Belvedere, CA Real Estate Market Conditions (October 9, 2009)

90-day stats for Single Family properties in

BELVEDERE, CA as of October 9, 2009

Median List Price $2,845,577 Average List Price $3,987,798
Total Inventory 37 Price per Square Foot $1,000
Average Home Size 3,243 Median Lot Size 10,299
Average # Beds 4.10 Average # Baths 3.81
Homes Absorbed 1 Newly Listed 1
Days on Market 175 Average Age 64

Median Price for homes in BELVEDERE, CA All ZIP Codes

Median Price for homes in BELVEDERE, CA All ZIP Codes as of October 9, 2009 is $2,845,577

Average Days on Market for homes in BELVEDERE, CA All ZIP Codes

Average Days on Market for homes in BELVEDERE, CA All ZIP Codes as of October 9, 2009 is 175

Understanding the “Zestimate” for your home

Ever wondered how Zillow calculates their zestimates?  This is a great video by Zillow on how they actually calculate the “zestimate” for homes.  In the video, David Gibbons, Community Relations Manager for Zillow says “a zestimate is an estimate of the value of your home.  It is not what you should list your home for and it is not what we are saying you should offer for a home you are trying to buy.”  He goes on to talk about considerations impacting the accuracy of the zestimate.  The wider the range, the less confident Zillow is in the zestimate value.  Gibbons also says you should look at the Zestimtae value over time.   It is a great video to get an understanding of how zestimates are calculated. 

If you are selling your home, it is import to know the zestimate because home buyers are looking at those numbers before they write offers on your home.  A zestimate is not a replacement for a full market analysis by a licensed agent who understands the current market conditions in that neighborhood, but it can be a helpful starting point.

Interactive Mill Valley Real Estate Data

I am testing out some new features for my site. The chart below is an interactive chart of what is happening in Mill Valley Real Estate. You can move your mouse across the charts to find see how the market has changed. If you hover over the data point for September 18, 2009, you will find:

  • Average Days of Market for Mill Valley – 127.98
  • Median Mill Valley Home Price $1,280,384.62

At the top of the chart you can change the time frames from 1 month, 3 months, 6 months, 1 year and maximum available data.

Play around and see what you find!
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Get Adobe Flash player

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If you are unable to see the chart, please click here for the Mill Valley Real Estate Market Charts.
Mill Valley Real Estate Market Data provided by AltosResearch. Sign up to receive very detailed real-time market reports in your email. Learn about Marin County price trends, supply and demand, leading indicators and more.Download a sample report.

Sewer Lateral Replacement Grants Available for Ross Valley Homeowners

Reprinted from Steve Dickason, VP and County Manager for Alain Pinel

—————-

Marin County is riddled with old and damaged sewer lines. Repair or replacement of the lateral (the one running from your home to the street) is typically the responsibility of the homeowner. Starting August 25th, 2009, Ross Valley residents are able to apply for a grant that would pay up to $4,000 toward the cost of replacement of the sewer lateral.

To summarize, the Sewer District will require 3 bids from District pre-qualified contractors, a DVD of the lateral inspection performed by a contractor and observed by a District Inspector, and the application form. The District must be notified before the lateral inspection is performed. A list of pre-qualified contractors is available for the public and is constantly being updated. Contractors who are interested in being added to the list should contact the District or the local builder’s exchange.

The following flowchart will guide you through all of the steps necessary to take advantage of this cost-saving program. If you would like a copy of the application form or the list of pre-qualified contractors, just give me a call or send me an email or contact the Ross Valley Sewer District.

sewer lateral

Sausalito Floating Homes Tour

Image courtesy of Egan Snow on Flickr
Image courtesy of Egan Snow on Flickr

When I think of floating homes, I think of “sitting by the dock of the bay”. The floating homes in Sausalito are intriguing to many people.  Ever wondered what they look like?  Here is your chance to see the homes sitting by the dock of the bay in Sausalito look like.  Check out the 2009 Sausalito Floating Home Tour on Saturday, September 26th. Take the opportunity to peek at approximately 20 floating homes in Sausalito.  The event typically sells out, so get your tickets in advance.

  • What: Sausalito Floating Homes Tour 2009
  • When: Saturday, September 26th 2009 from 11:00 am – 4:00 pm.
  • Tickets: $35 for advanced purchase and $40 at the door.  Order tickets here:
  • More information: here

Selling your home? Brush up on your patience!

selling a home takes patience

I hate the word patience.  Really, I do. Patience means you have to wait for something you probably want to happen RIGHT NOW.  It wasn’t very long ago that selling a home in Marin County didn’t require much patience.  Everything happened so quickly-  buyers and sellers were so caught up in the whirlwind of activity needed to close a house in 17 or 30 days that they hardly even noticed what was happening to get the transaction done.

My, how times have changed.  Selling a home in the current economy is really an exercise in patience.  In most areas of Marin County, the average number of days a home sits on the real estate market before selling is greater than 100 days.  This means properties are taking FOUR times (+) as long to sell in Marin as they did a year or two ago.

