Napa Neighborhoods to Watch

Why I’m Watching These Napa Neighborhoods Closely

From the Desk of Florence Ropelewski
November 6th, 2025

Bonjour à tous,

I’m so grateful to share some exciting news with you: I was just named Best Real Estate Broker (Gold) in the 2025 Best of Napa County awards by the Press Democrat. And L’AGENCE Napa Valley won Silver for Best Real Estate Company!

I truly couldn’t have done this without your support. Whether you voted, referred a friend, worked with me personally, or simply cheered me on, thank you.

Now, let’s talk about what I’m seeing in the market this fall—and where the real opportunity lies.

As of October, the median sold price in Napa landed at $845,000, down about 5% from September and holding mostly steady year-over-year. Meanwhile, the average price per square foot has actually ticked up 4.7%, and sold homes are up nearly 22% compared to last October. Inventory is sitting at around 5 months—right in that balanced, non-frenzied zone.

For buyers and investors, that kind of environment is pure opportunity. And here’s the strategy I’m encouraging you to consider: focus your search below the median price point.

Why? Because that’s where long-term value lives.

When you buy in affordable neighborhoods, you’re investing in places that more people can afford to live in—whether they’re buying or renting. That wider demand base makes these homes more stable during economic shifts and quicker to recover when the market heats up again. You’re not just buying for today; you’re building smart equity for the future.

If you’ve listened to economists like Dave Meyer from the BiggerPockets podcast (my personal influencer), you’ll know this is a strategy seasoned investors are doubling down on right now: Skip the flash. Follow the fundamentals. Buy where the average person can afford to live.

That’s why I’m keeping a close eye on Napa’s neighborhoods like Westwood, the “Sister Streets” within Pueblo Park, Beard, Sheveland Ranch, South Fuller Park, Coventry Manor, and Bel Air. Each of these areas offers a combination of livability, location, and homes priced below the median—and that’s exactly the sweet spot in this market.

If you’re thinking about buying your first home or starting an investment portfolio, this is my recommendation. I can send you a curated list of the best homes currently available in these affordable neighborhoods.

Wishing you all a great start to November!

Curious about Napa’s most promising neighborhoods below the median price? Let’s create a smart buying plan together.

Warmly,