Homes & Happenings

in Marin County

Happy Autumn!

As we reflect on 2025, our business has navigated its share of challenges, particularly with interest rates remaining elevated for over a year. While we’ve celebrated pockets of exceptional, record-breaking sales, the luxury market segment ($10M+) has experienced notably quieter activity.

That said, we’re seeing promising indicators on the horizon. The Federal Reserve’s recent 25 basis point rate reduction, coupled with continued record-breaking stock market performance and Bitcoin reaching $113,000, all signal growing confidence for Marin residential real estate investment.

A compelling example: former Apple executive Jony Ive recently invested $73 million in Belvedere Island, acquiring multiple properties at the end of Golden Gate Avenue. This type of bold acquisition in a softer market environment often foreshadows broader market momentum.

Looking ahead to the next two years, we anticipate increased demand in the high-end sector as AI companies go public and executives seek premium properties in our area. History shows us that strategic investors make their moves before markets rebound and accelerate.

With this in mind, I’m encouraging clients to consider investment opportunities in Marin now, across all price points. The timing may be more favorable than it appears.

Wishing you a wonderful fall season!

As of early October, 30-year mortgage rates, at about 6.3%, were essentially unchanged from early September (but well down from 7% in early 2025): The Fed’s first 2025 reduction of its benchmark rate, of .25%, had little effect, though consensus opinion is that further cuts are probably coming before the end of the year. Inflation continued to tick up slightly, while stock markets hit new all-time highs. Consumer confidence remained low, with significant concerns regarding personal finances, employment and inflation – though affluent consumers deeply invested in stock markets were less concerned than low and middle income segments.

In Marin, September saw a significant year-over-year increase in sales and Q3 luxury home sales jumped dramatically from Q3 2024. The number of new listings soared from August and the number of active listings also climbed. The Q3 median house sales price rose 3% year over year, while most other market indicators of supply and demand – such as absorption rate, median days-on-market, price reductions, and percentage of listings selling over list price – suggested a slightly softer/cooler market from last year. The details are reviewed in this report.

October data will give us further insight into the autumn selling season, before activity begins to slow down in November for the mid-winter holidays.

qUoTEs OF THE MONTH

The Universe doesn't want you to try harder. It wants you to breathe, let go, and be open to things being easier and more magical than you could ever imagine. Those who flow as the Universe flows, know they need no other force. Align with the cosmos. Let the magic happen.

"I shouldn't have done that" I needed that lesson to grow.

eVENTS & UPDATES

Don’t miss out on the excitement!

A Toast to Sausalito 2025

Enjoy a Beer, Wine & Spirits Festival with a diverse selection of beverages, artist competitions showcasing the creative works of local artists, and an array of local vendors and merchants.

The Redwoods

Come and enjoy cocktails, dinner under the stars, and live music from the Larry Moss Trio and a Special Acoustic Performance. Help The Redwoods grow our Endowment and support a legacy of providing seniors of all income levels high quality housing and services.

Perry's on Magnolia

Classic American food; warm personable service; and a fun, bustling bar. Don’t Miss: Grilled Artichoke, Tomato Bisque, Old-fashioned Pot Roast

Understanding Property Taxes: What You Need to Know

If you're a homeowner by now, you should have received your property tax bills for the next two installments. Surprise?!

What Are Property Taxes?

Property taxes are local taxes assessed by your city or county government based on the value of your home and land. These taxes help fund public services like schools, roads, police, and fire departments.

How Are Property Taxes Calculated?

Assessed Value: The local tax assessor determines the value of your property, usually based on recent sales of similar homes in your area.

Tax Rate (Mill Rate): The local government sets a tax rate, often expressed as a percentage or as a certain amount per $1,000 of assessed value.

Calculation Example: If your home is assessed at $300,000 and your local tax rate is 1.25%, your annual property tax would be:

$300,000 × 1.25% = $3,750 per year

How Often Are Property Taxes Paid?

Property taxes are typically billed annually or semi-annually (twice a year), depending on your local government.

If you have an impound/escrow account, the lender will collect a portion of your property taxes each month as part of your mortgage payment. The lender then pays the taxes on your behalf when they're due.

If you're refinancing your home, the property tax is collected as part of the closing costs as soon as the bills are out by the county. Escrow needs to collect them as soon as they are issued.

Why Do Property Taxes Matter in Your Mortgage?

Property taxes are a required part of homeownership and must be paid on time to avoid penalties or liens.

When you get a mortgage, the lender will estimate your annual property taxes and divide that amount by 12 to add to your monthly payment.

This ensures you're always on track and there are no surprises when the tax bill arrives.

Important Note: Property tax rates and assessment methods can vary widely by location. If you want to know the exact amount for a specific property, you must check with your local tax assessor's office or your real estate agent.

PLEASE NOTE – when you buy your home and you get your first tax bill, its highly likely that the bill will be lower than what was estimated. That is because the county is not yet reflecting your current property value and is basing the taxes on the prior owners value.

When the county does adjust the tax basis to reflect your purchase price, you will get a supplemental tax bill.

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.

Pending

246 Madrone Avenue, Larkspur

Offered at $1,695,000

In the coveted flats of Madrone Canyon, just before the road winds uphill, this enchanting Larkspur retreat unfolds beneath open skies and golden sunlight, surrounded by soaring redwoods and lush, mature landscaping. The home offers a flowing main level with spacious living and dining areas, a well-equipped kitchen, two bedrooms, and a full bath, while upstairs features a versatile loft and two additional bedrooms, including an oversized primary suite that feels like a private sanctuary. Step outside to a fully fenced yard perfect for morning coffee or play, and enjoy the convenience of downtown Larkspur, nearby parks, and easy access to central Marin and San Francisco, where natural beauty, effortless style, and timeless living converge.

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.

368 Carrera Drive

Sold for $1,847,000

Listed at $1,685,000

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

Listed at $2,895,000

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!

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Sharon

Kramlich

415.609.4473

sharon.kramlich@compass.com

sharonkramlich.com

DRE 01184449