Thinking about buying or selling a home in Guerneville or anywhere along the Russian River? Call David Millar with The Millar Group at 707-217-1786. I specialize in Russian River real estate and the unique neighborhoods throughout West Sonoma County.
Old Cazadero Road is one of those places that really shows how much the landscape and lifestyle can change within just a few miles of Guerneville, California.
The road begins just off Highway 116, a short distance from downtown Guerneville, and winds its way from the low-lying redwood forest into the sunnier hills above the Russian River.
If you're considering buying a home on Old Cazadero Road, this neighborhood tour will give you a better idea of what the area is actually like, including the redwoods, creeks, hills, sunshine, road access, flood considerations and the types of homes you'll find along the way.
Where Is Old Cazadero Road?
Old Cazadero Road begins off Highway 116 just west of downtown Guerneville.
From the intersection, the road heads north through a narrow valley and follows the general path of Hulbert Creek before eventually climbing into the hills.
The character of the area changes significantly as you travel farther up the road.
Near Highway 116, you're close to the Russian River, downtown Guerneville, restaurants, shopping and other services. As you travel farther up Old Cazadero Road, the setting becomes increasingly rural.
That variety is one of the things that makes this part of Guerneville real estate so interesting.
The Beginning of Old Cazadero Road
At the beginning of Old Cazadero Road you'll find the Henry Pacheco Memorial Playground, including public recreation areas and tennis courts.
AutoCamp Russian River is also located near the lower portion of Old Cazadero Road. AutoCamp is a high-end camping and glamping destination featuring Airstream accommodations and other lodging surrounded by the redwoods.
This part of the road is heavily wooded and has the classic Russian River environment many buyers picture when they think about Guerneville: towering redwoods, shade, creeks and narrow winding roads.
Hulbert Creek and Flood Considerations
Hulbert Creek runs through the canyon alongside portions of Old Cazadero Road.
During the dry season, the creek can have very little or no visible water. During the rainy season, however, it can carry a substantial amount of runoff through the canyon toward the Russian River.
The lower section of Old Cazadero Road is also relatively close to the Russian River.
Because of that, flood zones can be an important consideration when purchasing property in this area.
Not every property on Old Cazadero Road has the same flood exposure. Elevation, location and proximity to waterways can make a substantial difference from one property to another.
Buyers should always investigate the specific flood zone and insurance requirements for the individual property they're considering.
This is one of the reasons working with a real estate agent who understands Russian River property can be particularly important.
Old Cazadero Road, Cherry Street and Lovers Lane
As you continue up the canyon, Old Cazadero Road generally runs along one side of Hulbert Creek.
On the other side of the creek you'll find areas including Cherry Street and Lovers Lane.
Eventually, these roads reconnect near a crossing of Hulbert Creek.
This part of the neighborhood is quiet, wooded and very different from downtown Guerneville even though you're still only a short drive away.
It's a good example of how Russian River neighborhoods can feel extremely rural while still being close to town.
What Are Homes Like on Old Cazadero Road?
Real estate along Old Cazadero Road varies considerably.
Closer to Guerneville, you'll find older cabins and smaller homes tucked into the redwoods. Some properties may offer an opportunity for buyers looking for a more affordable entry point into the Russian River real estate market.
You'll also find remodeled homes and larger properties that can command considerably higher prices.
As the road climbs into the hills, parcels generally become more rural and you begin seeing properties with more land, greater privacy, hillside views and more sunshine.
Depending on condition, location, parcel size, improvements and market conditions, homes along Old Cazadero Road can range from modest cabins to properties valued well into the upper price ranges of the Guerneville market.
There really isn't one single "Old Cazadero Road home."
Every property needs to be evaluated individually.
Redwood Homes vs. Sunny Hillside Properties
One of the biggest differences along Old Cazadero Road is sunlight.
The lower section is largely under a redwood canopy.
If you love the feeling of living among tall redwoods, cooler summer temperatures and a forest environment, this section may appeal to you.
As the road starts climbing into the hills, the landscape changes.
The redwoods begin thinning out and you'll see more oak trees, firs and open hillsides.
You'll also generally find more sunshine.
Temperature differences between the shaded valley floor and the upper hills can be noticeable, particularly during warm summer weather.
For Russian River homebuyers, this is an important consideration.
Two homes that appear close together on a map can have very different microclimates.
