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Bay Area Real Estate Sales.com Newsletter

April 2012 Marin Real Estate Stats

In This Month’s Issue:

April 2012 Market Update

See Liz’s Listings & Buyers Needs

What Is Your Marin Home Worth Today?

Foreclosures/Bank Owned And Auction Properties

Search The Marin Homes For Sale

Marin School, Community & Home Seminar

Looking For A Vacation Home In Lake Tahoe?

What Do Clients Say About Working With Liz McCarthy?


April 2012 Closed Sales

Single Family Residences

Days on Market



Selling Price










April 2012 Closed Sales


Days on Market



Selling Price









As of 4/30/12, there are currently 1199 active homes and condos for sale in Marin County. 541 of these homes (45.12%) are currently under contract, which equates to a “Sellers Market” just on the verge of a “Strong Sellers Market”.

Single Family Homes: There are currently (as of 4/30/12) 911 Single Family Homes for Sale in Marin County. The current ACTIVE/Pending/Contingent average home price for Single Family homes in Marin is $1,500,790 and the median is $879,000.The overall Marin average asking price per square foot is $590/sf; the median is: $405/sf The average sold price for Single family homes in Marin in April was $1,041,000 and the median sold price was: $787,500. In April it took 95 average days for Single Family Homes to go pending.

Condos: There are currently 250 Condos for sale in Marin County as of 4/30/12. The current ACTIVE/Pending/Contingent average home price for Condos in Marin is: $391,115 and the median is: $300,500. The average sold price for Condos in Marin County for the month of February was: $319,688 and the median: $302,500.  The overall Marin average asking price per square foot for condos is: $310/square foot; the median asking price is: $242/sf. It is taking an average of 119 days for condos to go pending.

Liz’s Opinion on the Marin County Real Estate Market

Here is some VERY interesting news about the recent home market in Marin County.

We haven’t seen the limited amount of inventory in Marin County since our market peaked back in 2007! We have record lows in inventory. Take a look at the following charts and you’ll see that the number of pending homes have almost doubled while the inventory is almost at half! If you have been considering selling your home, the market has finally turned back to a Sellers Market!. Interest rates remain low, buyers are convinced that the bottom has hit, so buyers are now trying to get back into the market, But it seems that sellers are continuing to wait until the prices go back up. My general feeling is that the prices although they will start inching back up, will NOT go up to the levels that we had in 2007, as those prices were not sustainable. It was a severe housing bubble.


The following charts reflect the amount of homes that are available to purchase (For sale in light green) verus the amount of homes that are pending (triangle),  Compared to a year ago, the amount of homes for sale is almost half of what it was last year. 

Southern Marin

sausalito, TIburon, Mill Valley and Belvedere

Southern Marin Available homes for sale

Central Marin

(Greenbrae, Corte Madera, Larkspur, San Anselmo, Ross and Kentfield)

Central marin homes for sale 4/12

Northern Marin: 

San Rafael and Novato

Northern Marin Homes

If you want to sell your home here is what’s VERY important to keep in mind: 1. Price your home for the market, NOT for the market a few years ago. Buyers are educated, savvy and will not over pay for a home even with the lack of inventory. 2. Buyers desire homes that have been updated and are in move-in condition.

I have included charts that show the number of available (active) homes compared to the number of pending (houses under contract). This means the homes/condos available for purchase is VERY low and you are competing against a large number of buyers.

I would be more than happy to run these charts for you for any particular segment you might be interested in, just send me an email and let me know the town and whether it’s condos or single family homes I can even limit to certain price ranges as well.

Of course, homes sales in Marin vary greatly by town and by price point. Find your city and price range on the charts below to see how your area is fairing compared to the rest of the County.

I still believe the most active demographic continues to be buyers with families seeking good public schools, remodeled/updated homes with flat lawns or views, 3,000 sf, 4 bedrooms and 2.5 bathrooms with a preference for walk-to-town location and Southern/Central Marin.

I’ve also noticed that the rental market has become very competitive. There seems to be a general lack of available rental homes in Marin, particularly in good school districts.

What Type of Market is Marin In?

The following rates are calculated by taking all of the currently active Properties divided by the number that are under contract (Contingent and Pending). This percentage can give you an overall view of the health of the market (*see the Market Legend below to see what market type that pending number falls into). The higher the percentage the “hotter” the market is for sellers, meaning there are often multiple offers with competitive pricing, which ultimately drives the price up.

