests. Windsor's absorption rate, the share of available inventory selling each month, averaged around 40 percent against roughly 36 percent countywide. Anything above 35 percent counts as a strong seller's market, so both are hot, but Windsor is running hotter.
None of that reads like a town flooded with new competing inventory.
What's Actually Getting Built
The construction is real. In late December 2025, Irvine-based 330 Land Company and two development arms of the Gallaher Companies submitted plans for The Village on the Town Green, a mixed-use project on the 18.24-acre former Vintage Oaks site at 9290 Old Redwood Highway, first reported by the Press Democrat in January 2026. The proposal breaks down like this:
- 98 single-family homes and 48 junior accessory dwelling units, built by 330 Land Company
- 97 deed-restricted affordable apartments spread across four three-story buildings, developed by Gallaher Community Homes
- A 113-unit senior living and retirement facility, developed by Gallaher Signature Living
That's the fourth Gallaher project in the Windsor area in roughly eighteen months. The company is also currently building the Shiloh Apartments, a 62-unit mixed-use development with 3,571 square feet of commercial space, and gained approval in April 2025 for Cora Creek, a 106-apartment affordable housing complex at the corner of Conde Lane and Armando Renzullo Way. Gallaher is separately in exclusive negotiations with Windsor Unified School District to build at least 368 rental apartments and homes on the district's former Windsor Creek Elementary site nearby.
Read the headline numbers on any of these projects and Windsor looks like a town solving its own supply problem. Look at the unit mix and a different picture forms.
Why the Resale Market Keeps Tightening Anyway
If the same volume of new construction were landing as three- and four-bedroom homes for sale, this analysis would read very differently. It isn't. Affordable apartments, deed-restricted units, senior living residences, and junior accessory dwelling units don't compete for the same buyer as a detached family home, because most of them are rentals, income-restricted, or secondary units attached to an existing lot rather than standalone properties on the open market.
Meanwhile, the buyer pool chasing Windsor's actual for-sale inventory hasn't changed. Pulling every Windsor sale recorded from mid-December 2025 through mid-June 2026, a set of 78 closings totaling $71.7 million, three- and four-bedroom homes accounted for 71 of them. That's the segment carrying almost the entire market, and it's the segment none of the current construction pipeline is adding to in any meaningful volume.
The price spread inside that window tells the same story from a different angle. The least expensive sale, an entry-level home on Emily Rose Circle, closed at $564,000. The most expensive, on Balverne Lane, closed at $3,725,000, the only sale above $2 million in the entire six-month period. Between those two points, the middle of the market clustered tightly around a $841,500 median at roughly $456 per square foot. Even the softer side of the ledger stayed firm: 47 percent of sales closed under the original list price, but the average sale still closed at 98.93 percent of ask. This is not a market absorbing a wave of relief.
The Overlooked Entry Point: Attached Homes
There's one data point in the same window worth flagging for buyers who feel priced out of the detached market, with a caveat up front. Only three condo or PUD sales closed during that six-month stretch, which is too small a sample to call a trend. But those three sold at $456 per square foot, essentially identical to the $453 per square foot detached homes commanded over the same period. In most markets, a detached home carries a clear premium over an attached one. That gap didn't show up here. The condos also moved faster, closing in a median of 14 days against 29 for single-family homes, and every one of them sold at or above list.
If that pattern holds as more attached sales close, it suggests Windsor's condo and PUD stock, concentrated in neighborhoods like Vintage Greens and Lakewood Hills, is a quieter way into a town where detached inventory keeps getting harder to find. It's a small enough sample that we'd want to see another two or three quarters of data before calling it settled, but it's worth watching if you're being outbid on single-family listings.
What This Means If You're Comparing Sonoma County Towns
Windsor still holds one real advantage over its more expensive neighbors. At roughly $456 per square foot, it remains less expensive per foot than Healdsburg, where prices run well above the countywide figure. For a buyer cross-shopping northern Sonoma County, that gap is real and it's part of why Windsor keeps drawing interest from people who want proximity to wine country without Healdsburg's price tag.
But attainable is a relative term, and the trend line matters as much as the current number. Windsor's median rose about 6 percent year over year while the county held flat, and none of the housing currently working through the entitlement process is likely to add meaningful competing inventory to the segment driving that increase. If you're planning to buy here, the honest read is that today's price may be the better price you'll see for a while, not because the town is short on construction, but because the construction underway isn't aimed at the part of the market you're shopping in.
Frequently Asked Questions
Will The Village on the Town Green affect resale values nearby? It's too early to say with confidence. The Town of Windsor's planning department deemed the initial application incomplete shortly after it was filed, and as of the town's most recent public posting, no planning commission hearing had been scheduled. Even once approved, the project's mix of affordable apartments, senior housing, and junior accessory units means it's unlikely to add much competing inventory for buyers shopping detached, three- to four-bedroom resale homes, which is the segment that has been driving Windsor's price growth.
Is Windsor still a seller's market heading into fall 2026? Based on data through May 2026, yes. Months of inventory sat at 2.6, well inside seller's-market territory, and the absorption rate of roughly 40 percent outpaced the countywide average. Conditions can shift with the season, so anyone timing a purchase or sale should check current inventory levels before assuming the spring numbers still apply.
Should I consider a condo or PUD in Windsor instead of a detached home? It's worth a look, with the understanding that the supporting data is thin. Only three attached-home sales closed in the six months studied, but they priced at nearly the same per-square-foot rate as detached homes and sold faster. If detached inventory continues to tighten, attached product may be the more realistic path into neighborhoods like Vintage Greens or Lakewood Hills.
If you're weighing Windsor against Healdsburg, Kenwood, or another Sonoma County town and want a straight read on what your budget actually buys in each, that's the kind of comparison Del Fava Parker works through with clients every week. Request a Home Valuation and we'll walk you through the current numbers for your specific search, not just the county headline.
