20776 Napa Avenue, Middletown, CA 95461
20776 Napa Avenue, Middletown, CA 95461
Property Description
PRIVATE 2.5-ACRE HOMESTEAD WITH SHOP, BARN, BONUS ROOM & FUTURE DEVELOPMENT POTENTIAL Welcome to 20776 Napa Avenue in Middletown, where country charm meets opportunity on approximately 2.5 level, usable acres. This well-maintained 3-bedroom, 2-bath manufactured home on a permanent 433A foundation enjoys panoramic mountain views, including Mt. St. Helena. Inside, you’ll find fresh paint, new laminate flooring, new carpet, vaulted ceilings in the living room, and a cozy wood stove. The spacious all-electric kitchen offers abundant cabinetry and features a handcrafted wood breakfast bar. A thoughtful floor plan provides privacy with separation between the primary suite and guest bedrooms. A versatile bonus room with a closet is ideal for a home office, nursery, hobby room, exercise space, or guest room. Enjoy expansive front and rear decks, including a large covered front porch perfect for relaxing and taking in the peaceful surroundings. Mature shade trees, established landscaping, and a circular driveway enhance the property’s appeal while providing ample parking for vehicles, RVs, trailers, and equipment. The fully fenced property features approximately 900 feet of seasonal creek frontage and numerous improvements, including a 20’ x 22’ metal workshop with loft storage and 220-volt power, an 8-stall barn, livestock pens, vintage outbuildings, outdoor entertaining area, rose tunnel, and succulent garden retreat. Seller states the approximately 2.5-acre parcel may be splittable and may support additional homes and/or ADUs. Buyers should verify development potential with Lake County. Conveniently located about one mile from the Highway 29 and Highway 175 junction, this property offers easy access to shopping, dining, schools, wineries, and community events. Additional benefits include proximity to the South County Fire Protection District station and a fire hydrant located on the property. Whether you’re seeking a horse property, hobby farm, multi-generational living opportunity, or peaceful country retreat, this unique property offers space, versatility, and future potential.
Features & Amenities
Property Details
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Current Rates
Comparative Market Analysis
Affordable Tier · 4 active · 5 closed
Middletown · Single Family Residence
Listed 15.2% above the median closed sale of $520,000. Price per sqft ($428) is a 50% premium to closed comps ($286).
Price Position
Positioned above the market — commands a premium.
Active Properties (4)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 15225 Rich's Way | Middletown | 2026 | 3 | 2 | 1,628 | 11,325 | $368 | $599,000 | 0 | 75 |
| 15255 Timm Way | Middletown | 2004 | 3 | 2 | 1,880 | 43,560 | $414 | $779,000 | 27 | 73 |
| 17390 Parnassus Road | Middletown | 1946 | 2 | 2 | 1,152 | 30,927 | $303 | $349,000 | 12 | 72 |
| 22550 Shady Grove Road | Middletown | 1947 | 3 | 1 | 1,734 | 8,492,893 | $721 | $1.25M | 123 | 70 |
| Total: 4 · Average | 2.8 | 1.8 | 1,598.5 | 2,144,676.25 | $451.5 | $744,250 | 40.5 | |||
| Median | 1,734 | $779,000 | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 21129 Santa Clara | Middletown | 1900 | 07/01/2026 | 3 | 2 | 1,457 | 13,939 | $335,000 | $320,000 | $220 | 0.95 | 124 | 81 |
| 21410 Valley Oak | Middletown | 1998 | 09/16/2026 | 3 | 2 | 1,802 | 11,326 | $569,000 | $560,000 | $311 | 0.98 | 32 | 75 |
| 20767 Saint Stephens | Middletown | 2017 | 08/26/2026 | 3 | 2 | 1,732 | 38,333 | $689,000 | $689,000 | $398 | 1.00 | 40 | 73 |
| 17301 Dogwood Way | Middletown | 1975 | 07/23/2026 | 3 | 2 | 1,982 | 7,841 | $425,000 | $405,000 | $204 | 0.95 | 62 | 72 |
| 21060 Santa Clara | Middletown | 2020 | 05/11/2026 | 3 | 2 | 1,760 | 16,988 | $575,000 | $520,000 | $295 | 0.90 | 128 | 67 |
| Total: 5 · Average | 3.0 | 2.0 | 1,746.6 | 17,685.4 | $498,800 | $498,800 | $285.6 | — | 77.2 | ||||
| Median | 1,760 | $520,000 | $520,000 | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.