Distinctive Properties, Premiere Napa Valley Real Estate: June 2021 by Napa Register

PREMIER

NAPA VALLEY REAL ESTATE

DISTINCTIVE PROPERTIES

A Wine Country Lifestyle Magazine

Cover photo Courtesy of Julie Larsen Compass

JUNE 2021 | VOLUME 37, ISSUE 6 A publication of Napa Valley Publishing Company JUNE 2021

Cover property information on pages 2-3 DISTINCTIVE PROPERTIES | 1

The possibilities at this property are numerous while enjoying some of the income from the leased Chardonnay vineyard (just under 9.0± acres).

With a spacious barn and outbuildings that housed Champion Duroc Hogs over the years, you too can raise your own livestock, use it as a productive workshop and more.

Your piece of the Napa Valley awaits ... but don’t wait too long.

Julie Larsen | 707.260.4663 julie.larsen@compass.com DRE 01194150

julielarsen.com Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01866771. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate.

y er t Pr op Co ve r

2598 Las Amigas Road, Napa Valley 3 Beds | 2 Baths | 1,300± Sq. Ft. | $3,300,000 12.0± Acres | Vineyard | Pond | Barn For 5 generations this Carneros property has been a working farm and a home. Filled with Apricot and Sugar Plum trees in the early years and now provides some of the Napa Valley’s most amazing Chardonnay grapes. Enjoy the view from the house overlooking the deck onto the pond with vineyards in the background. Life doesn’t get any better than this.

SOLD Calistoga Countr y Retreat

3051CalistogaRetreat.com

$1,595,000

SOLD Modern Architectual Jewel

8277RutherfordJewel.com

Magnificent Execution of Vineyard Estate | Sweeping Views of Rutherford AVA Vineyards A Full-Length Ridge Skylight | Lastest Most Efficent High Tech Glazing | 3 Bedroom Suites Master suite - A Private Oasis with Spa-Like Amenities $5,995,000

Local Experts Innovative Global Marketing YVONNE RICH Exclusive Estates 4 | DISTINCTIVE PROPERTIES

fabulousnapavalley.com JUNE 2021

asa

ffascinante $1,695,000

1251SpringBrook.com

ULTIMATE NAPA VALLE Y COMPOUND

1350NapaValleyCompound.com

Perched high above St. Helena, a magnificent execution of a modern stone & stucco contemporary farmhouse - 8,416 sq ft, 3 br/4 ba main house, 2 br/2 ba stone guest cottage & 1 br/1 ba caretaker’s residence. Fine living always demands extra touches - this estate has a grand 2,400+ sq ft wine connoisseur’s cellar & wine tasting room for ultimate Napa Valley entertaining. Sited on nearly 12 acres w/ sweeping Napa Valley Countryside views, this estate offers a great room with intricate vaulted ceilings, ornate wood floors, richly crafted dining room & library, his & her offices, & a large whimsical kitchen with double islands. Sumptuous master suite & master bath w/ unique wall of glass looking out to an intimate fountain. The grounds are truly a vision an artfully designed waterfall, pool, fire pit, outdoor bar/grill & extensive cobblestone patios. A private pond adds to the tranquility of the estate & boutique Chardonnay vines & fruit orchard truly make this a Napa Valley compound.

$7,900,000

YVONNE RICH 707-968-9888

yvonne@fabulousnapavalley.com 1338 MAIN STREET

ST. HELENA

BRE#01045780

DRASTIC PRICE REDUCTION

Vineyard Paradise

33OakRock.com

Magnificent 110 Acres in St . Helena

110AcresNapaValley.com

Local Experts Innovative Global Marketing YVONNE RICH Exclusive Estates

fabulousnapavalley.com

St . Helena Modern Contemporar y

149KnollPlace.com

Modern Vineyard Estate

4447VineyardEstate.com

$7,100,000

YVONNE RICH 707-968-9888

yvonne@fabulousnapavalley.com 1338 MAIN STREET

ST. HELENA

BRE#01045780

In this issue

Calistoga map

Burt Polson’s Real Estate in the Napa Valley: It’s not only about the rent — part two

Diamond Mountain District: The secret gem of the Napa Valley

St. Helena map

Wine and friendship that sparkle: The story of Las Amigas Cuvée

20 Chris Salese: Napa’s Loan Ranger: Appraisal costs rocket higher 22

Yountville map

30 Gerrett Snedaker: Wine Country Real Estate Trends in May 2021 32

Napa map

38 Chris Craiker, The Architex Angle: Carbon is not our enemy; EPDs could help measure our carbon footprint 42 Three dreamy deck building products that sidestep sky-high lumber prices 44 A ﬁre starts in a residential home every 86 seconds. Are you prepared?

JUNE 2021

DISTINCTIVE PROPERTIES

To advertise in Distinctive Properties or any Napa Valley Publishing outlet, contact Randy Dowis at RDowis@napanews.com.

istinctive Properties provides print and digital platforms for Napa Valley real estate and real estate related advertising. We feature property listings, open houses, articles and more in our magazine, newspaper sections, on our website and on our social media pages. NapaValleyRegister.com/homes

EDITOR & DIRECTOR OF SALES Davis Taylor 707-256-2234 davis.taylor@lee.net ACCOUNT EXECUTIVE Randy Dowis 707-256-2229 rdowis@napanews.com

Distinctive Properties - Napa Valley @DistinctPrperty

PREMIER NAPA VALLEY REAL ESTATE

DISTINCTIVE PROPERTIES

A Wine Country Lifestyle Magazine

1615 Soscol Avenue, Napa, CA 94559

Distinctive Properties makes every effort to ensure the accuracy of the information it publishes, but cannot be held responsible for any consequences arising from errors or omissions. All rights reserved. Reproduction in whole or in part is strictly prohibited. Distinctive Properties is a registered trademark of The Napa Valley Publishing Company.

8 | DISTINCTIVE PROPERTIES

JUNE 2021

N A PA VA LLE Y ’S #1 R E A L ESTAT E C O M PAN Y Luxury Estates | Vineyards | Wineries

BEAUTIFUL WINE COUNTRY HOME WITH GUEST HOUSE

715 HUNT AVENUE, ST. HELENA, CA Listed at $1,475,000

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©2021 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logos are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Realogy Brokerage Group LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.

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Calistoga Realty 707-942-9422

1473-C LINCOLN AVENUE CALISTOGA, CA 94515

CHARMING OLD WORLD STYLE

ustom home with a dramatic great room and wood burning fireplace, beamed ceilings and French doors leading to patio, terraced gardens, soothing water features and large fish ponds. Sunroom is an ideal “work from home” space with floor to ceiling windows overlooking gardens, fruit trees, rose garden and nature. Two parcels, totaling 6.83 acres would make a perfect family compound just minutes to downtown Calistoga. $1,250,000

TANGLEBROOK

special place in the Napa Valley. Through the gated entry, cross Blossom Creek and up the hill is a beautifully renovated Normandy style home, affording stunning views of vineyards and the Palisades. Separate guest house, office/art studio, in ground pool, Master gardener designed rose garden, all situated in a magical park-like setting. www.3227hwy128.com $2,750,000

CENTENNIAL CIRCLE

ocated down a tree lined street this four bedroom, three bath home is ready for a new owner to add their personal touches to it. Great floor plan - inviting living room with beamed ceiling and gas fireplace, dining area and kitchen with plenty of counter space and storage including a small pantry. Cozy family room with gas fireplace and access to large backyard with small hobby vineyard and room for gardens and a pool. Close to town and schools. $968,000

Sharon Carone, Broker

Darlene Brissard, Realtor

Brian Durnian, Broker

Ziggy Gutierrez, Realtor

REAL ESTATE IN THE NAPA VALLEY

It’s not only about the

ith rent being one of the most significant expenses, a tenant desires the best terms and conditions to keep the rent and expenses low. A landlord is looking for the best return possible. But, that is not all there is to consider in negotiating a lease or, if you are an investment real estate buyer, the terms of the current leases in place. Part one discussed rent, term, and the early termination clause. Below we will BURT POLS highlight tenant improvements, options to buy, and the format of the lease agreement. TENANT IMPROVEMENTS There is a difference between tenant improvements (TIs) and refurbishing or updating a space. A tenant improvement is usually made as part of negotiations in bringing in a new tenant. You could consider three types of TIs: new construction, tenant required, and general. In new construction, a tenant may be offered an unfinished space called a “plain vanilla shell,” which has the basics except for wall and floor finishes and possibly a ceiling. A developer may provide a TI allowance for finishing the space to the tenant’s specifications. Tenant-required TIs are geared to the tenant’s use. Converting a space to a 12 | DISTINCTIVE PROPERTIES

