DiVita Home Finance specializes in vineyard and wine country property loans throughout California. Whether you’re purchasing a working vineyard in Napa Valley, a wine country estate in Sonoma’s Dry Creek Valley, or a hobby farm with vines in Paso Robles, we work with lenders that understand agricultural properties and wine industry income. Call (800) 239-1103 to speak with Michael DiVita.
Why Vineyard Financing Is Different
Financing a vineyard property presents unique challenges that standard lenders aren’t equipped to handle:
- Agricultural zoning — Napa AW, Sonoma LIA, and other Ag designations require lenders who understand rural zoning classifications
- Blended appraisals — residential and agricultural value components must be assessed separately and combined
- Farm income qualification — wine grape sales, custom crush revenue, and farm income require specialized income analysis
- Large acreage — Fannie Mae limits standard loans to properties under 10 acres; larger parcels need portfolio lenders
- Specialty crops — vines are a depreciating crop asset that affects overall property valuation
DiVita Home Finance has relationships with portfolio lenders, agricultural banks, and Farm Credit institutions that finance these properties routinely.
Types of Vineyard Loans Available
Portfolio Vineyard Loans (Most Common)
For working vineyards and wine country estates over 10 acres, portfolio lenders — community banks, Farm Credit institutions, and specialty agricultural lenders — are the primary option. These loans are held in-house rather than sold to Fannie Mae, allowing more flexibility on acreage, income type, and property classification. Down payments typically 20–30%. Rates slightly above conventional.
Conventional Loans for Small-Acreage Wine Country Properties
Properties under 10 acres where the primary value is the residence (not the agricultural operation) may qualify for conventional Fannie Mae or Freddie Mac financing. This is common in Napa and Sonoma for estate properties where the vineyard is primarily amenity, not commercial farming. Lenders will scrutinize whether the property is “primarily residential” — a critical distinction.
Jumbo Loans for Luxury Wine Country Estates
High-value Napa Valley and Sonoma Coast properties often exceed conforming loan limits. Jumbo loans up to $5M+ are available for luxury wine country estates with strong qualifying profiles (typically 20%+ down, 720+ credit, 12+ months reserves). Some jumbo lenders specialize in wine country and understand vineyard appraisals.
DSCR Loans for Wine Country Rentals
Wine country properties operated as short-term vacation rentals or agritourism venues can qualify for DSCR loans based on rental income. No personal income documentation required — the property’s revenue stream drives qualification. See our STR DSCR loan guide.
SBA Loans for Commercial Winery Operations
If you’re purchasing a commercial winery operation (not just the land), SBA 7(a) and SBA 504 loans may apply for the business component. This is a separate financing track from the real estate and requires a business plan and financial projections. See our SBA loan California guide.
California Wine Country Regions We Finance
| Region | Key AVAs / Areas | Typical Acreage |
|---|---|---|
| Napa Valley | Rutherford, Oakville, St. Helena, Calistoga | 5–100+ acres |
| Sonoma County | Dry Creek, Alexander Valley, Russian River | 5–200+ acres |
| Anderson Valley | Boonville, Philo (Mendocino County) | 10–100 acres |
| Sierra Foothills | Amador, El Dorado, Calaveras counties | 5–80 acres |
| Livermore Valley | Livermore, Pleasanton | 5–40 acres |
| Santa Barbara County | Santa Ynez, Sta. Rita Hills, Happy Canyon | 5–100+ acres |
| Paso Robles | Westside, Eastside, Adelaida | 10–200+ acres |
| Temecula Valley | De Luz, Rainbow, Rancho California | 5–50 acres |
Qualifying for a Vineyard Loan in California
Typical requirements vary by lender and property type, but general guidelines for portfolio vineyard financing:
- Down payment: 20–30% of purchase price (sometimes more for raw agricultural land)
- Credit score: 680+ (720+ for best terms)
- Reserves: 12–18 months PITIA after closing
- Income: Personal income, farm income, or rental income — lenders review 2 years tax returns and may use farm Schedule F income
- Appraisal: Requires an agricultural appraisal (MAI or AAC certified) familiar with wine country comparables
Frequently Asked Questions: California Vineyard Loans
Can I get a conventional mortgage on a vineyard property in California?
Yes, but with limitations. Fannie Mae allows conventional loans on properties up to 10 acres where the primary value is the residence, not the agricultural operation. For working vineyards with significant farm income, larger acreage, or commercial production, portfolio or agricultural lenders are typically required.
How much down payment do I need for a Napa Valley vineyard?
Typically 20–30% for portfolio vineyard loans in Napa Valley. For high-value estates over $2M, some lenders require 25–35% down. Conventional financing on smaller estate lots (under 10 acres, residence-primary) may allow 10–20% down. The specific down payment depends on acreage, zoning, income type, and whether the vineyard is actively farmed for commercial production.
Can wine grape income count toward mortgage qualification?
Yes, with portfolio and agricultural lenders. Farm income from Schedule F on your tax return, grape sales contracts, and custom crush revenue can be used to qualify. Most lenders require a 2-year history of farm income and will average it. Newer vineyard operations may need to rely more heavily on personal income until the farming history is established.
Talk to a California Vineyard Loan Specialist
DiVita Home Finance works with buyers across all of California’s wine regions. Call (800) 239-1103 for a free consultation — or apply online.
About DiVita Home Finance
We are a family-owned California mortgage company with deep experience in wine country and agricultural property financing. Michael DiVita takes every call personally.
📞 (800) 239-1103 | 💬 (310) 849-9124
