PROPERTY OVERVIEW

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• Two legal parcels totaling 23.51 +/- acres

• Ag Watershed zoning

• Private idyllic setting with vineyard and garden views

• Convenient location between St. Helena & Calistoga

• Sustainably farmed 10.97 acre Bordeaux varietal vineyard

• Napa Green certified winery permitted for 10,000 gallon production

• Smartly designed 5,000 sq ft cave for wine making, administration, wine storage, and tasting

• Mediterranean influenced California style residence circa 1890: 3 Bedrooms, 2 full baths, 1 half bath, separate shower room, detached two-car garage, 3,360 sq ft living space

• Charming 1 bedroom guest house with kitchen and bath

• Wonderful rustic barn with spacious recreation room, multiple indoor car parking, and bonus room for storage or hobbies

• Spectacular gardens with heritage plantings, grand trees, stately palms, and a Victorian rose garden with a 150-year old Lady Banks specimen

• Inviting pool, expansive surrounding patio, and built-in BBQ

• Gracious motor court with abundant parking

• 2,880 +/- sq ft storage building

• Gated entry

• Two private water wells

• Separate septic systems for the winery and the residences

• The offering includes the real property and equipment, but not wine brand and inventory
   

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THE WINERY & WINES

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Overview

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• Small lot estate grown production

• First commercial vintage was 2006

• Recipient of the Napa Green winery certification program in 2008

• Approximately 1500 case production/year

• Wine maker: Doug Boeschen

• Sold 100% DTC

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The Wines

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• Winchester Reserve: $300/btl

• Estate Cabernet Sauvignon: $150/btl

• Carrera Estate Blend: $150/btl

• Estate Petit Verdot: $150/btl

• Estate Sauvignon Blanc: $60/btl

• Katie Rose: $40/btl 

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Winery Use Permit

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• July 17, 2002: Original winery use permit #02119-UP

• March 13, 2006: Use permit modification

• Production and operation

• 10,000 gallons/year

• 75% of the production to be from Napa County grown grapes

• Tastings and events

• Retail sales, tours and tastings for 10 persons per day by appointment until 4:00 PM

• Private promotional tastings 4 times per years for 10 persons max, 11:00 AM until 10:00 PM

• Winery related structures

• Cave for wine production and barrel storage – 5,000 +/- sq ft

• Use of 1360 sq ft of the existing barn

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THE VINEYARD

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• Sustainably farmed estate vineyard

• Recipient of the Fish Friendly Farming Environmental Certification by the California Land Stewardship Institute

• Recipient of the Napa Green regenerative vineyard certification

• Total net vine acres: 10.97 +/- acres: see detailed varietal data table

  • Cabernet Franc: 0.27 acres

  • Cabernet Sauvignon: 9.57 acres

  • Merlot: 0.43 acres

  • Malbec: 0.01 acres

  • Petit Verdot : 0.42 acres

  • Sauvignon Blanc: 0.27 acres

• St. Helena AVA

• Farmed by in-house team

• Harvest Data: see detailed harvest data table

  • 2021: 20.59 tons

  • 2022: 23.52 tons

  • 2023: 41.21 tons

  • 2024: 59.48 tons

  • 2025:  62.70 tons

• Grape tonnage sold

  • 2024: 32.45 tons

  • 2025: 22.89 tons
     

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THE MAIN RESIDENCE

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• Mediterranean influenced California style residence

• 3,360 +/- sq ft, 3BR/2.75BA, originally built in 1890 and remodeled since

• Welcoming front porch overlooking an expansive front lawn

• High ceilings and light-filled rooms through mullioned windows with garden views

• Handsome wood floors throughout

• Open living room with gas log burning fireplace and central chandelier

• Dining room with central pendant light, pass-through to kitchen, and access to pool and patio

• White-on-white kitchen with custom cabinetry, marble counters, bar seating, gorgeous copper hood, and high-end appliances

• Library/sitting room with decorative hearth, a wall of built-in bookshelves, a spacious area for breakfast dining, and an attached screened-in porch

• First floor office with French door access to pool and patio

• Second floor primary suite with cathedral ceiling, central chandelier, wood burning fireplace, spacious walk-in closet, bath with shower and tub, and balcony overlooking the pool

• Two second floor guest bedrooms

• Shared guest bath with single vanity and tiled shower over tub

• Separate laundry room with cabinetry

• Powder room and mud room with shower

• Detached 2-car garage

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INFRASTRUCTURE

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• Water: 2 private water wells; one on each parcel

• Septic: Separate standard septic systems for winery and for residences. Winery is served by two tanks (one for sanitary, one for winery waste)

• Gas: Natural Gas

• HVAC:

  • Main house: Natural gas furnace forced air heating and electric heat pump A/C, serviced by Reid Sheet Metal.  

  • Guest house: Thru-wall window style A/C unit.

  • Barn: Electric heat pump system supplying heat to rec room, entry hall, and car barn.    

  • Cave: No built-in heating or cooling needed.

  • Electric wine cellar coolers serve bottled wine storage in back of cave and vault in warehouse.   

  • Electric glycol cooling skid and natural gas glycol heating unit provide heating and cooling to fermentation tank jackets and cold room for white wine storage.   Installed fans supply and exhaust ventilation air and sensored CO2.

• Electric: PG&E. 13KW Generac generator serves house, garage, and pool equipment.   

• Transfer switch at well pump house main panels provides readiness for rental of large KW generator for main well, winery, warehouse, and barn/cottage.  No generator backup for well on 4.24 acre parcel (021-200-009-000).

• Solar: South-facing roof of warehouse supports PV solar panels providing 60% of their output to winery, warehouse, well, barn and cottage, and 40% of their output to house, garage, and pool.

• Water Heaters:  

  • Main house and cottage each have conventional gas fired tank water heaters

  • Winery: gas fired on-demand water heater for wine making/cleaning

• Phone: Mobile service only.  Powered cell antenna booster/repeater inside wine cave.

• TV: DirecTV dishes are on house (double cable) and barn but not currently subscribed. No TV feed into winery, cottage or greenhouse.

• Internet: Trellis. Radio feed brings signal from tower on hill above hospital to a dish on east side of cottage, from which coax delivers to barn, house, and winery office.  Repeater reaches to green house.