Every month I pull the data on the Hidden Valley Lake real estate market — zip code 95467, Lake County, California — and write up what’s happening with prices, how long homes are sitting, and what buyers and sellers should realistically expect. Here’s May 2026.
Jaime Dooley | Realtor®
DRE 02223174
jaime@liveinwinecountry.com
707.418.3672
Five homes closed in Hidden Valley Lake in May. The range was $299,000 to $570,000. And the days on market for those five sales — in order from fastest to slowest — were 7, 37, 135, 171, and 379. That spread is almost everything you need to know about this market right now.
The fastest sale was 19614 Mountain Meadow North: four bedrooms, 2,764 square feet, a 2005 build, listed at $570,000. Gone in a week. The slowest was 19705 Powder Horn Road — a three-bedroom 1987 home that originally listed at $395,000 and sat for 379 days before finally closing at $330,000. That is 84 cents on the dollar, well below the market average of 95%. The home was livable and move-in ready, but the exterior needed work and the interior was dated — and the market made sure the price reflected it. Both of those homes are in Hidden Valley Lake. Both closed in May 2026. The difference between them is not the neighborhood or the general price range. It is how honestly the seller priced the condition from the start.
The other three closings filled out the picture. Donkey Hill sold at $328,000 in 37 days — fast, well-priced, a 1,176-square-foot 1986 home that knew what it was. Mountain S closed at $455,000 after 135 days, a 2005-built three-bedroom that took a bit longer but got there. And Spyglass Road closed at $299,000 after 171 days — the lowest sale of the month, a 1,432-square-foot 1984 home that set the floor. There’s also one home in pending status as of the end of May: N Shore Court at $439,000, with 93 days in contract. That one should close this month.
Stepping back from the individual sales, the trend data for Hidden Valley Lake real estate reinforces what those five closings show. The median estimated home value is $363,640, down about 3.6% over the past twelve months. There are roughly five months of active inventory — that is balanced territory, not a seller’s market and not a buyer’s market. Sellers are getting around 95% of list price, which is just above the five-year average of 94%. Some negotiating room exists, but it isn’t dramatic. The market is not giving homes away. It is, however, requiring sellers to be honest.
If you are buying in Hidden Valley Lake right now, I think the setup is good. Prices are softer than a year ago, inventory is healthy, and you have time to be deliberate on most properties. The one thing I keep telling buyers: don’t be slow on the ones that are priced right. Mountain Meadow North in seven days is a reminder that value still gets recognized fast here. When you see it, act.
If you are selling, the Powder Horn Road story is worth sitting with. Three hundred and seventy-nine days on the market means roughly a year of carrying costs, at least six price reductions, and a final sale price that probably landed below where you started. The buyers who are active in Hidden Valley Lake, California, right now have done their research. They know what 95467 comps look like. Pricing to test the market is a strategy that tends to cost more than it gains.
Hidden Valley Lake — a gated lakefront community about 90 minutes north of San Francisco in Lake County — has been one of the most underappreciated markets in Northern California for years. The value relative to Napa, Sonoma, or even most of Clear Lake is real and it is still real now. What has shifted is that buyers know it too, they are shopping carefully, and they are rewarding the sellers who meet them honestly. Five closings in May. The market is moving. It just requires more precision than it used to.
Frequently Asked Questions About Real Estate in Hidden Valley Lake
Five homes closed in Hidden Valley Lake (95467) in May 2026: Mountain Meadow North ($570,000 · 7 days), Mountain S ($455,000 · 135 days), Powder Horn Road ($330,000 · 379 days), Donkey Hill ($328,000 · 37 days), and Spyglass Road ($299,000 · 171 days). One additional home — N Shore Court at $439,000 — was in pending status at month end.
The median estimated home value in Hidden Valley Lake, California, is $363,640 as of May 2026, down approximately 3.6% year-over-year. May 2026 closed sales ranged from $299,000 to $570,000.
The average is 128 days on the market as of spring 2026, above the five-year norm of 98 days. Individual results vary widely — well-priced, move-in-ready homes are still selling in under two weeks, while overpriced or deferred-maintenance homes can sit for a year or more.
Balanced. There are roughly five months of active inventory, and sellers are receiving around 95% of list price (just above the five-year average of 94%). Neither side has a clear edge — the outcome depends heavily on pricing accuracy and property condition.
As of May 2026, yes — it’s one of the better windows in recent years. Prices are about 3.6% softer than a year ago, inventory is healthy, and buyers have time to be deliberate. The caveat: well-priced, move-in-ready homes are still selling quickly. When you find the right one, act.
