Marin County Real Estate

Rush Creek, Novato (Marin County, California)

2008-10-03T17:49:28Z

Novato's Rush Creek neighborhood is undeniably one of Marin County, California's, nicest and coveted neighborhoods. There is a lot to like. These luxury homes are newer, built in the past 10 years, and sit on giant parcels (generally, at least 1/2 acre). Many of these homes have pools and elaborate landscaping. The streets are wide and there is no through traffic. Rush Creek offers privacy and prestige.

Rush Creek's proximity to HWY 101 and a recently renovated downtown Novato with lots of great shopping, a farmers market, Trader Joe's, Whole Foods (set to open in the next few months), and various restaurants, is also desirable. Adjacent to the neighborhood is Rush Creek Open Space Preserve.

Homes in Novato's Rush Creek have dipped in price during 2008. So far this year, we have seen 6 sales, ranging in price from $1.1 million for a 2,779 square foot home on Saddle Wood to $1.465 million for a home down the street with 4,196 square feet. The rest sold between $1.18 million and $1.275 million.

For a list of current homes for sale, call Kyle C. Frazier, Marin Realtor & CRS, at (415) 350-9440.

Kentfield's Kent Woodlands (One of Marin County, California's Most Exclusive Neighborhoods)

2008-09-02T11:18:56Z

Kent Woodlands is an unincorporated residential community located in Marin County, California. Kent Woodlands consists of approximately 550 residential lots located at the base of Mt. Tamalpais in the Ross Valley.

The neighborhood, with a population of about 1,700, is characterized by its large, heavily wooded home sites. It derives its name from the family of influential Marin pioneer William Kent (1864-1928), a three-term Republican congressman and friend of John Muir who played a leading role in creating both Muir Woods National Monument and Mount Tamalpais State Park.

Kentfield is blessed not only by good weather (when it is foggy in San Francisco and Southern Marin, it is sunny in Kent Woodlands), but also by low crime and some of the best schools in California, such as Bacich Elementary School. Hiking, biking, and fishing are right here--there is a string of lakes in the Tamalpais Watershed with virtually unlimited access.

Kent Woodlands is one of the Marin enclaves coveted by leaders of industry, actors, musicians, and sports figures.

Links of Interest:

If you have any questions about Kent Woodlands, Kentfield, or the Marin County luxury homes market, please let me know.

My name is Kyle Frazier. I am a broker and Certified Residential Specialist (CRS) with Frank Howard Allen Realtors (the biggest and best firm in Marin County). And it is always my pleasure to be of service. I can be reached any time at (415) 350-9440.

Hamilton Marketplace's New Restaurants Named

2008-07-21T22:07:13Z

Everyone has been waiting, hoping, praying that the new shopping center outside of Hamilton Field would include some good dining fare (I mean, nothing could beat Nave Lanes, but food is a good alternative). Today it was announced that Toast Cafe, La Boulange and Sonoma Latina Grill will be moving in.

We already knew about the mega-deluxe Safeway (with gas station), Peets Coffee & Tea, Wells Fargo, Starbucks, and Jamba Juice. Safeway is slated to open August 22nd.

As readers of my blogs know, Hamilton Landing and Hamilton Marketplace combine to make Southern Novato's Hamilton Field a truly special place. Everything you could need is right there, along with easy access to HWY 101, outdoors activities of all kinds, and a vibrant and friendly population. The neighborhood includes more than 1,000 homes, as well as renovated hangars housing studios, digital film operations, technical firms and other businesses, as well as the Marin Community Foundation.

Click Here for my Top 10 Reasons to Buy a Novato Home.

Kyle Frazier, CRS (www.NorthBayRE.com)

(415) 350-9440

Slack Tide, Fundy Markets, & Investor Surge

2008-07-21T20:25:37Z

The Earth rotates around the sun, the moon waxes and wanes, tides rise and fall-an intricate, yet simple relationship based on gravity. Real estate, if a less predictable system of variation, is much the same.

While I don't know why the Bay of Fundy in Canada exhibits such a dramatic tidal range (click here for more on that), or why other places have very slight tidal changes, I do know that the tidal phenomenon is rooted in gravity. Similarly, money and its availability acts as gravity in real estate.

For example, in some markets (let's call them "Fundy Markets"), as banks clamped down on money, prices went into a freefall. 35%-50% price reductions exist in many markets across California, Nevada, Florida, and elsewhere.

Click HERE for more...

Mill Valley (Marin County) Real Estate Report (July 2008)

2008-07-19T19:28:43Z

As Marin experiences its seasonal slowdown this time of year (a.k.a. the Summer selling season), Mill Valley's sales numbers continue skirting the stratosphere. This is not news to anyone who follows my monthly reports.... Click HERE for the rest of Kyle Frazier's thoughtful analysis of the current Mill Valley real estate market.

Kyle is a broker with Frank Howard Allen Realtors--Marin's largest and best firm. Come visit Kyle at www.NorthBayRE.com, or call (415) 350-9440.

Mill Valley Real Estate Update & Market Report, June 2008

2008-07-09T23:09:01Z

Mill Valley can stand up toe-to-toe with any micro-market one can point to. As noted in my reports over the years, Mill Valley is simply one of the most desirable and highly sought-after communities in Marin-and for good reason (click HERE for last month's report and 8 solid reasons we love Mill Valley).

Click HERE for the rest of the article.

Marin County October 2007 Market Update (Homes For Sale & Price Ranges)

2007-11-04T12:31:45Z

As we enter the Fall selling season, the number of homes for sale (inventory) in Marin County, California continues to march onwards and upwards. There are 788 active listings (up by 49 over last month). This month we begin to see more and more homes come off the market as sellers bunker down and reassess their situations over the holidays.