RENT— part two BURT POLSON burt@acresinfo.com

restaurant, for example, thereby requiring a commercial kitchen, is a tenant-required use and is usually at the cost of the tenant. General TIs could be upgrading the electrical service, updating for ADA (Americans With Disabilities Act) requirements, or reconfiguring the space. The payment of such TIs could be negotiated as these upgrades may improve the space for future tenants. TIs should not be confused with refurbishing or updating a space. An old and tired space should be updated to entice a new tenant. In addition to new finished surfaces, this could also include an updated door and window line, new lighting, or an updated restroom. OPTION TO BUY You may find during negotiations a tenant desiring to add an option-to-buy provision in the lease agreement. This is not unheard of, especially if a tenant performs hundreds of thousands of dollars in TIs. They would want the option to purchase the property if the landlord chooses to sell. There are several different types of options available, each having its own requirements and triggers. Two options to consider are the Right of First Offer to Purchase and the Right of First Refusal to Purchase. These should not be confused with the lease option. The options to buy are a bilateral agreement where both parties must agree to sell. A lease option is a unilateral agreement as the landlord already agreed to the sale with the tenant under specific terms. The tenant

then has to decide at a future date to initiate the sale. FORMAT OF LEASE AGREEMENT Popular are three boilerplate lease agreement companies that produce several different lease agreements depending on the property and basic terms in the industry. We use these daily and are familiar with the terms and conditions enough that we usually do not need to seek outside counsel. However, often a landlord or corporate tenant opts for their own lease contract because their counsel created it with terms in their favor. When this occurs, outside counsel is usually sought to determine the agreement’s contents and how it will affect the landlord-tenant relationship today and ten years later. Commercial leasing is different in two important ways; first, the lease agreement remains in effect for many years, unlike a purchase agreement transaction completed in a few months. Second, purchasing a leased investment property is usually subject to the leases, so be sure as a landlord you know what to expect. Burt M. Polson is the CEO of ACRESinfo. com, a commercial real estate brokerage company and CEO of StoneMarkerInvestments.com, a private equity real estate fund. Call him at (707) 254-8000 or email burt@acresinfo.com and burt@stonemarker investments.com. JUNE 2021

Searching for a new home? You can start here.

NapaValleyRegister.com/homes Pick your beds, baths, price and neighborhood and we do the search for you!

THE PEAKS AROUND US

The secret

GEM of the Napa Valley Diamond Mountain produces inimitable wines 14 | DISTINCTIVE PROPERTIES

L AY N E R A N D O L P H

There’s so much history in the hills and valleys of the illustrious Napa Valley region. A large part of that history involves the earliest pioneers, those who came for the Gold Rush, and those who relocated themselves from other countries to pursue their craft, namely, growing wine grapes. Imagine seeing what we now know as Diamond Mountain for the first time, sparkling in the sunshine, full of promise and allure. While the sparkles were not actual diamonds, the eventual product would be almost as valuable and rare. Diamond Mountain is known for being home to some of the most exquisite wines in the world, and it is itself considered a secret gem. The “diamonds” on Diamond Mountain were pieces of reflective volcanic glass from the ancient volcanic soils of the area. These soils are well-drained, porous, and infertile

— the perfect combination to produce small, concentrated berries with thick skins. As a result, Diamond Mountain District’s inky, complex wines are known for their distinctively earthy, almost-chocolate flavors and rich, opulent tannins. The area, now known as Diamond Mountain District, has been home to vineyards and wineries for over a century. In the 1860s, German immigrant Jacob Schram planted his first vines, eventually totaling 100 acres of vineyards by 1892. Schram founded Schramsberg Vineyard before Phylloxera and Prohibition forced him, like so many others, to shut his doors in the early 1900s. The Schramsberg property was essentially a ghost winery for the next 50 years until the Davies family purchased it and brought the parcel back to life in 1965 with Davies Vineyards. JUNE 2021

Sarah Klearman, Register

Designer Geoffrey Curley, left, plans a shot of McEacharn Vineyard at Schramsberg Vineyards with President Hugh Davies, right, as part of the 360 degree virtual tour Curley is putting together for the winery. Schramsberg is perhaps the best known winery in the Diamond Mountain AVA.

Photos by TIM CARL PHOTOGRAPHY

Above: Kisha and Jason Itkin of Theorem Vineyards in the Diamond Mountain AVA in 2019. Right: Jen and Francis Ranin are the owners of the Rainin Vineyard in the Diamond Mountain appellation in the hills west of Calistoga.

Decades later, in 2001, what we now know as The Diamond Mountain District received official sub-appellation status. Rudy von Strasser of Von Strasser Winery and 15 other Diamond Mountain winegrowers formed the Diamond Mountain Appellation Committee. They formally petitioned the Bureau of Alcohol, Tobacco, and Firearms to designate the zone a sub-appellation of the Napa Valley AVA. The committee argued that the microclimate of the mountain was so distinct from surrounding areas that it JUNE 2021

warranted its own geographical boundary and appellation designation. The Diamond Mountain District AVA (American Viticultural Area) sits at elevations up to 1,700 feet in the Mayacamas Mountain range west of Napa Valley near Calistoga. It encompasses around 5,000 acres, of which less than 500 are planted to vines, making this the smallest AVA in the Napa Valley. Diamond Mountain District is slightly warmer than Spring Mountain District to

the south, but both areas experience the cooling influence of marine breezes from the Pacific Ocean. The climate is significantly cooler than the Napa Valley floor and the adjacent area to the west, Sonoma County. The volcanic soils, topography, and more temperate climate combine to provide an ideal setting for growing Cabernet Sauvignon. Diamond Mountain District wines tend to be tannic, structured, and lush with mountain fruit intensity and great age-worthiness. DISTINCTIVE PROPERTIES | 15

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ST. HELENA REAL ESTATE NAPA VALLEY I SONOMA

NAPA VALLEY INDUSTRIAL FARMHOUSE

ST. HELENA COMPOUND

A newly constructed, unparalleled estate perched on 10.93 +/- private acres with sweeping views. 6 total bedroom suites.

1 +/- acres luxury estate featuring a single level main residence, guest house, and 3-car garage with studio above.

ST. HELENA

$16,950,000 I 861CONNVALLEY.COM

ST. HELENA I $6,325,000 I NAPAVALLEYHOME.ORG

MATT BJORNER 310.528.1768 I Mbjorner@gmail.com

JACQUELINE WESSEL 707.738.7338 I Jacquelinenapavalley@gmail.com

INVESTMENT OPPORTUNITY

NAPA VALLEY ESTATE SITE

Large parcel with two separate residential units and walking distance to downtown St. Helena. Features two garages / storage units.

Exceptional 2.25 Acre parcel located in a private rural enclave of high -end residential estates and just minutes to Downtown St. Helena.

ST. HELENA I $1,100,000

ST. HELENA I $1,550,000 I

MICHELLE WAGNER 707.637.3465 I Michelle.m.wagner78@gmail.com

MATT BJORNER 310.528.1768 I Mbjorner@gmail.com

IMPRESSIVE ST. HELENA RESIDENCE

PANORAMIC VIEW SITE

Minutes to Downtown, this upscale residence offer 4 beds / 4 baths, pool, outdoor entertainment area, privacy and inviting floorplan.

Panoramic 12+ acre estate building site with unobstructed valley floor, mountain and bay views. Offers vineyard potential.

ST. HELENA I $2,750,000

NAPA I $1,995,000

GAIL MORGAN LANE 707.291.0156 I Gail0634@gmail.com

MATT BJORNER 310.528.1768 I Mbjorner@gmail.com

STHELENAREALESTATE.COM 1346 Main Street , St. Helena, CA I 707.967.9570

LIC# 01026604

13BOURNEMOUTH.COM

Hector Antuna

Miriam Puentes, co-owner of Honrama Cellars (top) and Lola Llamas, co-owner of Llamas Family Wines (bottom) with bottles of their first collaboration, Las Amigas Cuvée, in 2020.

18 | DISTINCTIVE PROPERTIES

JUNE 2021

Wine and

friendship that

sparkle

refreshing wine with notes of pear and honeydew. It goes well with many different entrees, including mole, fried chicken, truffle popcorn, and shrimp ceviche,” said Puentes. Llamas said the cuvée, which has an ABV of 12%, is light and not “super sweet.” “Schramsberg Vineyards fans say it reminds them of those sparkling wines,” said Llamas. Llamas and Puentes said they are the first Mexican-American vintners in Napa Valley with their own wine brands who joined forces to create a sparkling wine separate from each of their portfolios. “(Our effort) is bridging our wineries together. We started this project together because we both own micro-wineries. We share the vision of scaling our wine companies. We also believe in building a legacy for the future of our children and our loved ones,” said Puentes. She added making the cuvée has been like “sailing a ship with two captains.”