Analysis by City:

Looking at data as of 04/30/12, Sausalito and Mill Valley are all in a “Sellers Market” (with 36%-45% of all homes for sale in contract). Corte Madera, Fairfax, Greenbrae, Larkspur, San Anselmo, and San Rafael are all in a “Strong Sellers Market (with 46% - 55% of homes in contract)” and Novato is in an “Extreme Sellers Market” (with 56% -100% of homes in contract): No homes are in the healthy “Balanced Market” (with 31% - 35% of homes under contract). And the following towns which are some of the most expensive zip codes: Ross is in a “Buyers Markets” (with 21% - 30% of homes in contract) and Tiburon and Belvedere are in an “Strong Buyers Market(11% - 20% of homes under contract).

Analysis by Price Range:

Homes priced under $499K - $749K are moving quickly in a “Extreme Sellers Market”, (with 57% - 71% of all listed homes for sale in contract). Homes priced from $750K - $999K are in a “Sellers Market”. The market is generally extremely competitive for homes priced under $1M, especially when homes are listed at the right price, often multiple offers are coming in with bidding over asking. Homes priced from $1M - $2.49M are in a “Buyers Market”. Homes priced from $2.5M – $2.9M are in a “Extreme Buyers Market”, homes priced from $3M - $9.9M are in a “Strong Buyers Market” and homes priced over $10M+ are also in an “Extreme Buyers Market”.

Market Legend

0% - 10% of Homes in Escrow: Extreme Buyers

36% - 45% of Homes in Escrow: Sellers

11% - 20% of Homes in Escrow: Strong Buyers

46% - 55% of Homes in Escrow: Strong Sellers

21% - 30% of Homes in Escrow: Buyers

56% - 100% of Homes in Escrow: Extreme Sellers

31% - 35% of Homes in Escrow: Balanced Market

*Based on information from Bay Area Real Estate Information Services, Inc. (BAREIS). Information has not been verified, is not guaranteed, and is subject to change and is based on one period of time.”

***Includes all: Sale Pending & Contingent properties



As of 4/15/2012, Liz is currently the #6 agent in all of Marin county, already having closed $8.2M in sales for 2012!

In 2011 Liz was in the top 2% of all Marin Real Estate Agents, selling over $15M in Marin Real Estate sales and she was the #1 Top Producer with McGuire in Marin County. Liz is also a member of both the Marin Platinum Group as well as the Marin Top Agent Network.

Liz’s Buyers

Liz is currently working with a number of buyers who are ready to purchase a home right away. Here are some of what Liz’s clients are looking for, if you know of anyone selling a home that fits, please contact me right away!

NF: Looking for a private home in Novato, San Anselmo or San Rafael that has charm, Views are important, but home cannot be on a steep slope or have stilts. Must have a garage. 3Bedrooms/2Bathrooms. Cash Buyer up to $700,000

M&BP: Sausalito or Mill Valley, 2/2, up to $800,000, views, private must have a garage. Prefer it to be in decent condition

AS: Novato, small back yard, 3/2 not large (1700sf is fine), Prefer 1 level, but not necessary, high ceilings, prefer updated. $675,000

J&SM: Larkspur or Corte Madera preferred, in the flats, family flat neighborhood, family house 3/2. UP to $1.3M

M&VC: Tiburon Schools (Corte Madera is ok), possibly Larkspur or Greenbrae as well, Family house 3/2 Up to $1.2M

N&ZR: Marinwood, 3/2 up to $650,000

SG: Marinwood, 3/2 up to $650,000

K&KD: Corte Madera, Larkspur 3/2 Family House $900,000

LE: Single Mom, Corte Madera, larkspur, Mill Valley, Tiburon, family house, doesn’t have to be large $800,000

Liz’s Listings:


76 Anchorage, Sausalito - $499,000


Treat yourself to the good life in the Ultimate Marin County Pied-a-Terre, located in the beautiful sea-side town of Sausalito!
You'll feel like you're a world away in this newly remodeled, spacious, and sophisticated one bedroom top-floor Condo in Sausalito. An abundance of amenities includes: organic bamboo floors, a spacious bedroom with large closet and sunny balcony; a gourmet kitchen with new stainless modern appliances; an eight foot granite bar and dining area; immaculate marble bathroom with a king-size luxury tub/shower and chrome fixtures; large living room with travertine switch-on gas fireplace overlooking incredible Bay views; built-in work space, and a private balcony that overlooks a breathtaking 190 degree panoramic view of water and sky that stretches from Mt. Tamalpais sunsets to glorious sunrises over Angel Island, Oakland and San Francisco. 1 car covered car-port with lots of available guest parking.


