2065 Stagecoach Canyon, Pope Valley, CA 94567

This offering is a 19.7-acre waterfront land parcel with direct access to blue-line Butts Creek, supported by an on-site ephemeral stream source. The property includes a private shared well in place, and the owner reports a historical two-day continuous drawdown test estimating approximately 50 GPM; buyer verification of current yield is required. Power is actively set up with an installed 200-amp PGE electrical panel. A tax-roll-recognized historical building footprint of 1,792 square feet remains on record, subject to modern county mapping, local floodplain parameters, and final fire access entry road modifications related to creek proximity. The owner also states prior historical structural violations have been resolved through a finalized residential demolition permit, leaving a legally cleared footprint for development subject to buyer verification with Napa County.

The property is described as bordering protected Land Trust acreage at the northeast corner, with an eastern boundary that adjoins Bureau of Reclamation land and areas of Napa County Regional Park Open Space District holdings to the south, plus additional USA public land to the southeast. The property lines point to 605.44 acres of protected Land Trust property, and the owner cites over 700 feet of direct waterfront access to Butts Creek.

For buyers planning a residential build, the combination of waterfront access and installed infrastructure can help reduce early site work, with the understanding that all building codes, land use access requirements, and any floodplain and fire access considerations must be confirmed with Napa County. An optional POA is included per the owner (at $150 per year) and provides private, gated access to a community campground with a boat launch regulated by the Lake Berryessa program. All details should be verified by the buyer prior to proceeding.