Ukiah, a sleepy town 60 miles north of Santa Rosa with a population of around 16,000, is the county seat and largest city in Mendocino County. “We are known for our vineyards — quite a lot of our grapes get sold — but we’re quiet and rural compared to Napa or Sonoma. We’re also more affordable than the rest of wine country,” says Re/Max Realtor Karena Jolley, who has over 20 years of experience selling in Mendocino and Lake counties. “Besides affordability, what will bring a buyer to Ukiah is the small-town feel, even though we’re not quite that small. Because we’re the county seat, the population swells to over 35,000 during the day,” Jolley says. “We also have everything we need here — people nearby come here to shop and dine — and the city is always actively working on infrastructure and beautification projects in town.”
Ukiah wine country surrounds the city and offers tasting rooms at many including Rivino Winery.
Ukiah beauty projects include new trees and lamps lining State Street in front of the Ukiah Theatre.
1/2
Affordable for buyers priced out of Sonoma County
In early 2025, the median home price in Ukiah was $500,000, more than 25% higher than the national number but almost half the housing cost in broader California. “The city will get a fair amount of people who have been priced out of Sonoma County and are willing to make the drive, and they can get a lot more house for their money,” Jolley says. Most buyers seek year-round homes, but a healthy secondary vacation rental market exists. The bulk of the housing inventory was built between the 1950s and early 1980s, representing various architectural styles. To the north of the city, West Fork Estates is a larger development from the early 2000s with more upscale contemporary housing. “Since then, there have been pocket developments with a few homes here and there, but the city has been working on bringing more affordable multifamily units over the last 5-10 years,” Jolley says. “Moving forward, a development in south Ukiah is expected to have over 140 units.”
Ukiah offers many styles of homes including upscale contemporary homes in West Fork Estates near Lake Mendocino.
Ukiah offers a wide variety of homes including older Craftsman bungalows with curb appeal.
1/2
Ukiah Unified has an above-average grade from Niche
Ukiah Unified School District is graded B by Niche, with an A in college prep. The district serves nearly 6,000 students in 11 schools, including eight walkable community elementary schools.
Boating, water skiing and fishing at Lake Mendocino
Ukiah maintains over a dozen parks and recreation sites, with many areas walkable to a community park. “Todd Grove Park is a classic city park with updated playground equipment for kids, a seasonal city pool and concerts in the park — it’s a big draw to everyone, particularly in the summertime,” Jolley says. Lake Mendocino is less than 10 miles north; it's a large reservoir known for recreational activities like boating, water skiing, swimming, hiking, fishing and even camping. “A lot of people here are really passionate about hiking, and we have absolutely gorgeous trails — Mendocino National Forest has one million protected acres and hiking and biking galore,” Jolley says. “Many people actually travel over an hour to the coast for surfing. The water can be cold this far north, but you can wear a wetsuit and be fine.”
Ukiah residents head to Todd Grove Park for the Ukiah Swimming Center.
A 1959 monument for Coyote Dam and Lake Mendocino celebrate the completion of the project for purposes of flood control, water supply, and recreation.
1/2
City is self-contained with big-box shopping and local dining
Ukiah is self-contained, with commercial stretches that include shopping centers anchored by grocery stores and service-based businesses. Mom-and-pop shopping and dining is along State Street, and big-box shopping is along U.S. Route 101. “The city has worked to put big-box stores like Costco, Home Depot and Kohl’s closer to the freeway, so they aren’t around downtown, which is more small business,” Jolley says. “Restaurant-wise, we have an eclectic mix. Everything from Thai, Mexican, New America, Italian, different specialty locations that provide variety — and you’re likely to run into someone you know out dining.” Ukiah residents have a lot at their fingertips in town. Still, there will always be certain events, shopping opportunities, or upscale dining that will occasionally bring residents down to Santa Rosa or San Francisco.
Mom and pop restaurants, boutiques and the radio broadcaster KMEC 105.1FM share the downtown streets in Ukiah.
Ukiah offers the full range of big-box stores on the southern side of town to avoid any distraction from locally owned businesses.