Photos by Evan Roscoe

Juan Puentes (left) and Miriam Puentes (second from left), co-owners of Honrama Cellars, with Lola Llamas (second from right) and Oscar Llamas (right), co-owners of Llamas Family Wines, all holding glasses of Miriam and Lola’s first collaboration, Las Amigas Cuvée. JUNE 2021

Las Amigas Cuvée Las Del Vino lasdelvinonapavalley.com Honrama Cellars

JESSICA ZIMMER

Las Amigas Cuvée, the first collaboration on a limited edition Napa Valley sparkling wine, is now available from Honrama Cellars, Llamas Family Wines, and third-party sellers. The wine is now also offered at a number of Napa Valley restaurants, including La Calenda in Yountville, Celadon in Napa, and Napa Valley Bistro in Napa. Las Amigas’s 200-case run is the brainchild of two Latina friends, Miriam Puentes, co-owner of Honrama Cellars and Lola Llamas, co-owner of Llamas Family Wines, both in Napa. “Our slogan is two families, two brands, one dream,” said Llamas. Puentes said the wine comes from grapes picked in 2013. The cuvée is a 60% Pinot Noir, 40% Chardonnay blend from grapes grown in Napa County. Both varietals are grown in the Los Carneros AVA. “This is a well-balanced, crisp, and

A bottle and a glass of Las Amigas Cuvée, a sparkling wine created in 2020 by Lola Llamas of Llamas Family Wines and Miriam Puentes of Honrama Cellars.

honramacellars.com Llamas Family Wines. llamasfamilywines.com

“We even have both our wineries’ logos on the label. This has been a journey, from our first step of acquiring the grapes to now, when we’re developing fun, welcoming events for guests,” said Llamas. A friendship that started with MAVA Llamas and Puentes’ friendship began in 2015, when they met through the Mexican American Vintners Association (MAVA). Their wineries had joined MAVA before that year. Soon Llamas and Puentes were traveling to Los Angeles and San Diego together for wine-related events. They also regularly teamed up to put on MAVA’s annual harvest festival. “Over the course of these six years, we’ve found we had so much in common. During the pandemic, we started spending time together by taking walks and bike rides,” said Llamas. On their travels, the two women would talk about the wine they were creating. In early spring 2020, Puentes told Llamas her husband, Juan Puentes, could offer them a batch of wine from an unrealized project. “That’s when Lola and I decided to take our first step in making sparkling wine together. We both loved bubbly wine, but were new to the processes involved. Our baby steps involved figuring out the dosage (the amount of sugar that must be added to sparkling wine) and how frequently to riddle the bottles (regularly twist them back and forth to make sure the wine is freed of sediment),” said Puentes. At the same time, Llamas and Puentes began promoting the wine. “We did an Instagram launch for our brands (Honrama Cellars and Llamas Family Wines) in late May 2020, titling the project “Las Del Please see Friendship, Page46 DISTINCTIVE PROPERTIES | 19

NAPA’S LOAN RANGER

Appraisal costs rocket higher

ver a year ago, the world ran into a global pandemic. Suddenly we were forced to slow down and ultimately stop because of the super-bug. Our lives were running fast before this happened so moving into a lockdown shocked everyone. But now we are waking up and coming out of the lockdown. In fact, we aren’t walking, we are running out of it. It feels like everything is moving faster than it was CHRIS before we had SALESE to retreat to our homes for the last year. Unfortunately, the speed in which we are trying to rebound economically, socially and mentally from the pandemic is causing problems that we did not see coming. For example, the lending industry was caught off guard by the sustained and steep drop of interest rates last year and how COVID-19 impacted the entire operational chain of moving home loans through the system. An incredible amount of time and money was spent by lenders to quickly retool their systems in order to be able to service their existing loan portfolio and to provide as many homeowners as possible the opportunity to lower their borrowing rates via a refinance transaction. Even though technology assisted with this process, it still takes a tremendous amount of human capital to make it work. As such, it has caused fatigue along the way for many in their respective positions. I’m talking about lenders, escrow officers, inspectors, contractors and appraisers. Now it has rolled up to include Realtors as well. There are very few who could have forecasted the current 20 | DISTINCTIVE PROPERTIES

real estate market conditions that we are experiencing today. Buyers are trying to take advantage of the COVID fueled low-interest rate cruise ship before it heads out to sea and are lining up all over the place looking to purchase. In turn, sellers are pricing their homes at lofty levels because they can. On top of that, everyone wants to move fast. Everyone wants it done asap. It’s frantic, almost panic-type of intensity. When this happens, you need to be mindful of your financial commitments. It is crazy—I’ve never seen the cost for property

appraisal reports as high as they are today. If you are unable to qualify for what’s called an appraisal waiver via either Fannie or Freddie, then you’ll be required to get an appraisal on the property that you are trying to finance. Even if you remove your loan and appraisal contingencies on a purchase, without a waiver, an appraisal is still required. Therefore, the pressure being created by both buyers and sellers plus all of the parties involved in facilitating their real estate transactions has resulted in a ridiculous amount of pressure on appraisers to perform in short

periods of time. In addition, large earnest money deposits are at stake with purchase contracts and the odds for more errors, in general, have increased too. If everyone can take a collective deep breath, that would go a long way to preventing a bigger mess down the road. Chris Salese can be reached at chris@delsurmortgage. com or 707-363-4439. He is a licensed California mortgage lender (LO NMLS #254469 — CA-DBO #254469 Corp NMLS #1850 Equal Housing Opportunity. JUNE 2021

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YOUNTVILLE

1894 Larkspur Street Yountville | $1,359,000

3 bedrooms | 2 baths | 1,188 SF Enjoy this delightful 3 bed/2 bath home located just a few blocks from downtown Yountville. Convenient to world class restaurants & shopping. This lovely renovated home features an open floor plan, updated kitchen, two guest bedrooms and a spacious master suite. The very large, newly landscaped backyard is perfect for entertaining, gardening or expanding the home. Beautiful wood floors, tiled baths, a new roof & much more!

Steve & Marla Ericson

Mike Bertolucci

Sales Associates 707.483.2428 teamericson@vintagesothebysrealty.com lic.#01054001 & 01067260

Owner 707.333.7772 mike@vintagesothebysrealty.com lic.#1724725

0 Madrona Ave

St. Helena | $1,485,000 buildable lot | .5+/- Acres Private and secluded build lot Just below western hills of prestigious St. Helena Cleared and ready to build Great place for your Napa Valley dream home

11074thAve.com Napa | $1,199,000

3 bedrooms | 2 baths | 1,273 SF First time on market in 50+ years Quiet East Napa location Approx. 1.2 +/- acres Gated property with countless amenities

131VineyardCir.com Yountville | $849,000

2 bedrooms | 2 baths | 1,154 SF Stunningly remodeled Yountville condo Hardwood floors throughout Private wine room Designer ﬁnishes, sold turnkey

BEDS

BATHS

1542 Yountville Cross Road

$3,450,000 Yountville

Rarely does a spectacular custom home become available in Yountville with vineyard views! It will wow you from the moment you walk through the front door and experience the grand scale of the massive two story great room open to the kitchen and dining area. The stunning open kitchen would be the pride of any chef. Wolf Range and ovens,Sub-Zero refrigerator,large island that seats six, pantry closet plus plenty of storage, wine coolers & a secretary desk perfect this space.The large open dining area enjoys pool views.There are four large luxurious en suite bedrooms, two on the main floor and two on the second story. Each with its own unique personality and design. The oversized screened indoor/outdoor patio room that you can enjoy year round. Featuring a dream outdoor kitchen/BBQ and living room with a flat screen TV and ﬁreplace for entertaining. The perfect home for anyone seeking all that Yountville has to oﬀer!

Cyndi Gates Broker Associate 707.333.7770

CyndiGates.com 6550 Washington St. Yountville, CA 94599 CalDRE#00711618

$2,795,000 Yountville

3 4 BEDS BATHS

17StagsViewLane.com • Large master suite • View of the vineyards • Artfully designed • Open atmosphere • Outdoor kitchen

• Chef’s dream kitchen • High ceilings • Large parcel • Large loft • Pool

$1,495,000 Yountville

3 1 BEDS BATH

1542EsteeAve.com • Near Silverado Country Club • Minutes from shopping • Existing fence for horses • Backyard for entertaining • Raised garden beds

• Living Room with ﬁreplace • 2-car garage • Vineyard Views • Farm style artist studio

$1,250,000 Napa

2 2.5 BEDS BATHS

153MillikenCreek.com • Privated, gated entrance • Silverado Country Club • View of golf course • Vaulted ceilings • Open floor plan

Cyndi Gates Broker Associate 707.333.7770

• Beautiful built-in cabinetry • Golf cart included • Golf cart garage • 2-car garage • Master en-suite

CyndiGates.com 6550 Washington St. Yountville, CA 94599 CalDRE#00711618

4080 Atlas Peak Rd | Napa $5,999,500

2701 Hillcrest Dr | Napa $2,495,000

2000 Silverado Trail | Napa $1,799,000

3 beds | 2.5 baths | 3,300 SF

3 bedrooms | 3.5 bathrooms | 3,476 SF

4 bedrooms | 2.5 bathrooms | 2,646 SF

Kelly Norris 707.294.8885 k.norris@vintagesothebysrealty.com lic.#01874429

Samson, Simone & Ray Team 707.342.0809 d.samson@vintagesothebysrealty.com lic.#01915989