Meanwhile, savvy buyers will continue picking-off the properties that remain on the market. [Click Here For Rest Of Article]

Marin County, California--Lease Options (Rent to Buy)

2007-11-04T12:27:26Z

Marin County, when it comes to real estate prices and trends, is said to "march to its own drummer." This is because Marin County home prices are remarkably resilient even when other real estate markets are suffering. Nonetheless, there are neighborhoods where prices are down and/or sales are slow. Owners of homes and condos in such areas are becoming more and more receptive and lease-options (a.k.a. "rent to own")-a viable alternative to the traditional purchase agreement transactions most people and Realtors are familiar with. [Click Here For Rest Of Article]

Novato Real Estate - A Buyer's Market - Marin County, California

2007-10-11T22:17:13Z

This article concerns itself with the relative price and value of one of Marin's most affordable towns-Novato. In other parts of California (and certainly across the country), real estate prices are down by 30% and foreclosures sky-rocketing. Yet, such phenomenon are very limited in Marin. In fact, much of Marin is experiencing a remarkably resilient home sales market trending upwards (even if just incrementally) in price.

Yet, in Novato (Northern Marin) many home buyers (especially those in the entry level and move-up markets) are firmly entrenched in "wait and see" mode. They are waiting to see what happens with prices. They are waiting to see what happens with interest rates. They are waiting to see what everyone else does. But, time may be running short. Some time soon people will be talking about how with the benefit of hindsight they should have done this or that, bought this home, or that fourplex. It's inevitable.

Although the real estate market in Novato is gripped by lethargy (and home prices have dipped by 12 - 15 percent), it is for this reason that buyers should start taking aim and firing in the weeks and months ahead. As stated by Warren Buffet, "the time to get interested is when no one else is." While Mr. Buffet's commentary generally focuses on stocks and corporate governance, his observations and musings often apply in other areas, and certainly apply here. Real estate cycles create opportunity.

Buying A Novato Home

For buyers who are looking to buy their own home in Novato, there is great value out there RIGHT NOW. The question many are asking is "are prices at rock-bottom?" Who knows. Truth is, I don't think that is the only, or even the most important, question to ask.

Even if prices did come down another 2 - 5 percent, who can GUARANTEE that interest rates are going to remain as rock-bottom low as they are right now? You can get jumbo, interest only loans at 6.25%! Indeed, interest rates remain very close to their historical lows. And it seems to me (and many analysts) that the recent problems relating to the alt-A loan meltdown will inexorably lead to higher rates in the future as lenders try to recapture lost profits. So, today's rates may be lowest we will see for a long, long time. And those low rates are very likely to have a larger impact on your monthly mortgage payments than the price you pay for the house.

Mortgage math is important to understand. Let's assume that today you could get an interest rate of 6.25% and that prices will go down (which is not happening in most of Marin, nor is it expected to happen). Let's also assume that you "wait and see," and eventually buy a $1 million home for $950,000 (5% less than its current price). But, when you finally end up buying, rates go up just a bit to 7.25%. You will pay more money out of pocket each month, even though you paid 5% less for that home! The difference in your monthly payments on your loans would be approximately $350/month. Why? Because with today's low interest rates, the cost of borrowing the extra $50,000 is very low. As interest rates go up, the magnitude of increased monthly payments increases very rapidly.

The opportunities in the Novato market are extraordinary. Two years ago there were very few homes priced under $600K on the market at any given time (maybe 2 or 3, and they would sell quickly). Today there are 23 such entry-level homes, 3 of which are under $500K. In Novato's move-up market segment, between $600K and $800K, there are 84 homes currently on the market. Granted some of these homes are not priced correctly for today's market. But, many of these homes represent very good values. And those who need to sell, need to sell-their prices are SOFT. Remember, "price is what you pay and value is what you get" (another Buffet quote).

Investing in Novato, Marin County

As for investors, Mr. Buffet's words again provide insight, "we attempt to be fearful when others are greedy and to be greedy only when others are fearful." Clearly, right now, fear is high. Capable buyers (e.g., those that can document their income and have good credit scores) are "waiting to see," and everyone else is a renter. Thus, rents are up. And I can personally attest to a strong demand in the rental market in Novato. I recently helped investor clients secure tenants for two Novato properties. My voicemail was bursting with inquiries and my inbox was packed with applications. And these were strong applicants, many of whom are former home owners with lots of money in the bank who are "waiting to see" (e.g., they are fearful). In addition, many retirees seeking to retain their tax base are selling their Southern Marin and Central Marin homes and relocating to Novato (where they get more bang for their buck), which will certainly boost appreciation at the higher price points.

The great deals are not limited only to Novato, but can also be found throughout the North Bay. And this applies not only to single family residential properties, but also to multi-unit complexes. In fact, there are currently several large multi-unit complexes for sale with very attractive terms. Remember, those who need to sell, need to sell. Indeed, if you have money and would like more money, call me for ideas.

Marin County Real Estate Update (October 2007 Homes For Sale & Price Ranges)

2007-10-11T22:14:29Z

Meanwhile, savvy buyers will continue picking-off the properties that remain on the market. While the air has chilled with the onset of Fall, buyers have warmed to the market and sales have increased-lots of these buyers are coming in with large down payments and short contingencies to bolster their negotiating leverage with sellers anxious to make a deal. Novato continues to be a buyers' dream with prices down and sellers more than willing to do what it takes to sell.

