8322FranzValleyRoad.com

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1 8322FranzValleyRoad.com 8322 Franz Valley Road Calistoga, California Offered at $12,950,000 Latife Hayson LatifeHayson.com D: C: Cal BRE No

2 Bellisimo Vineyard Estate 8322 Franz Valley Road, Calistoga, known as the Bellisimo Vineyard Estate, adjoins the exquisite 500+acre Montana estate, and is one of the valley s most prized residences, perched atop a knoll surrounded by undulating hills planted with 68+- acres of Cabernet Sauvignon, Chardonnay and Sauvignon Blanc. The sprawling acre gated ranch features two legal parcels, a modern Mediterranean main residence and guest house, designed by renowned architect Sandy Walker, a pool house, 3 additional guest suites, an office, caretaker s house and 3 rental homes and a barn. The 3,932+- square foot main residence comprises two levels. The first level has generous formal living and dining rooms, each with a wood-burning fireplace, vaulted beamed ceilings and a plethora of sliding and French doors opening to a central outdoor flagstone terrace ideal for indoor/outdoor living and entertaining; a gourmet kitchen with rustically refined finishes and top-of-the-line appliances and a guest suite. The second level has one bedroom with an en-suite and a master suite, and French doors leading to a private, covered balcony overlooking the manicured grounds and vineyards. Beyond the terraced courtyard and central lawn lies a 53-foot infinity pool, spa, and an open-air pool house surrounded by established olive groves and gardens. A tennis court, walking paths, three car garage and private pond/reservoir further the estate s appeal, as do the panoramic views of the enveloping vineyards, forested woods, and surrounding hills. With a total of eight bedrooms, eight full and two half baths, this distinctive villa offers a rare opportunity to live the Mediterranean dream at Bellisimo Vineyards in Calistoga.

3 Asking Price $12,950,000 Assessor s Parcel Numbers & Zoning Parcel Size Location LEA100 & AR20 Approximately 153 total acres Approximately 82 miles to San Francisco International Airport Approximately 82 miles to Oakland International Airport Approximately 13 miles to Charles Schulz Airport in Santa Rosa Approximately 64 miles to the Golden Gate Bridge Approximately 70 miles to the Bay Bridge Approximately 6.4 miles to Lincoln Avenue, Calistoga Background Year built 2003 Bespoke custom built Mediterranean home Architect: Sandy Walker of Moody Walker Seller purchased the property in 2012 General Main House Panoramic views of Knights Valley AVA and forested hills 68+- acre vineyard: Cabernet Sauvignon, Sauvignon Blanc & Chardonnay Approximately acres have been replanted to Sauvignon Blanc & Cabernet Sauvignon Gated and fully-fenced 2-3 bedroom main home 1 two bedroom, two bath guest house with kitchen and living room 2 guest suites above 3 car garage 1 guest suite adjoining office in separate building Total of 8 bedrooms Total of 8 full baths & 2 half baths 3 rental homes 1 Caretaker s house Barn with ample storage, pump house 53 infinity pool and spa Pool House Regulation size tennis court Al fresco dining areas, central flagstone courtyard 3 car garage 2 levels 3,932+- square feet 2 bedrooms, 2.5 bathrooms Additional attached guest suite to the left of front door Vaulted and beamed ceilings throughout Great room Dining room opens to back courtyard Chef s kitchen with butler s pantry Breakfast room Double height grand stairwell Mater suite with private balcony upstairs Guest suite with private balcony upstairs

4 Main House Continued Great Room Kitchen Dining Room Exterior Guest Room Laundry Room Plastered interior walls 2 Fireplaces Laundry room Ample storage Alarm system 18 ceilings at peak, 12.4 at plate Exposed beamed ceilings of natural white-washed oak Wood burning fireplace Recessed lighting, wall sconces Radiant floor heating Three sets of French doors leading to central outdoor terrace Generous space for entertaining Open floor plan to foyer, stairs and main gallery/hallway Refined rustic Chef s kitchen Radiant floor heating Large central island Custom oak cabinetry Limestone countertops 220 V Wiring 3 Bosch Dishwashers, double KitchenAid Ovens, Sub-zero refrigerator, 6- burner Viking range, microwave Hood over range with inlaid Spanish tile façade Butler s pantry ideal for catered events South-facing Breakfast room 2 sets of French doors opening to central outdoor terrace Wood burning fireplace with inlaid Spanish tile façade Sliding glass doors length of room looking out to view Ideal indoor/outdoor entertaining space Spanish tile flooring with herringbone pattern Direct open access to Chef s kitchen Recessed lighting and chandelier Seating for 12 guests Located on ground level at the west end of main residence Private with en-suite and gas fireplace Limestone flooring with radiant heat French doors opening to private balcony with forested views En-suite bathroom with dual vanities, walk in glass shower Located on ground level LG washer and dryer Farmhouse sized sink Spanish tile flooring with herringbone pattern Half bathroom located adjacent Recessed lighting

5 Master Bedroom Master Bathroom Upstairs Guest Room Guest House One Guest Suite and Office Private suite located on second level Approached from grand stairway landing complete with sitting area, stone floors and vaulted ceilings Large walk-in closet Steam shower Carpet in bedroom White-washed wood ceilings French doors opening to private covered balcony Vineyard, garden, pool and forested hill views Large living space with sitting area Limestone flooring with radiant heat Inlaid tile decoration in center of room Dual vanities divided by soaking tub Walk in glass shower with tiled interiors Recessed lighting Rustic Dutch door leading to private patio ideal for citrus Located on second level at the west end of main residence Carpet in bedroom En-suite bathroom with dual vanities, walk in glass shower Three sets of French doors opening to two balconies, one Juliet-style and the other a large, covered balcony overlooking vineyards and grounds Designed by Sandy Walker 2 bedrooms joined by shared dual vanity bathroom Fully equipped kitchen, oven, dishwasher, refrigerator, range Breakfast nook/lounge area surrounded by windows Stone floors Vaulted exposed beamed ceilings Recessed lighting Built-in bookshelves in bedrooms French doors leading to covered al fresco dining area and flagstone raised terrace overlooking tennis court and vineyard AirBNB rental average $350 per night Located in detached building Approached through trellised arbor over flagstone terrace Large bedroom with vaulted, beamed ceiling Gas fireplace with tiled hearth and built-in mantel in bedroom French doors opening to private north-facing terrace with newly-planted Sauvignon Blanc vineyard views Carpeted floors Recessed lighting Separate home office Full bathroom

