Homes & Happenings

in Marin County

Happy New Year! I hope you enjoyed a wonderful holiday season and are feeling refreshed and optimistic as we step into 2026.

Here in Marin, the year began with a dramatic reminder of nature’s power. The recent King Super Moon, combined with a winter storm, brought record-breaking king tides and notable flooding in low-lying areas such as Sausalito and Corte Madera.

While the phenomenon itself was remarkable to witness, long-term projections suggest that by 2050, king tides may become a monthly occurrence rather than a seasonal one — making it increasingly important for our communities to continue investing in forward-thinking coastal resilience and infrastructure planning.

Turning to the real estate market, early indicators suggest a strong year ahead. Traditionally, the period following Super Bowl Sunday (this year on February 8 at Levi’s Stadium) marks the true momentum shift into the spring market, when new listings begin to appear and buyer activity increases. Weather often plays a role — rainy stretches can slow launches, while sunny conditions tend to bring both sellers and buyers out in full force.

One of the most encouraging signs for the housing market is that interest rates have recently dropped below 6% for the first time in nearly three years. This change is already motivating many buyers who had been waiting on the sidelines to take action. Combined with Marin’s ongoing low inventory and solid buyer demand, these conditions point to an active and competitive season.

Pricing trends in 2026 are more nuanced. The stock market has started the year strong, which often supports home values, but there has also been some rotation out of tech stocks.

Here in the Bay Area, the performance of our local tech and growth companies tends to have a meaningful influence on housing demand,

making this an important factor to watch in the months ahead.

I am currently preparing several upcoming listings and expect the coming months to be especially busy. If you are considering a move this year, now is an excellent time to begin planning.If you are considering a move this year — whether buying, selling, or simply exploring your options — I would be delighted to be a resource for you. Please don’t hesitate to reach out anytime.

Wishing you a healthy, happy, and prosperous New Year.

Warmly, Sharon

In 2025, Bay Area real estate markets started the year seeing strong buyer demand, but had the wind taken out of their sails by the political/economic uncertainty that soared in early spring. Then, in mid-late summer, stock markets rebounded to hit new highs, and interest rates began a sustained decline, initiating a shift in the psychology of buyers and sellers that is still developing. Still, national consumer confidence readings showed a significant split between the outlooks of more and less affluent households, and that affected market segments in different ways.

Generally speaking, more expensive markets, powered by increasing demand from affluent buyers seeing substantial increases in household wealth from stock market gains, performed better than more affordable markets, which tended to be more impacted by concerns regarding inflation, affordability and employment. Of course, Marin is a very affluent market.

Most of the analyses in this report focus on annual statistics, which, of course, summarize a year of rapidly changing economic conditions. Overall, as measured by a range of standard indicators, the 2025 real estate market was similar to 2024, maybe slightly cooler. The median house sales price was essentially unchanged.

As 2026 begins, interest rates are near multi-year lows and stock markets are at or close to all-time peaks. Early in the new year, it is common for buyers, re-energized to move forward with major life decisions, to jump back into the market faster than sellers list their homes for sale. This disparity of increasing demand versus a low supply of new listings usually runs through the spring, typically making these months the most heated selling season of the year. Last year, this was upended by the tariff shock. Barring new, unexpected economic alarms, we expect this spring to be much stronger.

qUoTEs OF THE MONTH

"May your choices reflect your hopes, not your fears." — Nelson Mandela

“Our life is what our thoughts make it.” — Marcus Aurelius

“Thinking is difficult, that’s why most people judge.” — Carl Jung

eVENTS & UPDATES

Don’t miss out on the excitement!

MLK 2026 San Francisco

Celebrate Martin Luther King Jr. Day 2026 in San Francisco with community events, parades, and inspiring activities honoring his legacy.

SF Sketchfest 2026

San Francisco’s premier annual comedy and arts festival, featuring hilarious stand-up, improvisation, live music, sketch performances, film screenings, and interactive events for all ages. Celebrate creativity, laughter, and culture in the heart of the city!

Guided Meditation & Yoga Nidra @ Green Gulch Farm Zen Center

Embrace 2026 at Green Gulch Farm! Join Kristin Singer for a restorative retreat with gentle yoga, movement, and meditation to reconnect, renew, and feel grounded.

FOG Art Fair

FOG Design + Art Fair: Explore top galleries, contemporary and 20th-century design, and immersive programs at San Francisco’s Fort Mason.

Mushroom Identification

Learn to identify and forage wild mushrooms in Point Reyes with expert David Campbell—perfect for beginners and intermediate enthusiasts!

Real Estate Tax Law Changes

It is a new year and that means that tax-time for 2025 is right around the corner. There were many changes to the tax laws in the last year, and we wanted to focus upon the tax changes that affect real estate ownership, most of which were positive. First, the local and state (SALT) tax deduction cap was raised from $10,000 to 40,000 through 2029. This means that owners in high-value/property tax states are more likely to itemize deductions – as well as high-income earners paying significant state and/or local income taxes.

The ability to deduct mortgage insurance was also reinstated, though this benefit continues to be capped for high-income individuals.

On the negative side, energy efficiency credits for home improvements and clean energy will not be available for improvements placed in service after December 31, 2025. Under the “no-change” category includes two provisions -- there is still a limit of $750,000 in mortgage debt which can be deducted and the capital gains exclusion for selling a primary residence remains at $250,000 for single filers and $500,000 for married couples. These are considered negative because of the recent rise in values of real estate have brought these limits into play for more owners. There have been proposals introduced which would raise the capital gains exclusions one means of encouraging more long-time owners to list their properties without the risk of paying capital gains on the sale.

Living Near Water in Marin: Risks, Recent King Tide Flooding & Smart Solutions

Marin’s shoreline and creekside neighborhoods are among the most scenic and sought-after places to call home.

But as we’ve seen very recently, living near water also means understanding and planning for flood risk — especially when nature doesn’t behave the way we’ve historically expected..

For the full story, please visit my recent 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.

Prep Now, Pay Later

My Sellers can access Compass Concierge Capital to prepare your home for sale with no interest owed (for just a $750 origination fee). Call me to discuss!

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!

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Private Exclusive and Coming Soon!

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