The graph below breaks down the current number of homes for sale in Marin County, California, as of October 1, 2007, along with the price ranges for each town/city. Also included is a note indicating whether inventory is up or down over the past month:

Marin Single Family Homes For Sale

Town/City	Homes for Sale (Active Listings)	Price Range
Sausalito	23 - up 3	$615,000-$3.995 million
Belvedere	19 - up	$2.595 million-$11.5 million
Tiburon	50 - up 3	$950,000-$38.5 million
Mill Valley	81 - up 13	$575,000-$5.95 million
Larkspur	20 - up 7	$1.1 mil.-$2.65 million
Corte Madera	15 - no change	$735,000-$1.629 million
Greenbrae	10 - up 3	$1,195,000-$2.795 million
Kentfield	28 - up 3	$695,000-$15.59 million
Ross	14 - down 1	$769,000-$22 million
San Anselmo	39 - down 5	$645,000-$3.495 million
San Rafael	154 - up 13	$399,000-$7.295 million
Novato	239 - up 4	$399,000-$6.95 million

Some observations: living in Belvedere can be expensive-you'll need a good $2.5 million to buy at the entry level. Alternately, Belvedere also offers one of Marin's finest ultra-luxury homes at $18 million, replete with an infinity pool and views overlooking the Golden Gate Bridge. The highest priced home in Marin, however, is an ultra-luxury Tiburon estate on about 8.5 acres, with 12 Bedrooms, 10 full baths and 3 half baths (it also boasts some very nice views). In fact, Tiburon currently has 5 homes in the $10 million and up range.

The average asking price for homes in Kentfield is just under $3 million (about $900 sq./ft.), with an average days on market of 106 days. Note that Kentfield currently has 4 homes priced under $1 million. Meanwhile, Greenbrae's desirable location, schools (which shares Bacich Elementary and Kent Middle School with Kentfield), and views continues to propel home prices upwards-the cheapest home in Greenbrae is now well over $1 million ($1.195 million). And Mill Valley, despite over 80 homes on the market, has just 13 homes priced under $1 million.

On the other hand, Novato has 25 homes priced under $600,000 and another 39 priced under $700,000-that's 64 homes under $700,000 in Novato! Novato's 239 active listings is most in Marin County (and up 4 from last month).

If you desire a list of Marin County's best deals or more specific analysis of your neighborhood, please give me a call at (415) 350-9440

Marin County Lease Options (Rent to Own)

2007-10-11T22:11:21Z

Marin County Lease-Option Agreements (Rent-to-Own)

October 9th, 2007

Over the past ten years we saw very few lease-options because prices were on the rise, so sellers were reluctant to enter into such an arrangement for fear of losing out on substantial appreciation. In addition, lease-options are not considered a "high percentage" move for sellers because often the buyers were simply unable to obtain financing, had no money for a deposit or closing costs, and often had sub-par credit scores (referred to as "The Renter's Trifecta"). Of course, there is an ever-present population of buyers seeking out lease-options.

And anecdotal evidence suggests that there are many people in Marin who sold over the past 2 years (at the height of the market) who are now renting, waiting to pounce on the right property. Many of these folks are more than willing to enter into a lease-option arrangement as it gives them a purchase price established by today's market, along with other substantial benefits discussed below. These are not cash-strapped buyers with poor credit facing The Renter's Trifecta, but rather they are strong buyers with cash, savvy, and a very real desire to buy (and take part in the tax benefits of home ownership).

Lease-options have 3 basic parts: a lease, an option, and a purchase offer. There are substantial benefits to buyers, including: 1) they lock in a price (and if prices go up, they benefit from the equity); 2) relatively low up-front cash requirement; 3) some portion of rent is credited toward purchase price; 4) they can live in the home (and experience its benefits and drawbacks) before exercising their option; and 5) it allows buyers to inspect a property before ever committing to a lease, let alone committing to the option.

While lease-options are not always a good fit for sellers, they are often a perfect fit. Sellers benefit because: 1) there are always buyers looking for lease-options; 2) it is a sensible method of getting out of the landlording business; 3) lease-option buyers tend to take better care of the home or condo as they may exercise their option one day; 4) lease-options permit many sellers to cover expenses relating to home ownership when the market is slow; and 5) option money is non-refundable and not taxable until the buyer exercises (or not) the option (there are also benefits relating to depreciation and deferred gain via 1031 exchange). Of course, the above does not constitute legal or tax advice and you are encouraged to consult with the appropriate professional regarding legal and tax implications under your unique circumstances.

If you are curious how a lease-option may work in your circumstances, call Kyle Frazier, CRS (Broker Associate, Frank Howard Allen Realtors - Marin) at (415) 350-9440. Let Kyle's lease-option (rent-to-own) and marketing experience work for you.

Who Pays What? -- Costs of Buying / Selling Marin County Homes

2007-09-25T13:14:15Z

The Seller generally pays for:

real estate commission
document preparation fees for the deed
documentary transfer taxes
payoffs for all loans against the property
judgements, liens, etc. against the seller
recording charges to clear documents of record against the property
prorated taxes
any unpaid HOA dues
any tax delinquencies
notary fees incurred by seller
bonds or assessments (as agreed in contract)
home warranty (as agreed in contract)

The Buyer generally pays for:

title insurance
ALTA inspection fees
escrow fees
applicable document preparation fees
recording charges for documents cast into buyer's name
prorated taxes
HOA transfer fees
loan charges
interest on new loan(s) from the date of funding to 30 days prior to date of first payment
inspection fees (pest, home, roof, etc.)
homeowners policy's first year
notary fees incurred by buyer
bonds or assessments (as agreed in contract)
home warranty (as agreed in contract)

Novato's Top 10 Reasons for Future Price Appreciation

2007-09-25T13:07:35Z

Below are a few factors which point to Novato as a place with a bright future.