1/2
Pumpkinfest is an annual calendar highlight in Ukiah
For a small city, Ukiah has a lot of community spirit that shows itself during the many annual events. “Alex Thomas Plaza hosts everything from the chili cookoff to movies in the summertime, and there are different shows and events throughout the year,” Jolley says. Pumpkinfest is the annual calendar highlight. Held over a weekend in October, the festival brings out vendor booths and includes a wine and beer garden, a haunted house, carnival rides and a biggest-pumpkin contest. “They’ll block off School Street for this, and the whole town comes out — it’s a huge to-do,” Jolley says.
Residents generally fly out of the Sonoma County Airport
Ukiah has direct access to U.S. Route 101, which runs north up to the coast of Oregon and south to Santa Rosa. “Although the 101 can get busy, I wouldn’t say there’s often significant traffic,” Jolley says. “In terms of State Street, there isn’t usually congestion, but the city is working on beautification projects that can slow things down. It’s for the greater good, though.” For those who rely on public transportation, the Mendocino Transit Authority operates 12 fixed bus routes that connect the city to the region. There are a few flights out of the Ukiah Municipal Airport, but most people will make the 60-mile drive to Santa Rosa to fly out of the Sonoma County Airport.
Four-season climate and serious wildfire risk in the summer
Ukiah has a four-season climate known for hot, dry summers with temperatures in the mid-to-upper 90s. Winters are mild and rainy, with temperatures in the 60s. “In the winter, you might see a dusting of snow at the most. You’ve got to drive up north for the snow,” Jolley says. Regarding environmental risk, Ukiah faces potential threats from wildfires, flooding and earthquakes. “We’ve been spared the big earthquakes, and everything is built to code. Flooding issues may happen every few years — not every year by any means. But fire risk is real — we had a big one in 2017,” Jolley says.
Crime statistics for Ukiah were not immediately available.
Written By
Amber Steinmetz-Cole
Photography Contributed By
Luke George
Video By
Victoria York
Interested in learning more about homes in this area?
Reach out to
Anne Fashauer,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
On average, homes in Ukiah, CA sell after 140 days on the market compared to the national average of 54 days. The median sale price for homes in Ukiah, CA over the last 12 months is $230,000, down 57% from the median home sale price over the previous 12 months.
Located within Ukiah's prestigious El Dorado Estates, this custom single-level residence offers a rare "country" atmosphere just minutes from the downtown. Surrounded by mature landscaping and local wildlife, the location perfectly balances both privacy and community due to the larger custom home site lots in the neighborhood. Property Highlights: Exceptional Curb Appeal: A striking
Nestled in a quiet neighborhood, just minutes from schools, shopping and all of the amenities your family needs. This spacious 4-bedroom, 3-bathroom residence offers over 1,800 square feet of comfortable living space. Step inside to find a bright layout with generous living areas, a functional kitchen, and well-sized bedrooms perfect for families of all sizes. Outside, enjoy a yard filled with an
Welcome to 430 Lake Mendocino Drive a property full of potential, located in one of Ukiah's most convenient and desirable areas. Set on nearly half an acre of flat, usable land, this versatile property offers the space, flexibility, and opportunity you've been looking for. The main home is bright and inviting, featuring laminate flooring throughout, indoor laundry, and an open layout that feels
You won't want pass to up your chance to own this unique, charming home in a sought-after neighborhood. Delightful mid-century modern 3 bedroom, 2 bath home drips with charm and style. Features include covered front porch, high ceilings in living room and hardwood flooring. Enjoy year-round comfort with central heating and air conditioning, all while basking in the home's warmth ambiance from the
McNab Crag Ranch: A Sanctuary for Conservation, Recreation, and Sustainable LivingThe 480-acre McNab Crag Ranch offers a rare opportunity to steward a legacy property that seamlessly blends rugged natural beauty, abundant wildlife, and cutting-edge sustainable infrastructure. Rising from the vineyard-draped Sanel Valley to the commanding heights of McNab's Crag, this ranch is a haven for
Discover the unparalleled beauty and adventure of North Mayacamas Ranch, a breathtaking 262-acre retreat nestled in the foothills of the North Mayacamas Mountain Range. With sweeping views across the entire Ukiah Valley, this extraordinary property offers a front-row seat to nature's masterpiece, culminating in unforgettable sunsets from the expansive back patio-an idyllic setting for relaxation