102 Lilac Ln | St. Helena $1,375,000

1010 Myrtle St | Calistoga $1,230,000

2651 Utah St | Napa $799,000

3 bedrooms | 2 bathrooms | 1,765 SF

3 bedrooms | 2 bathrooms | 2,216 SF

5 bedrooms | 3 bathrooms | 1,531 SF

Steve & Marla Ericson 707.483.2428 teamericson@vintagesothebysrealty.com lic.#01054001 & 01067260

Teresa Barboza 707.318.9900 t.barboza@vintagesothebysrealty.com lic.#01312062

2377 Atlas Peak Rd | Napa $679,000

9421 Oak Trail Cir | Santa Rosa $597,000

590 Wall Rd | Napa $579,000

buildable lot | 1.03± acres

2 bedrooms | 2 bathrooms | 1,414 SF

buildable lot | 10.49± acres

Teresa Barboza 707.318.9900 t.barboza@vintagesothebysrealty.com lic.#01312062

Bill Birdsong 707.689.8016 b.birdsong@vintagesothebysrealty.com lic.#01915228

Lynn Carl 707.481.4100 l.carl@vintagesothebysrealty.com lic.#01997048

Napa Valley’s Only Locally Owned & Operated Sotheby’s Realty Oﬃce

Dry Creek Rd | Napa $499,000

Linda Falls Terrace | Angwin $449,500

6468 Washington St #233 | Yountville

buildable lot | 2.89± acres

Buildable lot | 1.63± acres

3 beds | 2 baths | 1,664 SF

Teresa Barboza 707.318.9900 t.barboza@vintagesothebysrealty.com lic.#01312062

Jeﬀ Veness 707.227.2827 j.veness@vintagesothebysrealty.com lic.#01486001

$399,000 Kelly Norris 707.294.8885 k.norris@vintagesothebysrealty.com lic.#01874429

4 La Canada | St. Helena $389,000

2410 Harness | Pope Valley $330,000

7 La Cuesta | St. Helena $319,000

2 bedrooms | 2 bathrooms | 1,440 SF

2 bedrooms | 2 bathrooms | 2,678 SF

2 bedrooms | 2 bathrooms | 1,440 SF

Teresa Barboza 707.318.9900 t.barboza@vintagesothebysrealty.com lic.#01312062

Jeﬀ Veness 707.227.2827 j.veness@vintagesothebysrealty.com lic.#01486001

Teresa Barboza 707.318.9900 t.barboza@vintagesothebysrealty.com lic.#01312062

1070 Westridge Dr | Napa $65,000

1073 Arroyo Grande Dr | Napa $65,000

1058 Westridge Dr | Napa $55,000

buildable lot | .21± acres

buildable lot | .26± acres

buildable lot | .20± acres

Margaret Schloezer 707.495.5027 m.schloezer@vintagesothebysrealty.com lic.#01842724

6550 Washington Street | Yountville, CA 94599 707.944.0888 | vintagesothebysrealty.com Each oﬃce is independently owned and operated

Margaret Schloezer 707.495.5027 m.schloezer@vintagesothebysrealty.com lic.#01842724

Wine Country Real Estate Trends in May 2021

Dreamstime

EAR OVER YEAR COMPARISONS In mid-March 2020, the COVID19 pandemic was declared and all parties were told to “Shelter in Place”. This basically shut down the residential real estate industry through the month of May 2020. The market then accelerated rapidly in May through October. Year over year statistical comparisons are therefore going to be skewed by these market aberrations. North Bay Real Estate Trends for May 2021 For all of the areas covered by our Multiple Listing Service (BAREIS), which includes GETTETT SNEDAKER Lake, Marin, Mendocino, Napa, Solano and Sonoma Counties, there is an inventory of 1,804 homes and condominiums for sale at the end of May. Inventory is 43% below that of a year ago (3,151) and it is 10% ahead of the inventory last month (1,635). At times, the inventory has exceeded 10,000 homes in the BAREIS region. There were 1,924 sales for the month of May. This number is 17% above a year ago (1,640) and 6% ahead of the pace of last month (1,819). I have been following a data point I call the “Price Reduction Ratio” for the past six months, or so. Across the country, one might expect that 20 to 25% of the homes put into the MLS will have a price reduction before they eventually sell. For May 2021, of all 30 | DISTINCTIVE PROPERTIES

GERRETT SNEDAKER, CRB closed homes in our Wine Country markets, the range was from 13% (Mendocino and Napa Counties) to 15% (Sonoma County). Conversely, the ratio of homes selling in excess of Original List Price ranged from 49% (Mendocino) to 61% (Sonoma County). It was 56% in Napa County. The average Price Reduction Ratio for all areas has gone from 29% in September 2020 to 14% in May of 2021 while the sales of homes in excess of Original List Price went from 33% to 55% over the same period. NAPA COUNTY The inventory of homes and condominiums available for sale in Napa County at the end of May (262) is 34% below the inventory in May 2020 (398) and it is 15% above the inventory last month (228). Sixty-seven percent of the inventory in Napa County (175 properties) is priced at $1,000,000 or above. New sales (168) are 41% ahead of the pace of last year (119) and are 4% above the 161 sales last month. There is a 1.6 months supply of inventory based on the current sales pace. The Days on Market for homes closing in Napa County is currently 46 days. For the purpose of our MLS (BAREIS) “Days on Market” represents the time from when the property is first listed in the MLS to the date the property goes into “pending” (all conditions removed) status. On average, it can take anywhere from 0 to 30 additional days for properties to close after going pending. The median price of the 141 homes closed in May in Napa County

($800,000) is 28% ahead of the median price of a year ago ($625,000). Over the past four months, Napa County homes are selling at roughly 96% of original list price. NAPA COUNTY LUXURY HOMES If one takes the highest quartile (25%) of available inventory as the “Luxury Market”, the Luxury Market begins at $3.500,000 in Napa County at this time. There has been an increase of 134% for the number of closings (78) of Luxury Homes (sales price in excess of $3,500,000) in Napa County for the period 6/1/20 to 5/31/21 compared to 31 closings in the period 6/1/19 to 5/31/20. There are 67 luxury homes in inventory at the end of May 2021 which is the same as the inventory at the end of May 2020. There were 8 new Luxury Home sales in May compared to 8 last year and 12 last month. This results in a 7.5 months supply of available Luxury Homes based on the current sales pace compared to a 1.6 months supply for the County as a whole. Days on market for the 5 luxury homes closings in May was 98 days. Over the past four months, Napa County Luxury Homes are selling at roughly 90% of original list price. NAPA Fifty-four percent of the inventory in Napa County is in the City of Napa. There are 141 available homes and condominiums in inventory at the end of May in the City of Napa. This is 34% below the supply at the end of May 2020 (213) and it is 17% above the JUNE 2021

inventory at the end of last month (121). New sales (125) were 67% ahead of the pace of May 2020 (75) and they were 18% above the pace of last month (106). There is a 1.1 months supply of inventory based on the current sales pace. The Days on Market for the 92 closings last month was 39 days. The median price of the homes that closed in the City of Napa in May was $815,000. This is 23% ahead of the median price of the homes closed in May 2020 ($665,000). UP VALLEY NAPA COUNTY The inventory of homes and condominiums for sale in the Up Valley Napa County market (Angwin, Calistoga, Deer Park, Oakville, Rutherford, St. Helena and Yountville) at the end of May (101) is 24% below the level of 132 in May 2020 and it is 15% ahead of the inventory last month (88). There were 25 new JUNE 2021

sales this month compared to 21 a year ago and 34 last month. There is now a 4.0 months supply of inventory based on the current sales pace. The Days on Market for the 26 closings last month was 71 days. Approximately 51% of the Luxury Market inventory (price in excess of $3,500,000) in Napa County is in the Up Valley Market (34 homes). There were four luxury home (price in excess of $3,500,000) closings in the Up Valley Market last month and there were five new luxury home sales.

sales last month. There is a 0.5 months supply of inventory based on the current sales pace. American Canyon remains the tightest market in Wine Country. The Days on Market for 7 homes that closed in American Canyon last month was just 36 days. The median price of the homes that closed in American Canyon in May ($745,000) was 35% ahead of the median price of a year ago ($553,000). The average price per square foot of the homes sold in American Canyon was at $339 last month, This is above the $275 to $300 range where AMERICAN CANYON the sales have been over the past several years. There are only 5 available homes and conFor additional information please contact dominiums in inventory at the end of May Gerrett Snedaker at 707-939-2009 or gsned@ in American Canyon. This is 78% below the winecountrygroup.com inventory a year ago (23) and it is slightly below the supply last month (7). There were For more information, please contact Ger10 new sales in the month. This is 17% below rett Snedaker at 707-939-2009 or gsned@ the pace of last year (12) and 11% above the 9 winecountrygroup.com. DISTINCTIVE PROPERTIES | 31

NAPA YAJOME ST

YOUNT ST

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Napa Valley Wine Train

PEARL ST

FIR ST ST

Napa Visitors Bureau

Napa Chamber of Commerce

CAYMUS ST

FIRST ST

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1030 Third St., Napa, CA (707) 226-1823

RIVERSIDE

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J I L L L E VY

SELLING NAPA VALLEY

R E A L T O R

BEDS

BATHS

1/2 BA

$3,995,000 Napa

18 Old Coach Road Stunning view property in a gated setting on east side of Napa. Mostly single level custom home with primary living areas on the main level. Perfect synergy of indoor/outdoor living with multiple outdoor entertaining areas. Temperature controlled wine cellar and whole house generator.