6 Guest Suites above Garage Located above 3-car garage 2 bedrooms with en-suite bathrooms Carpeted floors, recessed lighting Washer and dryer Both bedrooms have French doors opening to south-facing Juliet-style balcony with views overlooking vineyards and grounds Garage Pool House 3-car garage with 3 doors Approached from large gravel motor court with parking for 10 cars Two additional designated, shaded parking spaces Cabana-style with two walls of retracting, sliding glass doors Ideal for indoor/outdoor poolside entertaining Kitchen Full bath Vaulted exposed beam ceilings Track lighting Built in corner sitting area Petite dining area 5 Single Family Homes 1 is a 3-bedroom, 2-bath Caretaker s home (part of current agreement, in addition to $36,000 annual salary) 3 Rental units, 1 rental is a 4 bedroom with 2 bath and 2 rentals are 3 bedrooms with 1 bath - 2 have been renovated and are occupied by long term, existing tenants generating +$100,000 per year in income 1 home is not renovated, not rented and is 2 bedrooms, 1 bath Infrastructure 2 Private wells 2+- acre stocked pond/reservoir Standard septic system Petrol and diesel fuel tanks Propane tank Wireless internet, cable TV available, satellite dish, propane gas Central air conditioning, central heat Foundation: concrete perimeter, piling and slab Vineyard Approximately 68 acres - Cabernet Sauvignon: 38.9 acres Sauvignon Blanc: 8.2 acres Chardonnay: 21 acres 16 blocks yielding tons in acres of the 68 acres were replanted - In 2013, 1.8 acres of Cabernet Sauvignon and 8.2 acres of Sauvignon Blanc were planted In 2015, 4.3 acres of Cabernet Sauvignon were planted

7 Vineyard continued Production history: Chardonnay 2017: : tons 2015: 80 tons 2014: 94.1 tons 2013: tons 2012: tons 2007: 87 tons Production history: Sauvignon Blanc 2017: : n/a due to replant, production beginning : 13.7 tons 2013: 14.7 tons 2012: 31 tons 2010: n/a Production history: Cabernet Sauvignon 2017: : tons 2015: 117 tons 2014: tons 2013: tons 2012: 98.8 tons 2007: 98 tons Chardonnay sold to Duckhorn Wine Company on 3-year fixed contract from Replant of Cabernet Sauvignon sold to SIMI (Constellation Brands U.S. Operations, Inc.), multi-year with 1-year fixed, targeting 32 tons for 2017 harvest. Replant of Cabernet Sauvignon sold to SIMI (Constellation Brands U.S. Operations, Inc.), multi-year with 1-year fixed. Cabernet Sauvignon sold to Duckhorn Wine Company, 3-year fixed contract from 2014, targeting 125 tons per harvest.

8 Income and Expenses Franz Valley Road, Calistoga Income Vineyard Cabernet Sauvignon $405, $286, $319, Chardonnay $109, $71, $177, Merlot $31, $59, Sauvignon Blanc $22, Sub Total $546, $417, $518, Rentals 3 Long Term Rentals $70, $70, $70, Guest House - Airbnb $21, $34, Sub Total $70, $91, $104, Expenses Vineyard and Rentals Vineyard Maintenance $262, $201, $270, Replant $115, $159, $23, Property Manager $36, $36, $36, PG&E $2, $3, $3, Propane $2, $5, $5, Sub Total $417, $405, $337, Net Income $198, $103, $285,866.10

9 Bellisimo Vineyard Block Detail Block Variety Acres VPA Vines Row Sp Vine Sp B Interplant CH B NW CH B NE CH C CH I CH D CH Total Chardonnay 21.0 A CS B Interplant CS E South CS F CS F Pool CS F East CS G CS G NE CS H standard CS H Houses 8x6 CS H Houses 4x4 CS J CS L CS M CS N CS O CS P CS Total Cabernet 38.9 E SB K SB Total Sauvignon blanc 8.2 Total Producing as of CY Non-producing CY New plantings Cabernet Sauvignon blanc 8.2 totals

10 Crop History Bellisimo / Golden Vyd CH B I/C D Q Total ME Note: 10 ac ME removed cy CS F/N P G & O H A B Misc 9 12 Total SB 12.24

11 E 2.4 ac 1,307 v E South 0.39 ac 472 v M 4.22 ac 2,298 v 0.17 ac 341 v E K 4.0 ac 2,178 v 5.98 ac 6,512 v D F 5.44 ac 2,962 v 1.14 ac 838 v P N 4.19 ac 2,281 v 1.0 ac 1,815 v POND 0.69 ac 1,122 v L L C 6.24 ac 3,398 v 0.62 ac 338 v G J 3.52 ac 1,917 v B I 3.57 ac 1,944 v 9.8 ac 10,683 v G 8.44 ac 9,191 v H 0.77 ac 953 v A 0.35 ac 424 v A ac = acre v = vines = Chardonay = Sauvignon Blanc = Cabernet Sauvignon H 4.52 ac 3,076 v 1.8 ac 980 v

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