1) The widening of HWY 101, now in its final stage, is on target for a Fall 2008 completion. Because of current construction, traffic going south on HWY 101 can be bad. Traffic woes are expected to be reduced dramatically (by as much as 20 minutes from Novato to San Francisco -- and this is 20 off the commute time pre-construction when traffic was much lighter). I think this factor alone will propel prices upwards once work is done.

2) Schools. Marin has many great schools and school districts. Novato is no exception. When its schools are compared to the rest of Marin County, the test scores are very similar. Although Novato's schools don't have the "reputation" of some of Marin's other (in some cases, comparatively mediocre school districts) they do have the good test scores. In fact, the highest scoring elementary school in all of Marin this year was Rancho Elementary in Novato (granted, the scores of Bacich Elementary in Kentfield and Ross Elementary in Ross were very close, among others).

3) Shopping and retail stores. Novato has it all--from Costco to Sephora. It has a charming downtown with dozens of small boutique shops on Grant Street. Trader Joe's opened this year. Whole Foods is set to open early next year (just a block or two from Trader Joe's).

4) A relaxed and non-judgmental environment.

5) More "bang for your buck" housing options. There is a good mix of newer housing (ranging in prices from the $700's to $2 million) and starter homes (there are even homes currently priced under $500K). Some very good retirement-style options (e.g., downsizing into single level, smaller, more affordable homes) for Marin residents who would like to sell their big, expensive homes and transfer their tax base to a more sensible home or condominium. And many neighborhoods filled with young families, kids activities, trails, wide streets, etc. -- places such as Hamilton Field, Pointe Marin, Rush Creek, San Marin, Partridge Knoll, the Fruit Loop, and more.

6) As more and more Marin homeowners enter retirement age, many will downsize from their big and expensive homes into something more modest. Novato is the obvious location to downsize into as prices are relatively low, there is a large hospital in town, there is lots of senior friendly housing within walking distance to shopping, etc., and there is a large College of Marin campus with all sorts of offerings. For more information on Propositions 60 & 90 (which permit homeowners who are 55 and older to transfer their Prop. 13 tax base, call Kyle at (415) 350-9440.

7) Many fantastic restaurants, including top-notch steakhouses, California cuisine, Italian, Mexican, sushi, Chinese, and family oriented rotisseries.

8) Lots of open space. Most neighborhoods are adjacent to open space for hiking, biking, etc.

9) A caring, progressive, and responsive city government.

10) Increasing numbers of people from Southern and Central Marin are moving to Novato because the "secret" is out and people are talking.

Marin History (The Sir Francis Drake "Highway")

2007-09-10T14:02:01Z

The history of Marin County, California is rich and varied. Below is an article written by an early settler recounting his memories of the area as a boy. The article is fascinating and informative. A brief description of the author is included at the end of the article.

Early Roads in Marin
by Payne J. Shafter

I see by the papers that the people of San Rafael are going to have a great meeting at Point Reyes Station to celebrate the completion of the highway from San Rafael to that point.

Permit me to tell you some of my early recollections of the road. I came to Marin in 1860 with my father and brothers. We came by sail boat into San Rafael creek. We had two saddle horses.

We went from San Rafael by a road-little more than a trail, past Fairfax, up the valley to where it ends and climbed a winding road up to the top of the hill, which divides the San Rafael Valley from the San Geronimo. It will be well for school children to remember the Spanish name of the water shed, El Puerto Suella De San Geronimo, which means the Gate to the County of San Geronimo.

We continued down the valley following the right hand side of the San Geronimo "Loke" which in Spanish means the San Geronimo creek, to Lagunitas, keeping on the right bank of the creek as I remember, until we passed the paper mill, which was built in 1853, then crossing the paper mill creek where Jewell ranch is located and climbing up the hill by a trail down the line of the present fence belonging to Valente Bloom, on to the road leading to the town of Olema where we stayed over night with Mrs. Winslow, who kept the first hotel there. At that time the only one. Levy and Freelander had the only store. That house and Juan Garcia's were the only two houses in the town that I can remember, except the hotel where the Winslow's lived. From there we went by the road which runs in front of Colonel Langdin place, he being close to the edge of the hill, to the head of Tomales Bay at Piedmont, where Steve Lampshere lived with his wife.

We climbed the hill at Piedmont by way of the ridge, went down to where the Muddy Hollow Ranch is, over on to Swain's Flat where the Post Of f ice is now located. Captain Josiah Swain lived there in a house largely built from the wreckage. of vessels on the storm-swept coast between Point Reyes and Tomales. There we two boys stayed f or a couple of years spending our vacation from the school.

There were three ranches on Point Reyes at that time and a Mr. Buell had a ranch near the point, Captain Swain was in the middle of the flat. There was some man whose name I forget had the ranch on Tomales Bay.

The land was covered with wild cattle. Many a man was driven to take refuge on a rock or up a tree from these wild animals. That was the first road, if your choose to call it such, that I remember.

In a year or two Americans began to come into this locality and roads were built-rough roads, mud holes in winter-to bridges made of the trunks of trees which held their places when there was no storms to sweep them away.

My father built the first bridge over the creek to Point Reyes Station. When I came to Marin there was no Point Reyes Station where it is now. We had to come from Petaluma over the shoulders of Black Mountain, follow the ridge to the north and then come down to the crossing of the creek where the new bridge is now being built. Charlie Hall, a veteran of the Mexican War, when the tide was in and the water was high, ferried people across 25 cents a passenger.

I have seen a little steamer called the "Elk" come up the creek to this crossing.

