I have clients from Washington, D.C. who have fallen in love with Bolinas. Of the houses they have seen, many need major remodeling. That is a problem because even if they can get permission from the necessary authorities – Public Utilities District (BPUD), the county of Marin and in some cases, The California Coastal Commission.

Bolinas is a true throw back to the tie-dye days of the protests on the campus at Berkeley. The locals don’t want their town changed. That can be good in keeping the sleepy village feel but it can be bad for it is virtually impossible to update what is there.

According to yesterday’s story in the New York Times it will cost you if you want to build a house in this country hamlet in West Marin. And if you do, it will take 4-7 years of planning and the approval process to get a project finished. Bottom line, if you love Bolinas that much then you have to have a lot of patience and deep pockets to live the quiet, hippy inspired life in Bolinas.

Posted by:Judy LeMarr

It has always held true in real estate that the most desirable neighborhoods have the best public schools and consequently, buyers pay a premium to live there. The San Francisco Chronicle featured the good school/premium price relationship in today’s Cover Story. You can read it here.

My own experience as a father and a realtor living and working in Mill Valley has been profound. Back in 1992 when our son started public school (first grade) we made a decision to move to Mill Valley for all of the fabulous lifestyle reasons (recreational activities, weather, proximity to San Francisco and so many others). However, the primary reason we moved to Mill Valley was the quality of the public school system. We were not disappointed. Our son embraced the whole larger public school scene including Tam Valley Elementary, Mill Valley Middle and Tam High. He excelled in school which says a lot about him, but he believes (as do his mom and dad) that the school system was conducive to his success. Billy graduated in 2004 and had several great choices for college including one Ivy League school. He chose UCLA and that decision was based partly on the larger public school environment he grew up in. Billy excelled at UCLA where he graduated in 2008 and is now working in a challenging but rewarding position that he thoroughly enjoys.

As a realtor for over 20 years in Marin/Mill Valley my experience has been equally positive. I have worked with many corporate transferees and their families relocating to the bay area for other parts of the country (and the world). I have also counseled countless families moving from San Francisco to Marin. 75% to 80% of my clients gravitate to Mill Valley, Tiburon-Belvedere, Corte Madera-Larkspur and Kentfield-Ross for many positive lifestyle reasons. In surveys, we found out that once again, schools are the number one factor in their decision making process. In the end, buyers will compromise on the size, age and amenities of the house to live in the best neighborhood with the BEST schools. That old real estate adage will never change!

Click here to get detailed neighborhood and school information for Marin County.

Posted by:Andy Gellepis

There is a common theory that the home values on the coasts are highest and they diminish by the time you get to middle America.

According to www.CNNMoney.com, that theory stills hold true. The highest values are on all three coasts, Left (aka East), Right (aka West) and the best of all, Hawaii. What that means is that these areas are also the least affordable, not good if you practice real estate in these communities or are looking to buy real estate in these communities.

So here is the list:

1. San Francisco, California
Median Home Price: $625,000
Median Income: $ 96,800
Affordability Score: 22%

2. Honolulu, Hawaii
Median Home Price: $450,000
Median Income: $ 79,300
Affordability Score: 33.8%

3. Santa Ana, California
Median Home Price: $435,000
Median Income: $ 86,100
Affordability Score: 34.5%

4. New York, New York
Median Home Price: $425,000
Median Income: $ 64,800
Affordability Score: 19.7%

5. Los Angeles, California
Median Home Price: $320,000
Median Income: $ 62,100
Affordability Score: 36.8%

Posted by:Judy LeMarr

Despite the ongoing rain, the real estate market has blossomed for spring. This is evidenced by a substantial increase in activity, more listings, more sales, more closings and more traffic visiting our listings at weekend open houses and private showings. This activity is being driven by quality inventory which I define as, well-located and well-priced homes in desirable locations. Inventory as of March 1, 2010 is still running behind March 1, 2009 listings. On the other hand, closings through March 1, 2010 are 258 compared to 193 during the same time frame in 2009. The percentage in contract (number of homes under contract as a percentage of total homes available) as of March 1, 2010 is 41% versus 30% last March 1. These numbers are significant because they reflect the fact that buyers are making offers on our quality inventory this year as opposed to “waiting for prices to drop” last year. This is also an indicator that buyers believe that the market has bottomed out.

 

Frank Howard Allen, Mill Valley is doing its part to launch the spring market with several new desirable properties. Please check out www.226juliaave.com, www.81hillsideave.com and www.378woodside.com. It will be a very active spring. The lower-end of the market is most active right now. However, we are starting to gain some momentum in the $1-plus-million market and even the $2-plus-million market. Stay tuned for further updates on how spring plays out.

Posted by:Andy Gellepis

For potential homebuyers who are still unsure about making a move, the next few months signify a countdown of sorts.

The first countdown is the extension of the federal tax credit for first time buyers (see my previous blog post about this) and the expansion of the credit to include move-up buyers as well, which both expire April 30, 2010. For more information, visit www.federalhousingtaxcredit.com.

