Homes & Happenings

in Marin County

Dear Friends,

2025 was one of the most challenging years in residential real estate in decades. Post-election uncertainty, a sharp stock market dip in early April, and interest rates that didn’t ease until September all contributed to a cautious and unpredictable market. Even so, the strongest indicator of a committed, effective agent is performance—and I’m proud to share that every listing I brought to market this year sold. I’m now preparing several standout properties for Spring 2026, and they’re shaping up to be some truly special offerings.

It’s important to acknowledge that not every listing is selling. Buyers remain hesitant about major renovation projects, and many of the homes still sitting on the market shared a common theme: they launched at the very top of their value range. In this environment, overpricing continues to be a reliable path to extended days on market and under-asking results.

Meanwhile, just across the bridge, San Francisco’s market saw a meaningful resurgence this fall—fueled in part by the continued growth of AI and tech capital flowing back into the city. This momentum typically carries into Marin, and we expect renewed energy as the market reawakens in mid-February.

The good news? The outlook for next spring in Marin is extremely optimistic. If you’re considering selling in 2026, now is the time to start thinking about preparation and strategy so you’re positioned for success.

As of the end of October, the S&P 500 and Nasdaq had reached new highs; 30-year mortgage rates hit their lowest point in over a year; inflation ticked up slightly to 3%; and the Fed made its second .25% reduction of its benchmark rate in 2025 (while cautioning that another reduction in December was not certain). General consumer confidence remained low, with significant unease regarding personal finances, job security and inflation – though affluent consumers enjoying substantial stock market gains were less worried.

The Economic Policy Uncertainty Index continued to decline from its tariff-shock peak in April but remained high by long-term norms.

The October 2025 median house sales price was very slightly lower than in October 2024, but the number of listings going into contract jumped 21% on a year-over-year basis, and the absorption rate, a standard measure of market heat, increased to its highest point in 6 months – both strong indications of increasing buyer demand. The details on these and other market indicators follow within this report.

The market typically slows substantially from mid-November to mid-January, though listing and sales activity continue in every month of the year, and well-priced, well-prepared and effectively marketed homes can still sell quickly for over asking price. However, this is usually the period when buyers can negotiate most aggressively on unsold homes listed earlier in the year.

qUoTEs OF THE MONTH

Success is walking from failure to failure with no loss of enthusiasm. - Winston Churchill

Whenever you see a successful person, you only see the public glories,never the private sacrifices to reach them. - Vaibhav Shah

eVENTS & UPDATES

Don’t miss out on the excitement!

Winterfest 2025

Winterfest, Mill Valley’s beloved holiday celebration on Dec. 7th, features a tree lighting with Mayor Max Perrey, live music and performances, children’s activities, Santa, delicious food, and the festive Electric Train.

The Great Dickens Christmas Fair

Experience a one-of-a-kind Victorian London holiday adventure with hundreds of costumed performers, live entertainment, and festive shops across 140,000+ square feet.

Nick's Cove

There’s always something happening at Nick’s Cove! We offer everything from weekly live music to special menus and dinners. Check out upcoming events, live music and specials below!

2025 Sausalito Lighted Boat Parade

A festive holiday celebration in a charming waterfront setting, featuring tree lighting, live music, children’s activities, Santa visits, and seasonal treats.

Holiday Light Spectacular

Experience the magic of the Holiday Light Spectacular with dazzling displays, twinkling pathways, festive photo ops, and joyful winter fun for the whole family.

Good News for Homeowners:

SALT Deduction Cap Increased!

SALT Deduction Cap Delivers Relief to Homeowners

Congress has recently passed legislation that increases the cap on the State and Local Tax (SALT) deduction, providing much-needed relief to homeowners in high-tax states. This change is especially significant for buyers and sellers in areas where property taxes and state income taxes are substantial.

What's Changed?

The SALT deduction cap, previously set at $10,000, has been increased up to $40,000 for certain taxpayers. (There are restrictions if annual income is above $500,000).

This adjustment allows more homeowners to deduct a larger portion of their state and local taxes on their federal returns.

The change is expected to benefit many homeowners who were previously limited by the cap, making homeownership more affordable in high-tax areas.

​

Why Does This Matter for You?

Increased Affordability: Higher deductions can improve the after-tax cost of homeownership, making it more attractive for buyers.

Market Activity: The change may encourage more movement in the market, as buyers and sellers take advantage of the increased deduction.

Reevaluate your options: This is a great opportunity to reevaluate your options

Anatomy of a Sale:

35 Bernard Street, Mill Valley

The sale of 35 Bernard Street in Mill Valley is a case study in timing, strategy, and patience.

After two unsuccessful listing attempts—first in November 2024 (poor weather and holiday timing) and again in spring 2025 (market uncertainty and weak buyer activity)—Sharon advised her clients to pause rather than force a sale in unfavorable conditions.

They withdrew the property, moved out, and staged the home professionally, relaunching in fall 2025 at a well-positioned price of $3,495,000. With improved presentation and renewed buyer confidence, the property attracted multiple offers and ultimately sold for $3,650,000—over 4% above asking.