Larger Parcels and Views Higher Up Old Cazadero Road
Once Old Cazadero Road begins climbing, the area becomes considerably more rural.
You'll find larger parcels, hillside homes and properties that can have long-distance views across the surrounding mountains.
This part of the road appeals to buyers who may want more privacy and land but still want relatively convenient access to Guerneville.
The tradeoff is that Old Cazadero Road is a winding country road.
The farther you travel from Highway 116, the longer the drive becomes.
For some buyers, that's exactly what they want. For others who plan to commute frequently or want immediate access to town, it's something to consider carefully.
Does Old Cazadero Road Go All the Way to Cazadero?
Today, Old Cazadero Road does not provide a through driving route from Guerneville to Cazadero.
The public road eventually reaches a dead end in the hills.
Historically, the road has connections to the early transportation routes between the Guerneville and Cazadero areas, which is part of what makes exploring Old Cazadero Road so interesting.
The modern roadway, however, should be thought of as a rural Guerneville road rather than an alternate route to Cazadero.
Sewer and Septic Considerations
Another important issue when looking at Russian River real estate is whether a property is connected to a public sewer system or relies on a private septic system.
Some properties in and around the lower Guerneville area may have sewer service, while more rural properties throughout West Sonoma County frequently rely on septic systems.
Buyers should verify the wastewater system serving any specific property.
Septic systems, wells, drainage, flood zones, private roads and hillside conditions can all have a significant impact on buying real estate in the Russian River area.
How Far Is Old Cazadero Road From Downtown Guerneville?
The entrance to Old Cazadero Road is only a short drive from downtown Guerneville.
That means residents in the lower portions of the road can enjoy a wooded, rural setting while still having relatively easy access to downtown.
Downtown Guerneville offers restaurants, shops, grocery stores, coffee shops and access to the Russian River.
The farther you travel up Old Cazadero Road, however, the more rural the experience becomes.
That's one of the things I like about this road—you can start very close to town and gradually move into an entirely different environment.
What Is It Like Living on Old Cazadero Road?
Old Cazadero Road could be a good fit for buyers looking for:
- A redwood or forest setting
- Privacy while remaining relatively close to Guerneville
- Russian River cabins and older homes
- Larger rural parcels farther into the hills
- More sunshine and views at higher elevations
- A quieter alternative to downtown Guerneville
- Access to the Russian River and West Sonoma County lifestyle
As with many Russian River neighborhoods, there are also property-specific issues buyers should investigate.
These can include flood zones, creek proximity, drainage, road access, septic systems, sewer service, hillside conditions, tree maintenance, insurance and fire exposure.
That's why buying property in this area is very different from purchasing a typical suburban home.
Russian River Real Estate Is About Location Within the Location
One thing I've learned from working in Russian River real estate is that you can't understand a property just by looking at the city name or ZIP code.
A home in Guerneville could be beside the river, tucked deep under the redwoods, high on a sunny ridge or sitting on a larger rural parcel.
The weather can change.
The sunshine can change.
Flood exposure can change.
Access can change.
Even the type of wastewater system can change from one neighborhood to another.
Old Cazadero Road is a perfect example.
You start near the Russian River in the redwoods and end up high in the hills surrounded by oaks, fir trees, open sky and distant views.
Watch My Old Cazadero Road Driving Tour
I regularly make local neighborhood and road tours throughout the Russian River so buyers can see what these communities actually look like before deciding where they want to purchase.
My Old Cazadero Road video takes you from Highway 116 near Guerneville all the way up the road into the hills.
These videos are particularly useful if you're moving to the Russian River from San Francisco, Marin, the East Bay, Silicon Valley or another part of the Bay Area and don't yet understand the differences between our many small neighborhoods.
Looking for a Home on Old Cazadero Road or in Guerneville?
If you're considering buying a home on Old Cazadero Road, in Guerneville or anywhere along the Russian River, I'd be happy to help.
I specialize in Russian River real estate, including Guerneville, Monte Rio, Rio Nido, Forestville, Cazadero, Duncans Mills, Jenner and the surrounding communities of West Sonoma County.
I can help you understand not just the house itself, but the things that often matter just as much here: flood zones, septic systems, sewer systems, sunshine, redwoods, road access, hillsides, insurance and neighborhood differences.
David Millar
The Millar Group
Russian River Real Estate
707-217-1786
If you're thinking about buying or selling along the Russian River, give me a call.