519 Throckmorton, Mill Valley - $10,000/month (for lease available starting July 2012)



683 South Eliseo, Greenbrae - $549,999


This Greenbrae Condo is located in a rarely available small complex with water views. This spacious 1650+sf unit has two large bedrooms and 2.5 bath. On the main level the living room leads out to a deck overlooking the wonderful waterway views. There is a dining area as well. The unit has incredible storage space with large walk-in closets in both bedrooms and a 2 car-tandem garage with interior access. The small 10-unit Silver Pavilion complex has a swimming pool, sauna and a boat dock, and offers access to nearby bike trails along the waterway. This location offers an easy commute to San Francisco and excellent schools! Incredible $ per square foot value.

Liz’s Current Escrows:

5 Mesa Lane, Mill Valley $389,000 Short Sale (representing Buyers)

Liz Just Sold:

2012 - $8.3M To Date

212 Spencer Avenue, Sausalito $1,295,000 (represented Buyers)

1247 Highland Avenue, Novato $700,000 (represented Buyer)

6 Merrydale Court, San Rafael $249,000 Short sale (represented Sellers)

209 West Street, Sausalito $551,000 (represented Buyers and Sellers)

40 Oak Mountain, San Rafael $1,202,000 (represented Buyer)

448 Miller Creek Road, San Rafael $669,500 (represented Buyer)

25 Ridgewood Drive, San Rafael $780,000 (represented Buyer)

15 Forrest Lane, San Rafael $184,000 (short sale, represented Buyers)

35 Bernard, Mill Valley $1,650,000 (represented Seller)

529 Rowland, Novato $425,000 (short sale, represented Seller)

2530 Opalstone, San Rafael, Marinwood, $560,000 (represented Buyers)

2011 - $15M in closed sales

2010 - $12M in closed sales


I’ve mentioned in the past, I’m constantly on the look out for information to better prepare my clients to understand the local real estate market. I’ve got 2 great new stat evaluation programs that I’m providing FREE of charge to my clients and viewers of my newsletter



This tool will actually give you a VALUE of YOUR home. Additionally, you can make changes to your “home” which will change your homes valuation. This is nice for running scenarios (like do I add on to my house to make it bigger or add bedrooms?) This report will give you an instant home valuation. You do have the option of entering your email address to receive updates of when new homes sell..  Keep in mind this report is based purely on the Tax record stats.

Free Marin Home Value Report



Fabulous stats program that breaks down city statics. Will show you weekly average and median prices, days on market, Additionally, you can sign up to receive a detailed weekly market update of your interested city. Whenever you view this page the graphics will automatically update to the most current data, so check back often, or even better, sign up to receive alerts of when new statics are released by city.

FREE Statistical Reports by Marin Town


Of course, if you have any questions please call me at 415-250-4929 or drop me an email at Liz@BayAreaRealEstateSales.com


I’ve been tracking the Marin County Foreclosure data since April of 2009. In April 2009, there were a total of 1,033 total distressed homes in Marin County (per the County Tax records) and as of April 30, 2012, the number is 1,131. The number of distressed homes is down 200 from a year ago and was the lowest number of distressed homes since I’ve been charting the data. I take this to mean that the number of underwater mortgages in Marin may finally be decreasing.


Doing a quick search in our MLS as of 04/30/2012, I show that currently only 346 total distressed home are listed for sale on the mls (10/2011 there were 436): 88 Bank owned; and 258 that are short sale/ NOD or in foreclosure. This is an interesting number as in the County of Marin there are 1,131 distressed homes (according to the tax records), but only 258 of these homes are currently for sale.


After the filing of a Notice of Trustee Sale, there are only three possible outcomes. First, the sale can be cancelled for reasons that include a successful loan modification or short sale, a filing error, or a legal requirement to re-file the notice after extended postponements. Alternatively, if the property is to be “sold at auction”, this is typically done on the court house steps at the County Court house. The bank will place the opening bid. If a third party, typically an investor, bids more than the bank's opening bid, the property will be sold to the third party; if not, it will go back to the bank and become part of that bank's REO inventory. In order to purchase a home at the foreclosure auction, the buyer needs to have cash and also be prepared to purchase the property and clear any other liens that may be outstanding (property taxes, HOA dues, etc). The reason here in Marin we don’t see a lot of homes being purchased at the court house steps is the fact that the opening bid is higher than what the house is currently worth.


