# Nearby Comparison Notes

**Pulled:** 2026-06-23  
**Sources:** Zillow property pages plus Sonoma County public GIS / assessor layer.

## Subject

| Address | Acres | Primary sf | Secondary sf | Built | Assessed net | Sale/list signal |
|---|---:|---:|---:|---:|---:|---|
| 3223 Canfield Rd | 8.0 | 2,380 | 2,240 | 1995 | $1,401,978 | Active 2026-06-22 at $1,795,000; 2014 sale $1,125,000 |

## Nearby data points

| Address | APN | Acres | Use | Building(s) | Sale / value signal | Usefulness |
|---|---|---:|---|---|---|---|
| 3581 Canfield Rd | 025-080-001 | 19.0 | Irrigated vineyard / premium with residence | 1,418 sf primary, 2,300 sf secondary, built 1935 | Sold 2024-02-23 for $2,400,000; 2025 net assessment $2,577,963 | Best recent nearby closed sale, but vineyard premium and 19 acres make it not directly equivalent |
| 3387 Canfield Rd | unknown from Zillow page | 24.43 | Olive/crush/tasting/event facility | 6,893 sf, built 2013 | Historic ask moved from $7.5M in 2015 to $4.988M by 2017-2018; off market; Zillow value $2.47M | Shows specialized ag/event improvements do not price cleanly as residential |
| 2483 Schaeffer Rd | 025-060-006 | 6.4 | Rural res SFD with granny unit | County: 2,901 sf primary, 280 sf secondary, built 1953 | Sold 2004 for $898,220; 2025 net assessment $1,244,995 | Nearby rural-res acreage, but stale sale and older house |
| 2950 Canfield Rd | 025-060-002 | 81.9 | Pasture with residence | County: 1,249 sf primary, 4,008 sf secondary, built 1929 | Sold 2002 for $900,000; 2025 net assessment $580,094 | Land-heavy, old-basis, not useful for current market price except context |
| 3300 Canfield Rd | 025-060-010 | 0.5 | Rural res/single res | 1,440 sf, built 1960 | Sold 2012 for $230,000; 2025 net assessment $276,217 | Too small to be a land/estate comp |

## Price framing

At $1.795M, subject is:

- $224,375 per acre.
- $754 per main-house sf.
- About $389 per gross primary + secondary sf if the barn is treated as building area.
- 1.28x 2025 net assessed value.
- 59.6% above the 2014 full-value sale.

The 2024 sale at 3581 Canfield supports a world where well-located Canfield-area acreage with a modest older residence can trade above $2M, but that property had 19 acres and premium vineyard/residence use. Subject's list price is therefore plausible only if the 8-acre setting, water/garden infrastructure, main-house quality, and barn/apartment package all hold up.

## Diligence implication

Treat the barn apartment as contingent value. If legal and septic-supported, it is a meaningful part of the list-price story. If it is only storage over a utility barn, the buyer should avoid paying for a second dwelling that the public permit title does not clearly support.