585 Kunzler Ranch Road presents a rare opportunity to acquire 17.2 acres of I-2 Industrial-zoned land in a highly desirable location close to town with convenient access to Highway 101. Industrial parcels of this size and zoning are increasingly scarce, making this property especially attractive for industrial, manufacturing, distribution, storage, or service-oriented development. The site is
Located within Ukiah's prestigious El Dorado Estates, this custom single-level residence offers a rare "country" atmosphere just minutes from the downtown. Surrounded by mature landscaping and local wildlife, the location perfectly balances both privacy and community due to the larger custom home site lots in the neighborhood. Property Highlights: Exceptional Curb Appeal: A striking
Welcome to this delightful single-story, 3-bedroom, 3-bathroom with 2 extra rooms on a 0.54 acre lot in the desirable Regina Heights Neighborhood! The whole house including living room, bedroom, bathroom, kitchen, flooring were totally updated several years ago. The inviting floor plan includes bright living spaces, a well-equipped kitchen, formal dining area and spacious bedrooms and hallway
45 Acres/ Great for School or Hospital. This property is currently split into 6 parcels and each is currently zoned SR7. With Ingress and Egress right off Hwy 101
Discover this spacious two bedroom, one bath home nestled on a generous 7,400 sq ft lot. Step inside to beautiful original wood floors, elegant tray ceilings, and modern canned lighting, creating a warm and inviting atmosphere. Large windows fill the home with an abundance of natural light. Enjoy a formal dining room, cozy wood stove-warmed living room, and a covered patio, perfect for
10. Acres, Parcel H. The most spectacular view properties in Ukiah, 360 degree views of downtown and Eastern Hills. New paved road, all underground utilities. Building parcels have been preserved to keep the natural physical features of hills, natural rock outcroppings & native trees. Gated parcels off Redwood Avenue with private water, sewer & electrical. All utilities are underground located
Discover a rare opportunity on this generously sized lot in Ukiah, ready for your vision to come to life. Whether you're dreaming of building your perfect custom home, creating a lucrative income property, or adding an ADU, this lot provides the space and flexibility to make it happen. Most of the demolition work has already been completed, giving you a head start on your project and saving
Desirable property where you can build your custom home on this .23 acre lot in Vichy Springs Subdivision near other distinctive homes. Sewer hookup fee has been paid and water is available through Rogina Water District.
If you're looking for the convenience of being centrally located, take a peek at this well maintained home which offers 3 bedrooms and 2 baths with low maintenance landscaping. Take a stroll down to the farmer's market on a Saturday morning or catch a movie at the nearby movie theater. Granite countertops, hardwood floors, vaulted ceilings, custom cabinets, enclosed laundry room with ample
Welcome to Park Place. We don't just rent apartments. From the moment you walk through the front door you'll feel the comfort that makes our residents happy to call us home. Cutting edge amenities, meticulously-groomed grounds, and a dedicated staff contributes to a higher standard of living. Convenient shopping, award-winning schools, local museums and parks are all close at hand, with
Located in beautiful Ukiah, Sierra Sunset Village Apartments offers apartment homes in a tranquil community designed with you in mind. From our sparkling swimming pool to the convenient laundry care centers, Sierra Sunset Village Apartments has everything you expect, plus the special touches that set us apart from the rest. Sierra Sunset Village Apartments is nestled amid the hills and forests of
Welcome to Alderwood Apartments. The premium S. State St. address in the 95482 Zip code of Ukiah is a great place for you to move. Make sure you to see the available floorplan options. Here at this community, the team of leasing professionals will be ready to help you find your perfect fit. Stop by the leasing office to find out the current floorplan availability.
Enjoy a fully furnished studio suite in our hotel at an affordable rate with free wi-fi, free utilities and free premium cable. Each studio suite has a full kitchen with full-size refrigerator, stovetop and microwave, and has a flexible workspace and plenty of storage. All our hotels are pet-friendly and have on-site guest laundry available. Plus, there are no long-term commitments and you can
Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