What is a short sale?  according to wikipidia:

“A short sale is a sale of real estate in which the proceeds from selling the property will fall short of the balance of debts secured by liens against the property, whereby the lien holders agree to release their lien on the real estate and accept less than the amount owed on the debt. Any unpaid balance owed to the creditors is known as a deficiency. Short sale agreements do not necessarily release borrowers from their obligations to repay any deficiencies of the loans, unless specifically agreed to between the parties which is typically the case in a non-recourse loan (where the mortgage was used to purchase the home-owners principal residence.”

A short sale is often used as an alternative to foreclosure because it mitigates additional fees and costs to both the creditor and borrower; however both will often result in a negative credit report against the property owner.

Liz has closed a number of short sales this year (representing both buyers and sellers). If you are feeling a hardship with your home, please feel free to confidentially contact me.



Number as of 4/30/12



Auction Sale


Bank Owned




FREE…..You can search for Marin listings directly on BayAreaRealEstateSales.com: Search for Homes

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The following links will take you to home searches for different cities in Marin.
All search results are displayed from the highest price to the lowest price. You can scroll through pages at a time.

Belvedere Homes For Sale

Corte Madera Homes For Sale

Fairfax Homes For Sale

Greenbrae Homes For Sale

Kentfield Homes For Sale

Larkspur Homes For Sale

Mill Valley Homes For Sale

Mill Valley Condos For Sale

Novato Homes For Sale

Novato Condos

Ross Homes For Sale

San Anselmo Homes For Sale

San Rafael Homes For Sale

San Rafael Condos For Sale

Sausalito Homes For Sale

Tiburon Homes For Sale

Marin Luxury homes priced over $2M - $3M Marin Luxury Home Search:

Marin homes priced over $3M Marin Luxury Home Search:

Floating Homes for sale: Sausalito House Boats

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Are you considering a move to or within Marin County?

Starting in 2010 Liz starting conducting regular Marin School, Community and Home Seminars. To date, she has held 10 of these seminars to rave reviews! In these seminars, Liz goes over:


1.   Marin Schools

2.   Preschool information

3.   Micro Climates of Marin

4.   Commuting to and from San Francisco

5.   Marin Communities

6.   Average Home prices in different Marin towns

7.  Current Mortgage Market update (given by a banking/mortgage expert)


Next Seminar dates:

May 29, 2012 Sports basement, The Presidio, SF

June 14, 2012 Sports Basement, The Presidio, SF


Contact Liz for more info

If you are interested in attending an upcoming seminar, you can find the dates, locations and details to RSVP here:



Liz is SUPER excited to announce that she recently was able to take advantage of the market price drop in the Lake Tahoe Area and just purchased a 2nd home in Truckee! She’ll be renting this home out to friends so if you are interested, the home is available rent starting May 1st! Pictures and more to come soon!

Liz is happy to announce a new partnership with Linda Granger, a top producing Lake Tahoe Real Estate Broker. From this point forward, I will include a link to her blog. If you would like any detailed information on homes in Lake Tahoe, let me know and I will get you in touch with Linda. You can search for Tahoe Homes directly from the Lake Tahoe Home Search and Blog:

What is happening in the Tahoe Market?

Click on the link above to view the graphs for this article: “The 2012 first quarter report also shows dips around the lake overall in regard to sales prices from one year ago, which is reflected by the median price of a home in Lake Tahoe which is now $317,000 and the average home price which is $623,645, down 25 percent and 31 percent respectively.” Read a lot more here: Lake Tahoe Real Estate:




We were thrilled with the level of service Liz provided.  She is heads and shoulders over anyone with whom we've worked.  Here's how:


1.  Her knowledge of the market and of neighborhoods.  She really knows Marin.

2.  Her knowledge of what features we needed (but didn't know to ask about) with our first child on the way.  

3.  Her professionalism and honesty.  Based on her feedback we did not close on a particular house - she could have kept silent and made an easier commission.  But due to her honesty, we found a wonderful home!

 4.  Her team.  She has relationships with professionals that work together to make the deal happen.”

-William and Irina Webb, closed March 2012


If you would like to have Liz help you sell your Marin home or help you find a home, or you know of someone that could benefit from her services, just send her an email: liz@BayAreaRealEstateSales.com or give her a call: 415-250-4929

Be sure to check out all the other great content & features of my website:


Liz McCarthy, PMN

Real Estate Broker, e-PRO certified

McGuire Real Estate, Top Producer and Partner

McGuire #1 Agent for Marin County 2011

2010 President Marin Women’s Council of Realtors

Top 2% of Marin agents 2011

Verified members of Marin Top Agent Network & Marin Platinum Group





Facebook: http://www.facebook.com/lizsmccarthy

Twitter: www.twitter.com/lizsmccarthy

DRE License Number: 01421997

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