Rare Lake Berryessa redevelopment opportunity on approximately 40 acres in Napa County. The former residence was lost to fire, offering a unique opportunity for a builder, developer, investor, or owner-user to create a custom home on an established homesite with existing utilities. The homesite features views of Lake Berryessa and the surrounding Wragg Canyon hills, along with privacy, elevation, and scenic open-space surroundings. Located just a few hundred feet from the Pleasure Cove boat launch, the property provides convenient access to boating, fishing, kayaking, and year-round recreation. With lake views, utility infrastructure, and close proximity to the water, this property is well suited for a custom residence, vacation retreat, or investment project. Buyer to independently verify zoning, utilities, building envelope, septic/well or other systems, fire-rebuild provisions, permits, setbacks, and all development possibilities with Napa County and applicable agencies.
Rare Lake Berryessa redevelopment opportunity on approximately 40 acres in Napa County. The former residence was lost to fire, offering a unique opportunity for a builder, developer, investor, or owner-user to create a custom home on an established homesite with existing utilities. The homesite features views of Lake Berryessa and the surrounding Wragg Canyon hills, along with privacy, elevation, and scenic open-space surroundings. Located just a few hundred feet from the Pleasure Cove boat launch, the property provides convenient access to boating, fishing, kayaking, and year-round recreation. With lake views, utility infrastructure, and close proximity to the water, this property is well suited for a custom residence, vacation retreat, or investment project. Buyer to independently verify zoning, utilities, building envelope, septic/well or other systems, fire-rebuild provisions, permits, setbacks, and all development possibilities with Napa County and applicable agencies.
BAREIS #326082043
Sep 25, 2026
Listed
$210,000
$210,000/sq ft
Public Records
Dec 9, 1985
Sold
$114,000
$114,000/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$1,142 (+3.8%)
$104,535
2024
$1,100 (+1.9%)
$104,535
2023
$1,079 (+1.7%)
$102,486
2022
$1,061 (+1.7%)
$100,477
2021
$1,043 (−46.9%)
$98,507
2020
$1,965 (+2.0%)
$96,576
2019
$1,927 (+1.0%)
$95,586 + $84,663
$180,249
2018
$1,907 (+1.7%)
$93,712 + $83,003
$176,715
2017
$1,875 (+1.5%)
$90,074 + $79,781
$169,855
2016
$1,846 (+6.2%)
$90,074 + $79,781
$169,855
2015
$1,738 (+1.6%)
$88,308 + $78,217
$166,525
2014
$1,711 (+3.0%)
$85,279 + $75,534
$160,813
2012
$1,661 (+1.5%)
$84,894 + $75,193
$160,087
2011
$1,636 (+2.6%)
$83,230 + $73,719
$156,949
2010
$1,595 (−2.1%)
$81,599 + $72,274
$153,873
2009
$1,629 (+3.8%)
$80,990 + $71,734
$152,724
2008
$1,570
$81,182 + $71,904
$153,086
Public record
Public record
Zoning
Beds
3
Baths
—
Stories
—
Lot width
—
Lot depth
—
Lot size
40 Acres
Year renovated
1961
Finished Sq. Ft.
1,434
Unfinished Sq. Ft.
—
Total Sq. Ft.
1,434
Year built
1961
Style
Vacant Land
County
Napa County
APN
32110034000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Jul 15, 2026.
AW
Agricultural Watershed District
The AW district classification is intended to be applied in those areas of the county where the predominant use is agriculturally oriented, where watershed areas, reservoirs and floodplain tributaries are located, where development would adversely impact on all such uses, and where the protection of agriculture, watersheds and floodplain tributaries from fire, pollution and erosion is essential to the general health, safety and welfare.
Permitted uses
Include but are not limited to:
Agriculture
Housing-Single unit
Housing-Senior
Housing-Other
Office
Recreation
Communications tower
Climate risks
10/10 Flood Factor
Estimated 80%+ chance of a flood reaching the building in the next 30 years
5/10 Fire Factor
3% chance of being in a wildfire in next 30 years
5/10 Heat Factor
7 days above 97° expected this year, 15 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
10/10 Air Factor
27 unhealthy days expected this year, 29 days in 30 years
Provided by First Street
Historical weather
Napa, CA • 94558
Average low and high temperatures (°F)
59
39
60
41
68
44
67
45
77
51
84
54
87
56
91
59
85
57
76
51
61
44
56
41
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 12.1 hours in
June and 4.8 hours in December, placing it above the
U.S. average for solar exposure.
12.1 hrs
4.8 hrs
JuneDecember
Provided by Shadowmap
Redfin Estimate for 6003 Wragg Canyon Rd
$207,189
$2,811 under list price of $210K
Nearby comparable homes
The Redfin Estimate uses 5 recent nearby sales, priced between $225K to $600K.