13700 Rockpile Road, Geyserville, CA 95441, Geyserville, 95441 - 4 bed, 3 bath
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Geyserville, CA 95441
Analysis of 13700 Rockpile Road, Geyserville, CA 95441 is currently available with a list price of $11,900,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Geyserville Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Property is moderate renovation needed.
The property, built in 1991, is well-maintained but shows clear signs of being outdated relative to modern luxury standards. The kitchen features 1990s-style tile countertops and older cabinetry, and the bathrooms appear to retain their original fixtures and finishes. While the home is move-in ready and functional, it has not undergone the extensive recent renovations required for a higher rating, fitting the criteria for a property built over 20 years ago with mostly original components.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 5227200, living area = 2829.
Located in the prestigious Rockpile AVA, this property represents nearly 30% of the entire region's planted acreage, offering a rare and significant foothold in a world-renowned wine-growing district.
Due to modern regulatory restrictions on hillside planting, the existing 45-acre ultra-premium vineyard is a non-replicable asset that provides immediate, high-volume production.
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 3.
The scale of the vineyard and olive production requires intensive professional management and significant annual overhead, which may be a burden for a non-commercial buyer.
While the manor is well-maintained, the 1991 construction date suggests that a buyer at this $11.9M price point may desire substantial interior modernizations to meet contemporary luxury standards.
The 120 acre Pritchett Peaks Vineyard is nestled in the majestic coastal mountains west of the bucolic town of Healdsburg in what is the epicenter of the legendary Rockpile AVA. With the entire AVA made up of less than 160 planted acres, Pritchett Peak's 45 acres of ultra-premium vines represents the most significant Rockpile holding to ever come to market and an opportunity for the savvy investor to acquire a once in a lifetime foothold in what is arguably the North Coast's most significant AVA. The regularity restrictions that have come to being in recent years would make planting such a hillside vineyard in Rockpile today virtually impossible. In other words, this Pritchett Peaks Vineyard is irreplaceable. The Vineyard consists of 110 acres with 45 acres professionally planted and maintained to an ultra-premium combination of Zinfandel/Primitivo, Cabernet Sauvignon and Malbec. Production runs between 100 to 180 tons per year (5 year average of 125 tons per year). Five wells and a permitted 11 acre foot pond with pumps storage. Productive olive trees orchard. Pritchett Peaks' Manor is +/-3000 square foot 4 bedroom and 3 bath masterpiece with its covered wrap around deck canopied by ancient oak pathway leading to pool.Private access to Lake Sonoma 17,000ac & 40 miles of trails
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 50% |
| Baths | 3.0 | 2.0 | 75% |
| Square foot | 2,829 | 1,938 | 50% |
| Lot Size | 5,227,200 | 3,776,216.5 | 75% |
| Price | $11.90M | $2.39M | 75% |
| Price per sq ft | $4.2K | $1.1K | 75% |
| Built year | 1991 | 1988 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 801 | 456 | 0% |
Apr 4, 2024
$11,900,000
Initial Listing
Apr 3, 2008
$3,100,000
Public Record