Alright, I’ll admit it, I may have a bit of an HGTV obsession. I am counting down the remaining episodes, of “Fixer Upper.” I find the “Good Bones” transformations truly inspiring. But all of these aspirational renovation shows, have one consistent formula- start with a lower priced residence, mix in a little sweat equity, and transform it into your dream home.

There are plenty of Sonoma County homes under $500,000 that have good bones but may need a little TLC to bring back to life. Some of the homes are true fixer uppers and will need a major overhaul to become livable once again. Others are basically move-in-ready but could use a bit of a modern update if time and budget allows.

Click through the gallery above to see some of the properties with good bones and plenty of potential.