Sam Taylor, because there were no roads in the early days, 1853, sent the machinery for his mill by water up to Bolinas, from there he packed it, piece by piece, on horses and mule back along the ridge above the paper mill creek, down to a road which he improvised to the site of his mill and there he built the first mill on the coast. He made his paper from rags, gathered by Chinese for him in San Francisco and Oakland. These rags were shipped by schooner to the head of Tomales Bay and there sent by ox team over to the mill. His paper was shipped back by ox team to lighters waiting at the crossing, which took the paper on the outgoing tide to schooners waiting to take the paper to San Francisco.

There were three morning papers published at that time in that city, the Bulletin, The Alta California and the Morning Herald. Now any daily would consume all the paper which was produced from that mill in one day.

Before the bridge to the paper mill was built, it was necessary to ford the creek below the dam.

My father was going down one night when the creek was a torrent, driving a double team. Father asked some of the men at the mill to see that he got safely across, but they refused to go with him. He went alone behind the gallant team. He drove them with their heads up stream, belly deep in water and by their sure feet and the grace of God reached the other shore safely. one of the horses he drove, called "Rob Roy" I have buried on the hillside close to my old home, near the town of Olema.

Of course as the San Geronimo Valley was filled with settlers the roads were improved. The grade up White's Hill was made, bridges were put over the stream and the road up Tocoloma Hill was made. We had to go through the creek before a bridge was built to use this road. Moses Hobbs was one of the first road masters, Joe Gambeni was the best. In season and out of season, with little or no pay, he kept the road open. Joe Francoli was his able assistant.

I think as I bring this article to a close of my dear friend Mike Cochrane, for whom I used to write, to his memory I dedicate this story."
-----------------------

Payne Shafter's article was written on the occasion of the dedication of "The New Sir Francis Highway". San Rafael Independent, November 18, 1929: "The New Sir Francis Drake Highway Formally Opened with the Words, "I Christen Thee Sir Francis Drake Highway." This article is taken from the San Rafael Independent, November 23, 1929. Reprinted in the Marin County Historical Society Bulletin, December 1993, pp. 19-25.

About the author: "Describing the difficulties of early-day travel in Marin County, when saddle horses, pack mules and ox teams were the principal means of transportation, Payne J. Shafter, one of the oldest and best known pioneer residents of the north bay region has written an interesting account of the time when the only highways in Marin County were pack trails and bridle paths. Shafter came to Marin County in 1860."

The above article is from the Marin History Museum website, http://www.marinhistory.org/.

Marin County, California, Real Estate Update / Market Report (September 2007)

2007-09-10T13:54:40Z

The number of homes for sale (inventory) in Marin County, California continues marching upwards. There are 739 active listings (up by 50 from 689 active listings this time last month). As expected, we are seeing a substantial increase in the number of homes on the market this September-due in part to extended marketing periods and the traditional influx of new inventory after Labor Day.

The graph below breaks down the current number of homes for sale in Marin County, California, as of September 1, 2007, along with the price ranges for each town/city. Also included is a note indicating whether inventory is up or down over the past month:

Marin Single Family Homes For Sale

Town/City	Homes for Sale (Active Listings)	Price Range
Sausalito	20 - down 5	$695,000-$8.85 million
Belvedere	13 - down 1	$2.775 million-$9.2 million
Tiburon	47 - up 5	$1,275,000-$38.5 million
Mill Valley	68 - up 7	$629,000-$6.25 million
Larkspur	13 - no change	$947,000-$2.8 million
Corte Madera	15 - up 2	$825,000-$3.995 million
Greenbrae	7 - up 3	$1,285,000-$2.85 million
Kentfield	25 - up 3	$695,000-$15.59 million
Ross	15 - down 1	$1.199,000-$22 million
San Anselmo	44 - no change	$645,000-$3.495 million
San Rafael	141 - up 15	$565,000-$4.399 million
Novato	235 - up 29	$475,000-$6.95 million

Some observations: If you want to live in tony Belvedere, you'll need a good $2.75 million to buy at the entry level. Belvedere is again home to one of Marin's highest priced ultra-luxury homes at $18 million-it boasts an infinity pool with views overlooking the Golden Gate Bridge. The highest priced home in Marin, however, is an ultra luxury Tiburon estate on about 8.5 acres, with 12 Bedrooms, 10 full baths and 3 half baths (it also boasts some very nice views).

The average asking price for homes in Kentfield is over $3.48 million (just under $950 sq./ft., with an average days on market of 103 days). On the other hand, San Rafael and Novato offer a total of 113 homes under $750,000 (up by 94 from July 1, 2007). Novato's 235 active listings is most in Marin County (and up 25 from last month). Greenbrae's inventory almost doubled this month-going from an astonishingly low 4 active listings up to 7-still lowest in the County. Mill Valley has just 14 homes priced under $1 million.

If you desire a more specific analysis of your neighborhood, please give me a call at (415) 350-9440.

Mill Valley Real Estate Update (September 2007)

2007-09-10T13:52:15Z

School is back in session and Mill Valley home sales and prices are strong. The inventory of single family homes is down to 69 units from last month's 85. A mere 14 are currently on the market under $1 million! As always, the commute to San Francisco from Mill Valley via the Golden Gate Bridge (a short 5-10 minutes), along with the excellent Mill Valley schools, pleasant weather and laid back ambiance is very attractive to just about everyone. Accordingly, prices and sales are ever-strong. Indeed, Mill Valley is THE place people thinking of moving out of San Francisco generally start with when they decide to buy a home in Marin County.

Mill Valley homes priced between $1 million and $1.5 million are selling fast so long as they are nicely maintained, updated, and/or located in the most desirable neighborhoods-10 of these homes sold in August 2007 (down by 7 from July's sales numbers). As with much of the rest of Marin, homes priced aggressively are getting multiple offers-note: the winning bid (which is not always the highest bid) is likely to be a couple of percent above asking price, depending on the home ad price. Mill Valley luxury home sales have also been robust with 4 homes selling (and several more currently in escrow) in the $2 million - $4 million price range. Just one of Mill Valley's ultra-luxury homes (in the $4 million and up range) sold in August and another is currently in escrow.