The success came down to four key principles:

Market Timing: Knowing when to pause and re-enter strategically.

Crisp Staging: Creating emotional connection through professional presentation.

Strategic Patience: Waiting for the right market moment instead of rushing.

Trusting Expertise: Relying on professional guidance, even when it means waiting.

The result proves that sometimes, the smartest move in real estate isn’t action—it’s patience and timing.

For the full story, please visit my blog post.

Active LISting

Sea Piper, Gualala

Offered at $3,500,000

Perched above the Mendocino coastline, “Sea Piper” is a one-of-a-kind Zen retreat designed by a Japanese architect, blending old-growth redwood, antique wood accents, and striking custom details with panoramic Pacific views. Spanning nearly 10 acres across three parcels, this secluded sanctuary features a dramatic great room, chef’s kitchen, spa-like suites, detached cottage, expansive decks with ocean vistas, and native landscaping that creates a private haven for both people and wildlife.

Recent sales 2025

35 Bernard Street

Sold for $3,650,000

Listed at $3,495,000

Seller Represented

An exquisite contemporary home in downtown Mill Valley!

This beautifully remodeled residence offers 5 bedrooms and 3.5 bathrooms, seamlessly combining style and functionality for entertaining, family living, and work-from-home flexibility.

34 Renz Road

Sold for $3,300,000

Listed at $2,995,000

Seller Represented

Perched on a private ridge above Cascade Canyon, this enchanting 1930s cedar shingle residence offers a harmonious blend of historic charm and contemporary luxury. Bathed in all-day sunlight yet embraced by majestic redwoods, this hidden retreat provides both tranquility and convenience—just a picturesque stroll from downtown Mill Valley.

431 Wellesley Avenue

Sold for $4,000,000

Listed at $3,695,000

Seller Represented

This custom family home features 6 beds, 4.5 baths, including an in law unit. Beautifully remodeled with high-end finishes and a rare and coveted floor plan, with 4 beds upstairs. Located on a large half acre lot, offering amazing outdoor space and privacy.

246 Madrone Avenue, Larkspur

Sold for $1,700,000

Buyer Represented

Charming Larkspur retreat in Madrone Canyon featuring 4 bedrooms, a versatile loft, spacious living areas, and a private fenced yard, all just minutes from downtown and central Marin.

368 Carrera Drive

Sold for $1,847,000

Buyer Represented

Nestled among open space on three sides in Mill Valley’s coveted Tam Valley, this turnkey 3-bedroom, 2-bath single-level home offers the perfect balance of privacy, nature, and community.

274 Manor Drive

Sold for $3,200,000

Buyer Represented

This exceptional home sits on a sun-drenched, level lot in Mill Valley’s coveted Boyle Park neighborhood—hitting the market for the first time since 1973. Thoughtfully updated over the years, including a stunning 2003 renovation by architect Jared Polsky.

17 Privateer Drive

Sold for $2,950,000

Buyer Represented

Newly remodeled turnkey home with stunning Mount Tam and Bay views. Featuring 4 bedrooms, 3 baths, an open-concept living area, chef’s kitchen, and luxurious primary suite with private garden access. Custom finishes, solar-powered systems, lush landscaping, and seamless indoor-outdoor living—an exceptional blend of beauty, comfort, and sustainability.

2861 Bristol Road

Sold for $2,250,000

Buyer Represented

Surrounded by rolling hills and panoramic views, this custom-built retreat offers over 3,600 sq ft of refined living — from soaring 19-ft ceilings and sunlit windows to a chef’s kitchen with Bertazzoni appliances and a stunning Quartz island. This is luxury living in the heart of wine country.

110 Via Lerida

Sold for $2,975,000

Buyer Represented

Perfectly located in the flats of one of Greenbrae's most sought-after streets. The home features an open-concept great room with vaulted ceilings, skylights & fireplace, opening to the kitchen and dining room and to the flat back patio beyond.

65 Park Terrace

Sold for $1,300,000

Buyer Represented

Hidden from view in the desirable Sycamore Park neighborhood is the Park Terrace community, a charming enclave of 65 townhouses set among mature trees, paths, and green lawns. Sycamore Park has become a highly prized area of Mill Valley because of its level terrain and proximity to all that the downtown has to offer.

137 Del Casa Drive, Mill Valley

Leased

Charming Craftsman with Werner Canyon views! This spacious, sunny, and private home is within walking distance to the Mill Valley Tennis Club and downtown Mill Valley. Prime location in a quiet and private neighborhood just behind Boyle Park.

Looking for a primary residence, second home, or investment property outside of Marin? I am connected to some of the best agents in the country and would love to help you to find the right match and make an introduction for you!

Want to be in the know?

Visit my website to see my current listings and sold homes, as well as many testimonials, my newsletters,

and more!

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with the results!

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Sharon

Kramlich

415.609.4473

sharon.kramlich@compass.com

sharonkramlich.com

DRE 01184449