2025 Napa Housing Review: Prices Held, Negotiations Expanded

2025 Napa Housing Review: Prices Held, Negotiations Expanded

January 15th, 2026

Bonjour a tous,

Wishing you a happy, healthy New Year. I’m excited for the year ahead—and I’m feeling genuinely positive and optimistic about the Napa market. One thing I’m especially loving right now: interest rates are hovering near 6%, which is helping bring more confidence and momentum back into the conversation.

To kick off the year, I wanted to share my own personal analysis of how the Napa housing market behaved in 2025, based strictly on the local data.

• In 2025, Napa saw more activity than 2024—more new listings (+9.8%) and more closed sales (+4.9%)—but the market also moved slower and negotiated more. Average Days on Market rose to 74 days (up from 61), and the average sold-to-original list price ratio dropped to 91% (down from 95%), signaling that buyers had more room to negotiate off initial pricing. At the same time, sold pricing held essentially flat: the median sold price was $915,000 versus $910,000 in 2024 (+0.5%), and the average sold price per square foot increased slightly to $656 (+1.7%). The result: steady pricing outcomes, but with more pricing discipline required and more leverage for buyers during negotiations.

Even though inventory levels shifted through the year, the metrics show buyers generally had more negotiation power in 2025 than in 2024—especially relative to original list prices. For sellers, the takeaway is simple: homes still sold and values held, but pricing correctly from the start mattered more, and the market was less forgiving of ambitious initial pricing.

At a macro level, the broader economy looked resilient but cautious: holiday spending was reported up year-over-year, but alongside concerns about rising consumer debt and softer hiring. Rate commentary also reflected the impact of policy headlines pushing the 30-year fixed rate to around ~6% after an announcement—conditions that typically make buyers more payment-sensitive and reinforce negotiation on pricing.

Source: BAREIS Plus MLS Data through December 31, 2025

Ready to navigate Napa’s shifting market with confidence? Let’s talk strategy and next steps.

A bientot!