Mill Valley homes that sold during the past month (there were 32 home sales, compared with 44 in August 2007) averaged 48 days on market and sold for an average price of about $1.31 million ($686 per square foot). The hottest market segment, as expected, was the under $1 million market with 14 sales last month. As noted above, with only 14 of such homes currently on the market, the absorption rate for such homes is just one month (indicating an extremely strong sellers market). Meanwhile, 10 homes sold in the $1 million to $1.5 million price range (resulting in a low 2 month absorption rate for these homes-again, sellers of such homes find themselves in a favorable position).

Price Range	Total Active Homes	Pending Listings
Up to $800K	6 (down 4)	33% (down 7%)
$800K - $1 mil.	8 (down 14)	50% (down 5%)
$1 mil. - 1.5 mil.	20 (down 9)	31% (down 4%)
$1.5 mil. - $2 mil.	8 (down 4)	27% (up 10%)
$2 mil. - $4 mil.	23 (up 2)	8% (down 12%)
$4 mil. & Up	4 (no change)	20% - (down 30%)

Homes in Tam Valley, Strawberry, Sycamore Park, Blithedale and Cascade Canyons continue to be in low supply and high demand. If you would like me to run the exact numbers on your neighborhood, just give me a call at (415) 350-9440.

About Eichler Homes in Marin -- Terra Linda, Lucas Valley, Marinwood, Strawberry / Mill Valley, Sleepy Holoow / San Anselmo

2007-09-10T13:48:37Z

Between 1950 and and 1975, Joseph Eichler and his company (Eichler Homes) built over 10,000 homes throughout California-including Marin County (Terra Linda and Lucas Valley),The East Bay, Palo Alto, Sunnyvale, San Jose, San Francisco, Sacramento, Thousand Oaks, and Granada Hills. Eichler, who was a California-based, post-war builder, sold many of his homes for about $12,000. His desire was to create affordable, unique homes, designed to take advantage of California's mild climate. Eichler was also one of the first large developers to disavow racial restrictions in housing developments.

Eichler homes are mid-century modern in style, characterized by a melding of indoor and outdoor living. The designs were inspired by Frank Lloyd Wright, who was a consulting architect for Eichler Homes and Wright's sensibilities guided the architectural firms chosen to design Eichler's homes. Many Eichler homes have atriums, walls of glass, open beam ceilings, open floor plans, and radiant heat.

The homes have a post and beam design. Thus, ceilings are held up by 4″x12″ beams, resting on 4″x4″ posts. Plywood sheathing provides lateral support. The structure is built over a slab foundation on grade (there are no steps in Eichler homes-there are 2-story Eichlers, however) with radiant heating systems set in the concrete (hot water is pumped through pipes, which eat the slab). Because of the method construction, these homes perform very well in earthquakes.

Eichler was a perfectionist, dedicated to thorough community planning, professionalism, and high quality materials in construction. His homes remain icons of contemporary design and functionality. Indeed, the television series CSI films many of its episodes in Eichlers (located in Orange, California) as the homes provide a modern and stylish backdrop.

Where Are Marin County Eichlers Located?

Marin County has about 1,550 Eichler homes located in four basic areas: (1) Terra Linda-there are two tracts of homes here, Terra Linda South (with about 225 homes built between 1958 and 1960) and Terra Linda North (with about 625 homes built between 1955 and 1961-including about 8 two-story models); (2) Marinwood (with about 350 homes built in 1957 nd 1958)/ Lucas Valley (with about 300 homes built between 1962 & 1966-this community is highly cognizant of promoting restoration and maintaining the integrity of Eichler's vision through the Lucas Valley Homeowners Association); (3) Strawberry/Mill Valley (there are about a dozen homes, including some two-story models, in this highly desirable location); and (4) Sleepy Hollow/San Anselmo (these 15 homes were built from 1972-1974). In addition, Eichler built custom homes throughout Marin County.

Be sure not to miss Open Hearts, Open Homes, September 15^th & 16^th, 2007. A benefit for Hospice By The Bay. For more information, e-mail Kyle at Kyle@NorthBayRE.com or call (415) 925-9104.

Open Hearts - Open Homes: Eichler Homes and Exotic Cars

2007-08-30T11:02:44Z

Join Kyle September 15th & 16th at the two-day Eichler home tour and exotic car display to benefit Hospice By The Bay. Homes in Terra Linda and Lucas Valley will be on display, along with exotic cars. Tickets - $50 for one day/$80 for both days. Tour headquarters - Terra Linda Recreation Center, 670 Del Ganado, San Rafael, CA.

For tickets, underwriting opportunities, or for more information, call (415) 526-5500.

Film Night In The Park -- Marin & San Francisco

2007-08-30T11:00:33Z

For something a little different and definitely fun, head to the movies in an outdoor setting. Below is the schedule of "Movies in the Park" in Marin and San Francisco. Take some blankets and enjoy! All start times are 8 p.m.

Sat. September 1	San Anselmo	STAR WARS 30th Anniversary!
Sun. September 2	San Anselmo	TORN CURTAIN
Fri. September 7	Mill Valley	PIRATES OF THE CARIBBEAN: DEAD MAN'S CHEST
Sat. September 8	San Rafael	PIRATES OF THE CARIBBEAN: CURSE OF THE BLACK PEARL
Fri. September 14	San Geronimo	MARY POPPINS Sing-A-Long
Sat. September 15	SF Union Square	REBEL WITHOUT A CAUSE*
Fri. September 21	San Anselmo	LITTLE MISS SUNSHINE
Sat. September 22	San Anselmo	Pixar's CARS

And, in October ...

