Homes & Happenings

in Marin County

As of early August, measures of economic volatility and uncertainty had plunged from the extreme highs of spring, stock markets shrugged off tariff concerns to hit new highs, consumer confidence continued to tick up, and interest rates dropped to their lowest point in 2025. To a large degree, negative macroeconomic conditions — and the hesitancy to make big financial decisions injected into the psychology of prospective buyers — took the wind out of the sails of the spring and early summer selling seasons. And, generally speaking — though Marin’s median house sales price was slightly higher on a year-over-year basis — July’s market, which in any case typically sees a considerable seasonal slowdown, was softer than in summer 2024.

But if improvements in economic indicators continue (and issues like inflation and employment don’t drastically deteriorate), and if the dramatic effects of the AI boom on the housing markets of Silicon Valley and San Francisco begin to filter out into surrounding counties — as occurred in earlier high-tech booms — we hope to see positive effects on local market conditions moving deeper into the second half of the year.

qUoTEs OF THE MONTH

The quieter you become, the more you’re able to hear.

— Rumi

Remember, 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!

Homestead Valley Music Festival 2025

An afternoon of great local music, food, beer & wine at the Homestead Valley Community Center.

Mill Valley Celebrates 125!

Enjoy a wide range of family-friendly events to celebrate the city's 125th anniversary.

Mill Valley's Free Concerts in the Plaza

Celebrate Mill Valley's 125th Anniversary with this free musical showcase in the heart of downtown.

Sound Summit 2025

It’s music with a mission — supporting the parks we love. Grab your tickets, pack your picnic, and see you in the sunshine at the Mountain Theater!

The Crypto Real Estate Revolution: What It Means for the US Housing Market

Christie’s International Real Estate has launched a crypto-only division that has already transacted over $250 million in property sales using cryptocurrency, with another billion dollars in inventory currently available. This development represents a significant shift in how real estate transactions can be conducted, offering buyers complete anonymity through cryptocurrency payments combined with blind trust and LLC structures. The implications extend far beyond luxury markets, as cryptocurrency’s global accessibility creates a potential loophole that could circumvent state-level foreign investor restrictions, such as those being

implemented in Texas.

The long-term market impact could be substantial as crypto real estate transactions become more mainstream over the next 6-12 months. Industry projections suggest that within five years, over 30% of U.S. residential real estate transactions could involve cryptocurrency, potentially opening the floodgates to international investment. This trend, combined with the privacy and regulatory advantages that crypto transactions offer foreign buyers, could lead to increased competition for U.S. housing inventory and upward pressure on prices. For prospective homebuyers, this suggests that purchasing before this crypto-facilitated international demand fully materializes may be a strategic move, as the combination of global accessibility, transaction anonymity, and regulatory circumvention could make it increasingly difficult for average American buyers to compete in the housing market over the next 3-5 years.

Mortgage Rates

While the Fed doesn't directly set mortgage rates, a Fed rate cut usually leads to lower mortgage rates.... but it's not a guaranteed one-to-one relationship. Lets not forget the Fed lowered rates three times in 2024: September, November, and December.

The September cut was a 0.5 percentage point reduction,

the first in over 4 years and mortgage rates dipped to 6.12% in October, 2024, .....but then rose again in 2025 with

averages around 6.7% to 6.9%.

Here is why:

1. The Fed's rate decisions - the federal funds rate - impacts the overall cost of borrowing for banks. When it's cheaper for banks to borrow, they may in turn offer lower rates on loans to consumers, including mortgages. And credit cards. This also lowers the cost of servicing the mushrooming US debt - now around $1 trillion per year - that is expected to grow by trillions. (PS: A 1% Fed rate decrease would save $200 billion per year)

2. Mortgage rates are more closely tied to the yield on the 10-year U.S. Treasury note. If the Fed lowers rates and investors expect slower economic growth or lower inflation, they may invest in safer assets like Treasury bonds, which can drive down yields (the laws of supply and demand) and, consequently, mortgage rates too.

3. If a Fed rate cut fuels consumer spending and raises prices - inflation - this can counteract the effect of a Fed rate cut, as lenders may demand higher interest rates to offset the eroding value of money. Inflation may be fueled by the numerous tariffs that kick in on August 1st.....although only about 14% of US GDP

is imported goods.

4. The overall health of the economy, including unemployment rates and economic growth, plays a significant role

in determining mortgage rates.

5. Investor expectations and sentiment about future monetary policy and economic performance can also influence the bond market and, in turn, mortgage rates.

6. If the demand for mortgages is high, lenders may be less inclined to significantly lower rates, even after a Fed cut. Again the laws of supply and demand apply here.

There are many different factors at play, so while a Fed rate cut often triggers lower mortgage rates, we must consider the broader economic context and other influencing factors to evaluate how mortgage rates may be impacted.

Regardless, when FED rates drop, so too do the rates on credit cards and other debt dip which can place more disposable money in the hands of the consumer. That helps.

Pending

17 Privateer Drive

Sold for $2,950,000

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. Enjoy custom finishes, solar-powered systems, lush landscaping, and seamless indoor-outdoor living—an exceptional blend of beauty, comfort, and sustainability.

OFF-MArket

35 Bernard St, Mill Valley

Offered at $3,695,000

Remodeled 5-bed, 3.5-bath home in downtown Mill Valley with a chef’s kitchen, media room, Tesla solar, EV charger, metal roof, 2-car garage, and landscaped yard—close to top schools and parks.

Recent sales 2025

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.

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