BEDS

BATHS

1/2 BA

$3,195,000 Napa

5200 Silverado Trail Napa Valley vineyard estate located in the highly desirable Oak Knoll AVA. Within the vineyard and mountain views lies a remodeled single level 2 bedroom,2bathmainhouse, 1bedroom,1bathguesthouse.Plantedoneacre Cabernet Sauvignon vineyard. Perfect turnkey second home property!

BEDS

BATHS

1/2 BA

Napa

4254 Dry Creek Road | Just Sold California adobe style ranch property with stunning views in private/gated setting in Dry Creek corridor of north Napa. Gorgeous park-like grounds with extraordinary single level home. Hacienda style with deep front porch, redwood ceilings, and French doors. Heated pool and park-like grounds.

BEDS

BATHS

$2,995,000 St. Helena

1305 Stockton Street | In Contract Sophisticated 1902 remodeled farmhouse. Modern white on white palate, ironwood hardwood ﬂoors, high ceilings, shiplap walls, and wood frame windows/doors. Gourmet kitchen and 46 bottle wine refrigerator. Outdoor entertaining area, pool, ﬁre pit, and a resort-like back yard.

Jill Levy, REALTOR® Real Estate Agent Lic. #01230055 Golden Gate Sotheby’s International Realty 780 Trancas Street, Napa, CA 94558 Golden Gate Sotheby's International Realty Top Producer - #1 Agent, Wine Country 2018, 2019, 2020

$3,495,000

707.479.9612 | J.Levy@ggsir.com NapaHomesAndEstates.com

Find Your Napa Valley

Dream Home

NapaValleyRegister.com/homes

Contemporary Getaway 3bd/2ba/2806’/10.16ac Tranquil, private, and exclusive country get-away. On Napa’s east side, yet only 20 minutes to downtown Napa. Near famed Stagecoach Vineyards, this bucolic 10+ acre property includes a 2,806’ main house (3 bedrooms and 2 bathrooms), 520’ guest house (1 bedroom and 1 bathroom), and a huge 3,200’ Workshop with Studio Apartment and 1 bathroom. Passive solar-heated Swimming Pool with shade structure, Fruit Tree Orchard, raised garden beds A 5-acre vineyard-ready plot with an already approved erosion control plan!!! Views of Atlas Peak within the Rector Watershed and Foss Valley all the way to Rutherford. Live and relax in the famed Atlas Peak appellation. www.3580SodaCanyonRd.com Mark Lesti

707.320.8950

$2,250,000

Contemporary Home with Vineyard 4bd/5ba/6698’/12.19ac Nestled amongst a Sea of Vines! Retreat to this private gated 6,698 sq.ft. villa on 12+- acres located only minutes to downtown Napa cafes and restaurants. Extensively expanded and renovated in 2010 and 2020 the 4 bedroom (all en-suite) 4.5 bath modernist residence is the perfect family compound and spot to entertain. Amenities include- Infinity pool w/swim up bar & sunken kitchen, large detached pool house w/1 bathroom and spa area, media room, wine cellar, elevator, and 2 bonus rooms w/1 full bathroom and separate entrance ideal for home office or gym, and 4 car garage. Resort like in every way, most rooms lead to the designed grounds that include expansive patios and courtyards, olive trees, vegetable garden, greenhouse and an orchard w/mature lemon & orange trees lining the side driveway. All surrounded by your own Chardonnay and Cabernet vineyards (7.8 acres chard & .9 cab).Live the Life! Adjacent 13+- vacant parcel planted in Chardonnay is separately listed at $4,000,000. Mark Lesti

707.320.8950

$7,200,000

N. 3rd Avenue Privacy 5bd/4.5ba/3547’/2.2ac So close to downtown Napa, yet worlds away with elbow room, spacious living, and a pool. www.2051NorthThirdAve.com

Two Units on One Lot 5bd/4ba/2512’/.24ac’ Beautifully remodeled in Napa. Two updated homes on one lot. Perfect for investor, family compound, in-laws, etc. Main house is a 3/2. Second unit is a 2/2. Also a conditioned artist studio, and, a cellar! Water well for irrigation! Public water for homes. Rent, own or both. Turnkey and ready to go.

Mark Lesti

707.320.8950

Christine Lesti 707.320.8999 Lic#01854423

Mark Lesti 707.320.8950 Lic#01784430

$2,795,000

Paul Everett 707.299.9949 Lic#02016753

Ted Stumpf 707.246.9825 Lic#02020069

707.320.8950

Rigo Guijosa 707.540.3615 Lic#02055858

$1,275,000

Gary Prince 707.227.7282 Lic#01735857

(707) 226-1823 | 1030 Third Street, Napa | TheLestiTeam.com WINDERMERE NAPA VALLEY PROPERTIES IS A MEMBER OF WHO’S WHO IN LUXURY REAL ESTATE AND OUR LISTINGS ARE FEATURED ON WWW.LUXURYREALESTATE.COM.

North Napa Contemporary 5bd/3ba/3369’ Beautiful and spacious home in fantastic neighborhood. Large and gorgeous chef’s kitchen with a preparation island and high-end appliances. Large Primary Bedroom with sitting area and two walk-in closets.

East Napa Custom 4bd/3.5ba/3365/.22ac’ Spacious comfort and panoramic views define this custom home perched at the crest of a hill. The generous living space with soaring cathedral ceilings and a chef’s kitchen opens up to views of vineyards, Skyline Park, Mt. Tamalpais, and the hills of Carneros.

Brendan Lesti

$1,485,000

Dean Castelli

0.68 acres

American Canyon Lot 2

707.337.0659

American Canyon Lot 1

707.694.8294

$1,395,000

0.57 acres

One of Two Adjacent Lots only 11 miles from Napa and 38 miles from San Francisco. Easy access to Highway 29 and zoned for mixed commercial use. www.0MelvinRd.com

Rigo Guijosa

707.540.3615

$425,000

707.540.3615

$425,000

Large Lot 1.58 acres Large lot for residential building purposes. Bucolic settings with nice views. Very spacious and desirable part of Napa. Possible ADU or JADU (check with City of Napa). Not able to subdivide. Come and build your dream home! www.491CasswallSt.com

Panoramic Views 60 acres Striking Hilltop lot with panoramic views, just minutes to Lake Berryessa and 30 minutes to world-class restaurants and wineries in the beautiful Napa Valley.

Mark Lesti

Gary Prince

707.320.8950

$375,000

707.227.7282

$289,000

Nick Validia 707.225.5810

Brendan Lestin 707.337.0659

Ashley Cloud 707.320.8040

Dean Castelli 707.694.8294

Steven Adams 707.334.7506

Sheree Moorhead 707.287.6665

Malissa Seiger 707.484.9773

Lic#01980975

Lic#01855197

Lic#02112543

Lic#02113716

Lic#02114770

Lic#02118199

Lic#02138509

THE ARCHITEX ANGLE

Why carbon is not our enemy

EPDs could help measure our carbon footprint

Image by Craiker Architects

Mid-century home designed with 40 percent recycled materials.

e’re starting to treat carbon as our enemy. The reality is, we are all made of carbon. Our buildings are made of carbon, and if they are built, used, maintained, and recycle properly, our world can be pretty much eco-safe. It’s only when carbon breaks down, burns, or, as in the case of buildings, is wasted or made into unusable debris, that it becomes a toxic enemy. But how do we know what is good, not so good, or is a really bad use of carbon? CHRIS D. One approach is to look at CRAIKER EPDs, environmental product declarations, to study the total impact of individual materials through processing, transportation, use, recyclability, and the entire lifecycle use of a product from cradle to grave. EPDs are the international gold standard for determining a product’s carbon footprint. One could think of them similar to nutrition labels, but instead of fats and carbohydrates, EPDs list environmental impacts such as the global warming impact on ozone depletion, acidification potential, and more. In other words: what is the total carbon footprint. Wow ... that’s over my head, as well as Einstein’s. Let’s simplify. EPDs is a method to address future global warming potential, resources use such as water, sustainability, energy used for its production, and, as importantly, debris recycling. Some manufacturers are using EPDs for their products, but it is critical that many other industries jump in for the economies of scale, sustainability, and reduced transport costs. Let’s take wood. It can be locally sourced, 38 | DISTINCTIVE PROPERTIES

