Community Housing

Taxes and Assessments

Property Tax: 1% of assessed value.

Sales Tax: 7.75%.

Transient Occupancy Tax: 12%.

Business Licenses: A sliding scale based on gross receipts, capped at $1,500 annually.

Fire Assessment Fee: Approximately $86 per household; businesses are based on type of construction, potential fire hazard, and fire equipment installed.

Impact Fees: The City has adopted impact fees for Water, Sewer, Traffic and Park/Civic Facilities.

There are no Utility User Taxes or Mello-Roos Community Facility Districts in American Canyon.

Housing Availability, Prices and Rentals

The housing stock in American Canyon is predominantly single-family homes. Neighborhoods range from older to higher-end new subdivisions. Housing prices while on the rise still remain moderate in spite of the City’s close proximity (about 40 miles) to San Francisco and its location in Napa County. The sales price of existing homes range from $425,000 to well over $700,000. New homes are being built, which will sell in the low $600,000 to $800,000 range. There are four mobile home parks with over 700 spaces at affordable rental rates. Modular homes are also available in some parks. Apartments rent from $1,300 to $2,000 per month. Home rentals range from $1,300 to over $2,000 per month. The City has a Rent Stabilization Ordinance that limits rent increases at Mobile Home Parks. The City is also actively involved in developing affordable housing programs.

Industrial Sites

The Green Island Industrial Park consists of 265 acres of industrial zoned land, with approximately 30 acres recently becoming available for development. An additional 350 acres have recently been annexed into the City for future expansion of the industrial park.

Residential Sites

The City has a state certified Housing Element. There are over 400 acres of land available zoned for residential development within the City, most of which has already been approved for subdivision. The City’s focus has been on higher-end housing, including custom-built homes. Having achieved that, the current focus is on multifamily and affordable housing programs.

Remarks

American Canyon is primarily an upper middle-income commuter community. The city boasts a growing commercial activity along the Highway 29 Corridor and an expanding commercial/industrial area. The potential for attracting additional office, professional buildings, retail, business parks and light-manufacturing investment into the community is excellent. The City’s intent is to promote long-term economic development. City staff is willing to act creatively and expeditiously to make worthwhile projects happen. The City wants to expand its industrial base and increase retail services, both for its citizens and the 5 million tourists that come to the Napa Valley each year.