Unfortunately, we have not mentally caught up to the market in terms of our expectations -both as home sellers, and even as agents.  Inevitably around week 3 or 4 of being on the market, sellers and their agents start to get anxious.  Are we having showings?  What is happening?  Is the marketing good enough? Are we overpriced?  Does the property show well?

All of these are valid questions and should be examined to make sure the home is in the “proper” situation to be sold, but this is also the place and time when patience kicks in (or needs to!).  Sure, some homes will sell right away but the majority of homes on the market won’t- again, the average days on the market in Marin is great than 100 days.

Consider this, if your home sells in 12 weeks, in most areas of Marin, you are still above average.  12 weeks?? That sounds like a heck of a long time when you are in the middle of it- having to keep it clean all of the time, mowing the yard, putting kids toys away, vacuuming and revacuuming that carpet each and every morning just in case you get a showing..

It is painful and inconvenient to sell your home, especially if you are living in it.  Practice the art of patience- it is tough, but it will save you grief as you go through the process.  Once you find a buyer, your patience needs to kick into overdrive again.

Everything takes longer- agreeing on the contract price and terms can take multiple counter offers (sometimes times ten!).  As inspections and appraisals begin to happen, you have what I like to call the “second negotiation”.  In almost every situation, there will be a renegotiation of the terms of the contract due to results of inspections and/or appraisals.  These negotiations can be difficult and sometimes unreasonable.

Getting buyers and sellers to agree in the current economy is far more difficult than before.  Sellers need every single dime and buyers want to save every little dime.  Does nickle and diming occur? ABSOLUTELY.  This second negotiation period requires a give and take on both sides of the transaction to finalize the deal.  It often takes a tremendous amount of time and effort to get both parties on the same page, so patience and a commitment to making the transaction work is crucial.

Homes are selling in Marin County.  While prices have remained flat, we have actually seen a uptick in buyer activity in recent weeks.  Buyers are buying, everything just takes a lot longer.

So, sit back, relax and be patient.  Times (and timing) have changed.

Corte Madera Real Estate Stats 8/28/2009

What is happening in Corte Madera Real Estate?

As we are seeing around Marin, the number of Corte Madera homes going under contract has exceeded the number of homes being listed.  The market action index is up, as are home prices.  Corte Madera is one of the strongest real estate markets in Marin right now.  Here is what has happened in the last seven days:

7-day stats for Single Family properties in
CORTE MADERA, CA as of August 28, 2009
Median List Price $1,077,000 Average List Price $1,107,733
Total Inventory 30 Price per Square Foot $567
Average Home Size 1,788 Median Lot Size 6,621
Average # Beds 3.23 Average # Baths 2.35
Homes Absorbed 7 Newly Listed 3
Days on Market 112 Average Age 42

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Fairfax Real Estate Market Stats 8/28/2009

What is happing in Fairfax Real Estate?

The number of Fairfax homes selling has outpaced the number of Fairfax homes being listed in recent weeks.  The is making the market action index stronger.  Home prices are still falling because of all of the excess homes that have been sitting on the market, but if the favorable supply & demand trends continue, we might see some price adjustments as well. Here is what happened in the last seven days:

7-day stats for Single Family properties in
FAIRFAX, CA as of August 28, 2009
Median List Price $679,500 Average List Price $794,625
Total Inventory 36 Price per Square Foot $425
Average Home Size 1,626 Median Lot Size 7,275
Average # Beds 3.06 Average # Baths 2.10
Homes Absorbed 3 Newly Listed 3
Days on Market 146 Average Age 63

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Ross Real Estate Stats 8/29/2009

What is happening in Ross Real Estate?

Supply & demand for Ross homes is improving.  The number of Ross homes selling is exceeding the number of Ross homes going on the market.  Prices are relatively flat.  Keep in mind that Ross real estate stats can be easily skewed by a home or two because the number of homes for sale is so small.

7-day stats for Single Family properties in

ROSS, CA as of August 28, 2009

Median List Price $2,595,000 Average List Price $4,225,960
Total Inventory 25 Price per Square Foot $896
Average Home Size 3,122 Median Lot Size 32,670
Average # Beds 4.36 Average # Baths 3.90
Homes Absorbed 2 Newly Listed 2
Days on Market 168 Average Age 69

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Stinson Beach Real Estate Stats (8/28/2009)

What is happening in Stinson Beach Real Estate?

The Stinson Beach real estate market is relatively flat right now.  The home of homes for sale and the average time it takes to sell them (days on the real estate market) are basically unchanged.  Stinson Beach home prices also appear to be at a plateau.

7-day stats for Single Family properties in
STINSON BEACH, CA as of August 28, 2009
Median List Price $2,150,000 Average List Price $2,645,700
Total Inventory 30 Price per Square Foot $1,100
Average Home Size 1,826 Median Lot Size 11,238
Average # Beds 2.80 Average # Baths 2.32
Homes Absorbed 1 Newly Listed 2
Days on Market 202 Average Age 38

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