CHRIS CRAIKER

has a high recycling advantage and low embodied carbon, compared to coal or oil, but it has a high atmospheric destructive level when burned or inappropriately processed. We should be composting and recycling wood leftovers, but then, it’s hard to give up our wood-burning fireplaces and pizzas. We don’t like to admit it, but science shows that plastic products, made from petroleum, have a lower total environmental impact when considering their processing, transportation, and lightweight. In no way do I excuse the worldwide use and misuse of plastic. It’s the lack of a universal recycling strategy that’s the “enemy” since the world treats plastic-like toilet paper: easily accessible, dispensable, and not their problem. Where and how we use our raw materials is crucial when we consider that some sources may be depleted in our lifetimes. For example, sourcing wood responsibly is especially critical, and the most trusted certification system is the Forest Stewardship Council or FSC. The FSC certifies responsible forest management including keeping our wood hunger from endangering the land from which it is harvested. When seeking renewable materials, rapidly renewable products made from bamboo, cork, hemp, recycled wood or agriboards are other great options. Using EPDs demonstrates the carbon footprint strengths and weaknesses while giving us a voice in the eco-design of our buildings, and ultimately our lives. Unfortunately, there isn’t an easy grading system; A+ to F-. But here are some key issues to consider in your product choices: • Procurement process: how were raw and processed ingredients obtained? • Embodied carbon content • Transportation distances and procedures

• Supply chain of custody: how many actions have added to the product? • Is there independent third-party verification? • Date of research: must have updating process • Life-cycle assessment that is easy to understand Too much, you say? Yes, it can be overwhelming, but think simple and look out for Green-washed marketing. Too many ingredients can be a red flag. THE FUTURE OF CONSTRUCTION? Wood is man’s oldest and most resilient construction material, shielding civilization from sun, wind, rain, and marauding enemies. It remains vulnerable to all these agents, so is there a treatment that could make wood last like the stones of the pyramids? An interesting response is Atmospheric Wood, a surface treatment of the union of three elements – wood, photosensitive powders and liquids, and natural UV light. From the reaction of these ingredients, a soft, surface protective coating is imprinted on the wood that could be a long-term preservative. The look is a blue hue, familiar to architects as “Blueprints,” historic ammonia, and treated paper process for copying drawings. We’ll see where this goes. Lastly, I’m waiting for someone to figure out how to economically recycle plastics into construction studs and more building products. Currently, the cost is too high, but we recycle newspapers into fire-proof insulation. Why not wall studs from plastic bottles? Chris D. Craiker, AIA/NCARB: Chris still uses a pencil but don’t call the drawings “blueprints.” JUNE 2021

DISTINCTIVE ®

PROPERTIES Find us on Facebook

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NAPA COUNTY’S LATEST HOME SALES* ADDRESS

RECORD DATE

SALE PRICE BED BATH SQ FT YR BLT Single Family

American Canyon

ADDRESS

RECORD DATE SALE PRICE BED BATH SQ FT YR BLT

251 ST ANDREWS DR

2/10

$538,000

2,635

1969

3/16

$548,000

1,662

1969

2/18

$550,000

836

1937

3/3

$550,000

1,123

1954

2/9

$380,000

1,344

1987

2371 BEACH ST

11 AMARILLO DR

2/18

$460,000

1,072

1954

2258 THIRD ST

420 DANROSE DR

2/26

$480,000

1,440

1971

2008 IMOLA AVE

564 GRANITE SPRINGS WAY

3/16

$500,000

3,696

2005

1439 RUBICON ST

3/11

$560,000

1,079

1956

262 LOS ALTOS

3/26

$520,000

1,085

1954

137 DE WITT AVE

2/25

$565,000

872

1941

448 CANYON CREEK DR

3/19

$530,000

1,627

1993

2911 DEVITA DR

3/5

$568,500

943

1950

34 ALTA LOMA DR

2/25

$550,500

1,105

1956

66 BELLEVUE AVE

3/30

$570,000

805

1941

30 ALTA LOMA DR

3/9

$580,000

1,433

1955

3597 BECKWORTH DR

3/30

$570,000

1,063

1959

2/10

$585,000

2,033

1987

2901 LAUREL ST

3/4

$575,000

1,064

1961 1956

40 SOLERA LN

286 ARDEN CT 64 CRAWFORD WAY

2/12

$590,000

1,379

1988

2078 S TERRACE DR

3/15

$590,000

1,132

7 KARLY CT

3/26

$610,000

1,841

2005

1033 TERRACE DR

2/26

$590,000

1,250

1940

22 MELVIN RD

3/1

$610,000

915

1953

3330 MACLEOD ST

3/22

$595,000

1,305

1961

2262 ELLIOTT DR

3/4

$650,000

1,886

1988

2040 APPOLLO CT

3/18

$600,000

2,106

2007

232 HUMMINGBIRD WAY

2/25

$690,000

2,539

2001

2596 FIRST ST #H

2/25

$605,000

1,442

2018

229 NEWBURY WAY

3/22

$720,000

2,981

1989

199 CESTA ST

3/11

$605,000

950

1953

138 TUSCAN OAK TRL

3/29

$753,000

2,811

2006

2033 W F ST

3/5

$605,000

1,000

1960

3/2

$755,000

2,829

2006

2034 PATTON AVE

3/22

$610,000

1,082

1967

115 FORD DR

3/30

$780,000

3,368

2004

3959 LAP CT

3/16

$617,500

1,596

1981

616 MEADOW BAY DR

3/26

$788,000

2,418

2002

3720 DOVER ST

2/23

$620,000

1,420

1959

308 WETLANDS EDGE RD

3/11

$829,500

3,302

2003

2058 PATTON AVE

3/25

$624,000

1,082

1967

102 FORD DR

3/17

$838,000

3,862

2004

889 LAGUNA ST

2/22

$625,000

1,337

1960

14 OAKSTONE WAY

66 GOLDFINCH DR

3/15

$864,000

2,916

2000

19 VIA TREVISO

2/19

$899,000

3,844

2003

Single Family

Calistoga

1415 EAST AVE

2/19

$625,000

774

1940

1596 VERNA DR

3/30

$635,000

1,261

1954

2248 TROWER AVE

3/30

$649,000

720

1940

1315 SPRING ST

3/25

$675,000

1,354

1910

750 JACOB CT

3/18

$650,000

1,698

1978

2008 HIGH ROCKS DR

3/10

$720,000

1,310

1993

1459 RUBICON ST

3/29

$651,000

1,871

1956

1716 MAGGIE AVE

3/12

$939,000

1,841

1985

2486 REDWOOD RD

3/16

$651,500

1,688

1964

1711 EMERALD DR

3/18

$1,000,000

1,939

2015

243 S FRANKLIN ST

3/2

$660,000

1,440

1953

1703 MAGGIE AVE

3/18

$1,095,000

1,990

1990

1295 SPRUCE ST

3/29

$675,000

1,274

1953

1581 CENTENNIAL CIR

3/22

$1,995,000

2,400

1966

1025 COOMBSVILLE RD

2/12

$675,000

1,296

2002

454 KORTUM CANYON RD

3/15

$2,800,000

3,532

1993

158 S SEYMOUR ST

3/18

$676,000

1,338

1943

124 HARTSON ST

2/22

$680,000

816

1936

1972

3262 BROWNS VALLEY RD

2/19

$680,000

1,462

1971

3/17

$690,000

1,408

1956

2/18

$690,000

1,189

1956

3/5

$691,000

1,000

1951

Single Family

Napa 3979 HISCHIER CT

3/18

$168,500

1,690

3/5

$305,000

1,084

1958

3502 BAXTER AVE

1247 EGGLESTON ST

2/19

$360,000

720

1934

3517 IDLEWILD AVE

129 HOMEWOOD AVE

2/16

$385,000

1,132

1941

2789 IDAHO ST

2/9

$395,000

1,153

1941

1351 RUBICON ST

3/29

$700,000

1,189

1956

3/22

$433,500

1,556

1969

2509 BUTTE ST

2/25

$700,000

1,680

1958

2,666

1974

3640 PARRETT AVE

3/11

$700,000

1,481

1973

3074 MONTCLAIR AVE

3090 LAUREL ST 3561 MARIPOSA CT 155 KAANAPALI DR

3/9

$454,000

2/9

$525,000

1,199

1955

1412 SHERMAN AVE

3/9

$701,500

1,512

1963

1424 LAREDO ST

3/16

$525,000

1,100

1966

1535 H ST

3/3

$705,000

850

1898

723 MONTGOMERY ST

2/19

$529,000

1,016

1925

221 COLLIER BLVD

2/26

$705,000

1,153

1957

3/9

$530,000

1,066

1954

3931 DUNHILL ST

3/23

$730,000

1,650

1973

2731 WIMBLEDON ST

1618 CAROL DR

*As recorded at the Napa County Tax Assessors Office / John Tuteur (707) 253-4459 / Property sales reported may include partial interest transfers; sales that are included with other properties; sales that are less any liens on property.