Sat. October 6

SF Dolores Park

SUNSET BLVD.*

SUGGESTED DONATION: $6 ADULTS $3 CHILDREN

LOCATIONS:

SAN ANSELMO

SAN FRANCISCO

Creek Park, the 400 block of Sir Francis Drake Blvd. 94960

Central Field, Broadway & Bank 94930

Commons Park, 10 Ross Commons 94957

Albert Park, B Street & Albert Park Lane 94901

Old Mill Park, 300^th block of Throckmorton Ave. 94941

San Geronimo Valley Community Center , 6350 Sir Francis Drake Blvd. 94963

Dolores Park, Dolores and 19thWashington Square Park, Union & Columbus

Union Square, Geary & Powell

See you at the movies!

Marin County Real Estate August 2007 Update (Homes For Sale & Price Ranges)

2007-08-11T10:51:42Z

The number of homes for sale (inventory) in Marin County, California continues marching upwards. There are 689 active listings (down from 701 active listings this time last month). We are off the high water mark for the sheer number of homes for sale in Marin-although we are likely to see an uptick of homes on the market in September.

The graph below breaks down the current number of homes for sale in Marin County, California, as of August 1, 2007, along with the price ranges for each town/city. Also included is a note indicating whether inventory is up or down over the past month:

Marin Single Family Homes For Sale

Town/City	Homes for Sale (Active Listings)	Price Range
Sausalito	25 - down 6 units	$650,000-$8.85 million
Belvedere	14 - down 1 unit	$2.775 million-$18 million
Tiburon	42 - down 5 units	$1,250,000-$13.95 million
Mill Valley	61 - down 11 units	$649,000-$5.25 million
Larkspur	13 - down 2 units	$975,000-$2.8 million
Corte Madera	13 - no change	$689,000-$3.995 million
Greenbrae	4 - down 2 units	$799,000-$1.9 million
Kentfield	22 - down 9 units	$525,000-$15.59 million
Ross	16 - down 3 units	$799,000-$22 million
San Anselmo	44 - up 7 units	$599,000-$3.495 million
San Rafael	126 - down 4 units	$499,000-$4.595 million
Novato	206 - up 10 units	$475,000-$6.95 million

Some observations: If you want to live in tony Belvedere, you'll need a good $2.75 million to buy at the entry level (Belvedere is again home to one of Marin's highest priced ultra-luxury homes at $18 million-it boasts an infinity pool with views overlooking the Golden Gate Bridge). The highest priced home in Marin continues to be a tony 6,000 square foot gated estate in Ross on 3 acres.

The average asking price for homes in Kentfield is over $3.66 million (just under $1,000 sq./ft., with an average days on market of 122). On the other hand, San Rafael and Novato offer a total of 94 homes under $750,000 (up by 78 from July 1, 2007). Novato's 206 active listings is most in Marin County (and up 10 from last month). Greenbrae's astonishingly low inventory continues, with just 4 active listings-lowest in the County (Larkspur and Corte Madera also continue to experience very low inventory).

Mill Valley, Marin County, Homes For Sale (Real Estate Market Report)

2007-08-10T19:09:22Z

Heading into late Summer (a time of year traditionally characterized by lower sales volume) Mill Valley home sales and prices continue beating expectations. As always, commuting to San Francisco from Mill Valley via the Golden Gate Bridge (a short 5-10 minutes), along with the excellent Mill Valley schools, pleasant weather, and laid back ambiance, keeps prices and sales ever-strong. Mill Valley is THE place people in San Francisco generally start with when they decide to buy a home in Marin County.

Mill Valley luxury home sales have also been robust with 6 homes selling (and another 4 currently in escrow) in the $2 million - $4 million price range, and 2 homes in escrow (out of four total on the market) in the $4 million and up range.

Mill Valley homes that sold during the past month (there were 43 home sales, compared with 40 in July 2007) averaged 56 days on market and sold for an average price of about $1.36 million ($677 per square foot). Homes in Tam Valley, Strawberry, Sycamore Park, Blithedale and Cascade Canyons continue to be in low supply and high demand.

Price Range	Total Homes	Pending Listings
Up to $800K	10 (same)	40% (up 10%)
$800K - $1 mil.	22 (down 6)	55% (up 12%)
$1 mil. - 1.5 mil.	29 (down 11)	34% (down 12%)
$1.5 mil. - $2 mil.	12 (down 4)	17% (down 8%)
$2 mil. - $4 mil.	21 (up 1)	20% (up 5%)
$4 mil. & Up	4 (up 1)	50% - (up 50%)

If you would like me to run the exact numbers on your neighborhood, just give me a call at (415) 350-94

Marin County - San Francisco Ferry Service

2007-07-31T11:30:26Z

The ever-more-popular ferry services into San Francisco are really worth a try either for leisure or for commuting. The high-speed ferries take just 30 minutes to get you from Larkspur to San Francisco (and the older boats taking a leisurely and more ponderous 45 minutes).

The ferries provide some of the very best views of The City, the Golden Gate Bridge, The Rock (Alcatraz), Angel Island, San Quentin, and the waterfront communities of Tiburon, Belvedere, Greenbrae, and Sausalito. Taking one of the slow boats can be absolutely delightful on sunny days. You can grab a beverage at the bar (yes, there are fully stocked bars) and head out to the deck for one of the most wonderful boat rides you could imagine.

