
Guerneville, CA 95446
Analysis of 18900 Armstrong Woods Road, Guerneville, CA 95446 is currently available with a list price of $1,495,000. 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 Guerneville 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.
Built in 2003, the property is approximately 21-23 years old, placing it in the 'Fair' category. While the exterior and botanical grounds appear well-maintained, the guest house is likely dated and will require minor updates to the kitchen, bathroom, and systems to meet modern standards.
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 = 768.
Situated behind the gates of Armstrong Redwoods State Natural Reserve at the end of a private road, this property offers unparalleled seclusion and a direct connection to a pristine natural environment.
The inclusion of a prime estate building site with views provides a rare opportunity to design and construct a custom legacy residence on over 120 acres of land.
With only a 768-square-foot guest house currently on-site, the property lacks a substantial primary residence, necessitating further investment and construction for most buyers.
The secluded location behind a state reserve and at the end of a private road may present logistical challenges regarding utility maintenance, emergency access, and wildfire insurance requirements.
A Private Redwood Botanical Estate Set beyond a gated approach at the end of a secluded road, this remarkable offering combines a pavilion guest residence, a globally sourced conifer collection, extensive forest trails, and a premier view estate building opportunity within a serene redwood landscape. The property unfolds within the Crombie Arboretum, a privately established and curated collection of rare, wild-origin conifers sourced from around the world. Developed over more than two decades and thoughtfully supported through its early years, the collection now stands as a mature and thriving botanical environment representing species from every continent where conifers naturally occur. A charming glass-walled pavilion guest residence is positioned within the landscape, offering an immediate connection to nature and a peaceful retreat immersed in forest surroundings. Extensive trails, maintained over decades, wind throughout the property beneath towering redwoods and mixed forest, inviting exploration and quiet reflection. An established irrigation system initially supported the curated plantings and ongoing stewardship of the land. In addition to the guest residence, the property features a premier view build site, offering the opportunity to design and create a legacy estate within this extraordinary natural setting. Access is provided via a private road through a protected forest corridor. Located just minutes from Guerneville and the Russian River, yet offering a profound sense of privacy and stillness, this is a rare offering where botanical significance, seclusion, and long-term vision come together. Shown by appointment ONLY.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 1.0 | 2.0 | 18% |
| Baths | 1.0 | 2.0 | 41% |
| Square foot | 768 | 991.5 | 36% |
| Lot Size | 5,227,200 | 6,650 | 95% |
| Price | $1.50M | $500.0K | 95% |
| Price per sq ft | $1.9K | $504 | 95% |
| Built year | 2003 | 1958 | 82% |
| HOA | $0 | $0 | 50% |
| Days on market | 81 | 286 | 5% |
Mar 25, 2026
$1,495,000
Initial Listing
Mar 6, 2015
$1,250,000
Public Record
May 15, 2001
$495,000
Public Record