www.NapaValleyRegister.com/Homes

NAPA COUNTY’S LATEST HOME SALES* ADDRESS

RECORD DATE

SALE PRICE BED BATH SQ FT YR BLT Single Family

Napa

ADDRESS

RECORD DATE SALE PRICE BED BATH SQ FT YR BLT

960 CAPITOLA DR

2/24

$1,145,000

3,177

2007

2/17

$1,155,000

2,854

1989

3/16

$1,160,000

2,485

2004

3/1

$1,169,000

2,730

2007

2504 MACLENNAN ST

2/17

$731,000

1,553

1966

40 ST FRANCIS CIR

4413 DOVE CT

3/19

$735,500

1,994

1973

127 MACINNES CT

3776 NORFOLK ST

2/24

$741,000

1,216

1959

242 BUTTERCUP CT

3/1

$745,000

1,110

1938

17 SKYLARK CT

2/23

$1,195,000

2,351

1984

1,197

1967

1095 FIRST AVE

3/25

$1,200,000

2,129

1964

1102 COOMBSVILLE RD 2540 GREENWOOD CT

3/26

$745,000

1019 OAK ST

2/22

$749,000

972

1896

1203 PARTRICK RD

2/16

$1,225,000

1,934

1966

635 CUNARD DR

3/19

$750,000

1,765

1971

347 ST ANDREWS DR

3/26

$1,232,500

2,404

1977

3/1

$755,000

1,245

1992

773 LA SALLE WAY

3/29

$1,280,000

2,702

1969

1520 E ST

10/9

$759,000

1,032

1899

433 ASHLAR DR

3/17

$1,300,000

3,803

1966

681 LATHROP CT

2/26

$760,000

1,641

1983

233 SILVERADO SPRINGS DR

2/24

$1,318,000

2,192

1990

2345 LOUISA ST

3/25

$780,000

1,052

1948

21 LIGHTHOUSE CT

3/19

$1,395,000

2,170

1992

3721 JOMAR DR

3/15

$785,000

1,626

1964

210 ALCHEMY WAY

3/16

$1,500,000

3,305

2001

107 E FIRST ST

3/26

$790,000

1,220

1938

33 LIGHTHOUSE CT

3/3

$1,500,000

2,579

1990

3045 BLANE WAY

3909 OXFORD ST

3/19

$790,000

1,268

1962

192 SKYLARK WAY

20 BLACKBERRY DR

3/2

$795,000

2,711

1999

152 FOOTHILL BLVD

2561 EDGEWATER DR

3/4

$805,000

1,440

1980

22 SPYGLASS CT

3/15

$1,600,000

3,035

1989

3/10

$810,000

1,432

1974

55 AUTUMN RUN WAY

3/23

$1,689,000

3,914

2005

4145 RHINE CT

3/24

$1,541,000

2,979

2012

3/5

$1,595,000

2,730

1890

136 CHERRYVIEW CT

3/23

$811,000

1,687

1996

37 N NEWPORT DR

3/2

$1,750,000

2,467

1996

101 S NEWPORT DR

3/18

$815,000

2,129

1997

345 RANDOLPH ST

2/26

$1,995,000

2,028

1911

3444 ARGYLE ST

3/25

$825,000

1,639

1973

1 N NEWPORT DR

2/19

$2,000,000

2,481

1997

3205 BROWNS VALLEY RD

2/18

$840,000

2,081

2001

20 GREENBRIAR CIR

3/16

$2,390,000

4,120

2005

3956 SOLOMON AVE

3/1

$860,000

1,584

1973

1030 ROSS CIR

3/4

$2,630,000

3,409

1959

4466 JEFFERSON ST

3/3

$860,000

2,004

1971

212 WESTGATE DR

3/19

$3,675,000

4,741

2019

1183 MOUNTAIN VIEW CIR

3/16

$865,000

1,845

1975

4255 WINE COUNTRY CT

3/19

$878,000

2,148

2017

4109 PINOT DR

2/17

$893,000

2,102

1972

4453 DALTON DR 10 WINE BARREL LN 2986 FIRST ST

2/23 2/9 3/30

$905,000 $905,000 $925,000

4 4 3

3 3 4

2,407 2,717 2,468

1993 1920

3/19

$929,000

2,094

2015

26 DICKERSON LN

2/22

$931,000

2,050

1990

4170 BROWNS VALLEY RD

2/9 3/12

$932,000 $937,000

4 3

3 3

1,983 1,679

943 POPE ST

3/9

$725,000

1,344

1908

1376 MAGNOLIA AVE

3/19

$900,000

1,613

2014

1357 MAGNOLIA AVE

3/12

$950,000

2,115

2015

1820 SPRING MOUNTAIN RD

2/12

$1,250,000

2,019

1978

1747 PARK ST

2/11

$1,260,000

1,712

1970

702 HUNT AVE

2/23

$1,600,000

2,212

2001

1427 ALLYN AVE

3/30

$1,717,000

1,456

1910

1843 SPRING MOUNTAIN CT

2/18

$1,980,000

1,943

1966

1440 STOCKTON ST

3/10

$1,995,000

1,633

1991

1576 VOORHEES CIR

3/10

$2,110,000

2,259

1998

2647 COLOMBARD CT

2/19

$2,345,000

2,319

1982

3/4

$3,500,000

2,124

1935

1997

881 SARATOGA DR

2110 WAVERLY ST

Single Family

St Helena

1961 1959

865 ERIN WAY

2/26

$945,000

2,081

2015

1555 SALVADOR AVE

3/22

$950,000

1,679

1964

2288 THIRD ST

2/12

$962,000

1,704

1925

1242 MADRONA AVE

1029 FOSTER RD

2/25

$1,010,000

1,584

1950

2733 STILES CT

2/16

$1,025,000

2,004

1966

Yountville

673 CABOT WAY

2/10

$1,070,000

1,394

1973

6521 HEATHER ST

3/23

$1,080,000

1,318

1970

3/15

$1,295,000

1,400

1982

Single Family

3922 ALEXANDER ST

2/12

$1,085,000

2,128

1976

1918 OAK CIR

14 CLEMENT CT

3/30

$1,110,000

2,324

1989

1973 ADAMS ST

2/26

$1,306,500

1,796

2006

3530 SANDYBROOK LN

2/17

$1,119,000

2,012

1973

13 STAGS VIEW LN

2/25

$1,449,000

2,176

2001

1536 JUANITA ST

2/18

$1,120,000

2,363

2018

1984 ADAMS ST

2/23

$2,165,000

1,946

2005

www.NapaValleyRegister.com/Homes

Dreamy decks 3 building products that sidestep skyhigh lumber prices BRANDPOINT

According to a recent survey on the latest outdoor living trends, home improvement pros and deck building specialists tell Qualified Remodeler magazine that, “everyone is thinking about building something bigger, better, stronger and wider,” and that “homeowners are requesting increasingly larger, more customized decks.” The appeal of more expansive, retreat-worthy decks should come as no surprise considering the unencumbered enthusiasm for outdoor living that has swept the country over the course of a notably unprecedented year. If you also find yourself dreaming about building a sprawling deck to relax on this summer, first consider the type of building materials you’ll need to tackle the project. Lumber has been the traditional deck building material of choice, largely for its low upfront cost and familiarity. However, the series of lumber mill closures in the spring of 2020 wreaked havoc on the building industry’s supply chain, sending lumber prices through the roof. The outdoor living explosion has only further driven up the price. In fact, industry findings from April 2021 reported the price of lumber had jumped to a record-breaking $1,048 per thousand board feet—up nearly 200% from the start of the pandemic. Demand for the commodity product is only poised to grow during peak outdoor living months. Don’t let historically high lumber prices empty your wallet or material scarcity put your deck project on hold altogether. Innovative manufacturers are bringing wood-alternative offerings to the table that provide weatherability, premium performance and unmatched customization capabilities. Consider these three alternative building products before you break the bank building your dream deck. COMPOSITE DECKING One of the many allures of today’s composite decking is that it emulates the natural wood grain aesthetic and richness that standard wood deck boards provide, but lacks the propensity to warp, crack or deteriorate over time. Because it’s incredibly resilient and can handle whatever Mother Nature throws its way, it will stand strong and look beautiful underfoot wherever you call home, from mountainous snowshrouded settings to sun-parched desert landscapes. What’s more, composite deck boards are 42 | DISTINCTIVE PROPERTIES