There is also service to Giants games at AT&T Park (dropping you off steps from the turn-stiles) and Angel Island (reserve a campsite and stay on the island overnight!). Another wonderful way to take in the sights is to ride bikes over the Golden Gate Bridge to Tiburon (or Sausalito), relax at a local waterfront restaurant (such as Sam's in Tiburon), and then take a ferry back to The City. You can make a day of it.

The Golden Gate service (which runs lines from Larkspur and Sausalito) plans to add another high-speed boat to the Larkspur line in 2009. It will be the largest boat yet, with a seating capacity of 499 passengers. Have fun!

Click HERE for the Larkspur & Sausalito schedules.

Click HERE for the Tiburon & Angel Island schedules.

Fire Hazard Prepredness--Marin County

2007-07-22T12:45:52Z

Over the past few weeks, we have seen the destruction wildfires can bring to communities in the Western States. Those who lived through the fire in the East Bay Hills can attest to the utter destruction and fear wrought by wildfires. Over the past few days, the news has reported suspicious grass fires in Marin. Indeed, there are many areas of Marin County that are particularly sensitive to fire danger. The following information is geared towards protecting against the threat of wildfires, as well as providing information about what to do if confronted with one. For more information, click HERE.

Marin County, California -- Luxury Home Sales (Market Report)

2007-07-22T12:43:38Z

The number of Marin luxury homes for sale continues to rise. Following the strong early Spring selling season, luxury estates, view and waterfront homes, new construction, and homes with prime locations continue to sell at a very respectable rate. Overall, about 20% of Marin County, California's luxury homes (those priced above $2 million) are in escrow-there are 166 active listings and 32 in escrow. Proximity to San Francisco continues to be the driving force behind appreciation and sales as reflected by the fact that most of these homes are located in Southern Marin (the majority are in Mill Valley, Sausalito, Tiburon, and Belvedere, and a little further north in Ross and Kentfield).

In the $2 million to $4 million range, the number of active listings is up by 41 for a total of 148 homes. That may seem like a lot. But, in a flurry of activity, 35 homes in that price range sold in Marin last month. Mill Valley, with its convenient location close to San Francisco, had the largest number of homes sold with 14. Tiburon had 6 sales, San Rafael had 3, Belvedere had 2, Corte Madera had 2, and Kentfield and Sausalito each had just 1 sale. Overall, in Marin County, the average days on market was 62 days, the average sales price about $2.78 million (roughly $897/per sq. ft.), and these homes averaged about 3,362 square feet.

In the $4 million and up range, there are currently 50 active homes on the market in Marin, up by 5 from last month. Tiburon leads the pack with 12 homes, followed by Belvedere with 9, Ross with 8, and Kentfield with 7. Sales is this price range over the past month are led by Ross, with 2 sales averaging an astonishingly low 16 days marketing time and $5.2 million dollars sales price (that's about $1,300/per sq. ft.). We are all waiting to see the sales price for the Bill Graham estate in Corte Madera, which has gone into Pending status at an asking price of $24 million.

Below is a graph identifying the numbers of active listings and homes in contract in Marin's luxury home market segment. Note that all homes in contract are included in the category "Pending" even though some are technically "Contingent" properties. Call Kyle Frazier, CRS, Broker Associate, Frank Howard Allen Realtors of Marin, at 415/350-9440 with any questions.

Marin Cities & Towns	$2 Million - $4 Million		$4 Million & Up
Marin Cities & Towns	Active	Pending	Active	Pending
Sausalito	8	3	2	0
Belvedere	5	2	9	2
Tiburon	23	6	12	1
Mill Valley	20	3	2	1
Corte Madera	2	0	0	1
Larkspur	4	1	0	0
Greenbrae	0	0	0	0
Kentfield	11	2	7	0
Ross	4	2	8	1
San Anselmo	8	1	0	0
San Rafael	19	1	1	0
Novato	5	1	1	0

Novato Home Sales (Market Report)

2007-07-22T12:41:32Z

Novato home sales and real estate values-have they hit slack tide? That's a tough question. While much of the rest of Marin continues to experience meaningful appreciation and, yes, even multiple offers. Novato home sales are a different story. Of course, Novato homes that are PRICED FOR TODAY'S MARKET, are nicely maintained, updated, and/or located in the most desirable neighborhoods continue to sell (especially those priced under $700,000). Once prices get up above $700,000, however, the percentage of homes in escrow (a good barometer of market strength) dips to about 20% until you get to the $1.5 million price range (at about 13%). These numbers clearly indicate a fairly strong buyers market.

Interestingly, homes priced in the $1 million - $1.5 million range are selling at a similar rate (in terms of percentage in escrow) as those in the $700,000 to $800,000 price range. Homes in Novato that sold during the past month (there were 44 home sales) averaged about 65 days on market for an average price of about $969,000 (about $416 per square foot). Note that the average days on market for active and pending homes was 69 days (higher than that of homes that sold-emphasizing the need to price homes for today's market).

Current absorption rates are lowest (indicating the lowest inventory relative to demand) in the under $700,000 price range-there is about a 3 month inventory. Homes in Hamilton Field, Pointe Marin, Presidents, Rush Creek, San Marin, Partridge Knoll, and Atherton Ranch continue to be in high demand, as do the new luxury homes at Stonetree. Over the past few weeks 3 homes sold on Windwalker Way (off of Olive Avenue towards Atherton Avenue) in the $1.35 million to $1.6 million range.

Price Range	Total Homes	Pending Listings
Up to $700K	48	25%
$700K - $800K	45	20%
$800K - 1 mil.	65	22%
$1 mil. - $1.5 mil.	64	17%
$1.5 mil. & Up	24	13%

If you would like me to run the exact numbers on your neighborhood, just give me a call at (415) 350-9440. It is my pleasure to be of service.