Brandpoint

engineered to last longer than traditional wood decking. Leading brands offer products that can last 25 years or more, making these readily available boards a sustainable and cost-effective purchase when considering product longevity. With its impressive wood-emulation and enduring composition, composite decking is a smart choice for deck projects. STEEL DECK FRAMING Once surface boards have been selected, it’s time to think about where your boards will rest. While pressure treated lumber is often the de facto deck framing material of choice, soaring lumber prices and availability concerns are now shedding light on alternatives like steel. Strong and durable, many are beginning to recognize how well steel performs as the underbelly of a deck system. “Since today’s wood-alternative deck boards are engineered to last for several decades, homeowners want enduring framing materials that can match the longevity of their surface boards,” said Toby Bostwick, VP of Product & Brand at Fortress Building Products. “The benefits of purchasing a steel framing system make a lot of sense from an investment standpoint, especially when factoring in material longevity, ongoing maintenance costs and treated lumber’s current market rate.” Framing with steel will also eliminate issues associated with moisture absorption, one of the most common reasons wood frame decks begin to show signs of decomposition. In fact, steel is resistant to most tangible threats, including rot and decay, fungi, pests (such as termites) and weathering. In application, this means steel frame profiles will keep surface boards flat and smooth underneath your feet, safeguarding your investment. Not only does steel framing offer long-lasting support for your chosen deck boards, but it also offers a modern, high-end

aesthetic that’s rising in demand. While the rising price of pressure treated lumber and the current lumber shortage will certainly drive framing trends this summer—the shift in mentality may be permanent, given steel’s impressive performance. ALUMINUM RAILING While it’s certainly natural to gravitate toward a familiar railing material like wood as you finish out your deck project, an aluminum system can bring strength and personality to a larger deck at a cost-effective price point. A wholly customizable railing system, the aluminum panels of Al¹³ HOME™ from Fortress Building Products can be personalized with an array of infill options—including cable and glass insets—to accommodate the vision behind your dream deck. What’s more, the system comes with an Accent Top Rail (ATR) and cap rail clips, and is dressed in a multi-layered anti-corrosion powder coating for a no-fuss solution. Not only does this ensure lasting style and safety around the perimeter of a deck, but it also helps create a finished deck structure that requires very little upkeep. For peace of mind, the railing is backed by a limited lifetime warranty. With its dreamy customization capabilities and strong warranty, this readily available aluminum railing solution is something your family can “lean” on this summer. BUILD A BIGGER, BETTER, STRONGER DECK NOW With today’s wood-alternative building products within reach, there’s no need to put your deck project on hold until debilitating lumber prices retreat. Instead, you can “deck” out your larger-than-life outdoor living space with dreamy solutions that serve up performance and lasting style. JUNE 2021

CAN I AFFORD A NEW HOME? Calculate your Mortgage NapaValleyRegister.com/homes

Are you prepared? A fire starts in a residential home every 86 seconds.

Photos by Brandpoint

BRANDPOINT

You check your alarms regularly and practice your emergency escape plan—but are you overlooking an essential component of home safety? Having fire extinguishers—and knowing how to use them—is important to help ensure your home and family are prepared for the unexpected. “A fire starts in a residential home every 86 seconds in the U.S.—and the rapid protection offered by fire extinguishers can make the difference between minor, insignificant damage and greater tragedy,” said Tarsila Wey, director of marketing for First Alert, the most trusted brand in fire safety. “Fire extinguishers are an important first line of defense in home safety, therefore it is important to know how to use one should a fire break out.” To practice whole home safety and help ensure your family is prepared in case of fire, follow these tips on fire extinguishers in the home: KEEP IT WITHIN REACH Unattended cooking is the number one cause of home fires in the U.S., according to the National Fire Protection Association (NPFA). When seconds count, having an extinguisher within reach is crucial for quick response. Place fire extinguishers on every level of your home, plus the common places like the kitchen and garage. The NFPA recommends installing fire extinguishers close to room exits so that you can discharge them and quickly escape if the fire cannot be controlled. 44 | DISTINCTIVE PROPERTIES

When selecting a home fire extinguisher, two of the most important features are size and intended use. Select a home fire extinguisher that weighs three pounds or less for easy handling. For home fire extinguishers, other features to look for include a metal valve and trigger, which offer the durability of a commercial grade extinguisher, as well as an easy-to-read color-coded gauge for accurate measurement. Remember, a fire extinguisher that has been discharged is no longer effective, so consider rechargeable extinIn addition, make sure that every responsible guishers, which can be recharged by a certified member of your household (including house professional if the unit is used. sitters and babysitters) knows where each fire extinguisher is placed. KNOW YOUR ABCS While they may look similar, fire extinKNOW HOW TO USE IT guishers have very specific ratings that indicate Fire extinguishers generally include instruc- what kind of fire they are designed to extintions on proper usage, but a simple way to guish. Extinguishers with a Class A rating can remember the steps is with the acronym PASS: put out fires caused by wood, paper, trash and • Pull the pin on the extinguisher other common materials, while Class B rated • Aim the nozzle low toward the base of extinguishers are intended for gasoline and the fire flammable liquids. Class C rated extinguishers • Squeeze the trigger are meant for fires caused by electrical equip• Sweep the nozzle from side to side ment, such as frayed cords. For trusted reliable Frequently repeat the acronym when prac- protection, it’s best to select a multi-rated extinticing your family escape plan so that, if a fire guisher, such as the First Alert Rechargeable occurs, the response will be automatic. Home Fire Extinguisher, which is capable of handling most types of household fires, includCOMPARE FEATURES ing wood, paper, fabric, flammable liquid and When it comes to fire extinguishers, there electrical fires. are a variety of types to choose from—from To learn more about fire safety, visit home and kitchen to commercial applications. FirstAlert.com. JUNE 2021

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FRIENDSHIP From19

Vino.” Later we created a website for the wine, designed and printed the label for the bottle. We also came up with budgets for operations and advertising,” said Llamas. After the partners bottled the wine in late August 2020, they assembled a schedule of events that spanned the coming year. Events for days Puentes and Llamas said it has been extremely challenging to work through the obstacles 2020 and early 2021 have presented. “We faced the pandemic and related shutdowns as well as fires, smoke, and power outages. Our strategy was to start with soft launch parties in late August, just a handful of people outdoors,” said Puentes. Llamas said over time, she and Puentes organized other events, particularly ones that involved local businesses. “In September 2020, we shared the wine at an in-person Dailey Barre Express class at Honrama Cellars that featured a glass of Las Amigas Cuvée and light bites afterward. Also in September, we partnered with the Latina Coalition of Silicon Valley to offer Las Amigas Cuvée at the organization’s annual Sisterhood Brunch. That event was virtual. We gave attendees a 15% discount on all wine purchases and an invitation to two complimentary wine tastings at our homes, for not only Las Amigas but all of the wines each of us make,” said Puentes. In October 2020, Llamas and Puentes offered a free virtual tasting of Las Amigas with the Napa County Hispanic Network. “We donated 25% of donations to NCHN’s scholarship program,” said Puentes. In December 2020, Llamas and Puentes discussed Las Amigas Cuvée on “The Wine & Chisme Podcast,” a wine podcast hosted by

Lola LLamas

Gear to celebrate the first vintage of Las Amigas Cuvée, a sparkling wine created by Lola Llamas of Llamas Family Wines and Miriam Puentes of Honrama Cellars.

Jessica Yañez, a San Diego native. This podcast showcases wine professionals of color. For Valentine’s Day 2021, Llamas and Puentes offered a deal of a bottle of Las Amigas Cuvée and chocolate-covered strawberries, with free local delivery. In March 2021, Llamas and Puentes partnered with Be Bubbly Napa Valley, a sparkling wine lounge in downtown Napa, for a soldout event. In April, Llamas and Puentes spoke about Las Amigas Cuvée as part of an Inspirational Women’s panel event at St. Helena Teen Center, a program of the Boys & Girls Clubs of St. Helena and Calistoga. Puentes said the schedule has been full but she has loved working with Llamas on this project. “Las Amigas is about two women supporting one another. I’m so happy with the outcome. It’s been eye-opening to go from being good friends to being business partners,” said Puentes. Llamas said she is proud that Las Amigas has been well received well in Napa’s Latinx

Javy Herna

Tony Almanza

Miriam Puentes, co-owner of Honrama Cellars (left) and Lola Llamas, co-owner of Llamas Family Wines (right), take a bike ride to share several bottles of wine, a few from Honrama Cellars and a few from Llamas Family Wines.

community and beyond. “In the past, most of the sales happened in the tasting room. This year, we’ve gone outside those doors. We brought our sparkling wine to an audience that is enjoying it, with yoga, meditation, and other activities that bring people closer together, but without the risk,” said Llamas. Puentes said the effort has resulted in the sale of at least 100 cases. “Given the success of Las Amigas Cuvée, this is an effort we want to repeat. We’re going to make the cuvée again next year. We are also considering making a sparkling rosé,” said Puentes. Llamas said working closely with Puentes and networking with other women has changed how she sees business. “Sharing Las Amigas awakened me to the fact that there are so many women in the wine industry and industries tied to it. Let’s promote each other. We’re already supporting one another. Let’s do more,” said Llamas. Puentes agreed, stating the productive and positive interactions with other women in Napa Valley motivated her to think of new ideas. She added she and Llamas are considering entering Las Amigas Cuvée into a competition for boutique wines. “All of the work Lola and I did and the help other people offered to support Las Amigas was a bright spot during a hard year. Making this wine strengthened my relationship with a friend as well as with other women. That’s why we’re proud that we did this. I know we have the grit to keep Las Del Vino going and move forward this fall,” said Puentes. JUNE 2021

Distinctive Properties, Premiere Napa Valley Real Estate: June 2021

Articles inside

Chris Salese: Napa’s Loan Ranger Appraisal costs rocket higher

A fi re starts in a residential home every

Three dreamy deck building products that sidestep sky-high lumber prices

Diamond Mountain District: The secret gem of the Napa Valley

Wine and friendship that sparkle The story of Las Amigas Cuvée

Burt Polson’s Real Estate in the Napa Valley It’s not only about the rent — part two

Gerrett Snedaker: Wine Country Real Estate Trends in May 2021