The second, and relevant to all buyers, is that the Federal Reserve (the Fed) will soon wind down its program to keep home loan interest rates low.

Here’s how we got to the current low home loan rates: the Fed purchased Mortgage Backed Securities (MBS) in 2009; this helped to keep prices of the MBS high and push home loan rates low.

The good news is that the Fed continues that program through March 31, 2010. But…here is the alert. The Fed’s purchase of the MBS peaked in May 2009 at an average of $25 Billion per week. In November, the average dropped to $14 Billion per week. By the end of that month, the Fed had used over 80% of their allocated funds for the program. There is not much left, especially since the tax credit program has added new loans to the pool.

So why sound the alert? As the Fed’s program winds down, we will likely see higher levels of volatility with shifting rates and since MBS will have less support from the Fed (i.e. they won’t be buying them), other investors will have to buy the securities, and as industry observers believe, rates are likely to rise.

The Wall Street Journal published two pieces today on this matter:

From WSJ / Economy: Bernanke: Low Rates Still Needed

From the WSJ Developments blog: Analyst: Pressure Will Build on Fed To Extend Mortgage Program

So what to do? Beat the spring rush, get qualified and buy while home loan rates are at an all time low.

Posted by:Judy LeMarr

The Home Buyer Tax Credit, initially set to expire on November 30, 2009 has been extended into this year. Additionally, the tax credit has been expanded to include current homeowners looking to purchase a different home. The key points of the tax credit bill is as follows:

• First-Time Home Buyer Credit
  The $8,000 credit is available to first time buyers defined as a person who has not owned a principal residence for three years prior to the purchase. This applies to both parties in a married couple as well. If one spouse has owned a home for three years, but the other has not, then neither can qualify for the credit.


• Current Home Buyer Credit
  The tax credit has now been expanded to include current homeowners who wish to purchase a different home. To qualify for the $6,500 credit, a current homeowner has to have owned and lived in their home for five consecutive years of the last eight. Current homeowners do not need to sell their existing home to qualify for the credit. They may hold onto it as a rental property.


• Timeline
  The credit is available for homes purchased between November 7, 2009 and April 30, 2010. Home purchases in a binding contract by April 30, 2010 will qualify for the credit as long as closing occurs by June 30, 2010.


• Income Limits
  Single taxpayers with incomes up to $125,000 and married couples with joint income up to $225,000 qualify for the full tax credit. Partial credits are available to single taxpayers with incomes between $125,000 and $145,000 and married couples with earnings between $225,000 and $245,000.

Under the new bill, the tax credit may only be issued for homes purchased for $800,000 or less. The tax credit is a true credit and does not need to be repaid, provided the homeowner stays in the home for at least three years The credit will be paid to eligible taxpayers even if no tax is owed or the credit exceeds the tax owed.

For more details on the Home Buyer Tax Credit email me at jlemarr@fhallen.com.

Posted by:Judy LeMarr

HVCC stands for Home Valuation Code of Conduct . Effective in May of this year, the HVCC was established to change appraiser selection criteria that will help eliminate conflicts of interest on mortgage appraisals. Consequently, many lenders are required to source appraisals through an appraiser network. This is where it is important to use a lender who has more options than just contacting a call center in Minnesota and being assigned an appraiser who happens to be the first to respond and may not even live in the area.

According to the USPAP, Uniform Standard Professional Appraisal Practice, an appraiser should have competency in valuing property in the local market. Unfortunately, under the new HVCC regulation, this doesn’t always happen.

If you are in the market for a new home or are looking to refinance your current home, here are some very important questions to ask an appraiser:

1. Do you have access to local MLS data?
2. How far is your office from the subject property?
3. Are you familiar with the area?
4. When was the last time you were in the area of the subject property?
5. How frequently are you in the area of the subject property?
6. How long have you been appraising?
7. What are your credentials?

And be sure that you know what the following “codes” mean when you ask that last question.

AT: Trainee

AL: Appraiser does not do FHA loans and only loans under $1 Million

AR: Certified Residential Appraiser who can appraise any value

AG: Commercial Appraiser who also can do residential appraisals

If you have any concern about the appraiser assigned to your loan, call the lender and immediately ask for someone qualified to evaluate the property. Any flag at all and you should get reassigned.

Let me know if you have had any bad experiences with the HVCC.

Judy LeMarr, 415 793-5030

Posted by:Judy LeMarr

One of the reasons people want to move to Marin is for the good public education. Families move here from San Francisco and corporate relocation clients also chose Marin for the public schools. After all, with our price of real estate, why pay for private education if you don’t have to.

The schools in Marin are consistently achieving good high scores. The reputation for our schools is known nationally. For additional information on the schools and their scores, log on to www.greatschools.org. Stay tuned for follow up info on specific school districts in Marin.

Visit my website for more information on Marin.

School is in session. Drive safely.

Posted by:Judy LeMarr

I can’t imagine that there are many homes throughout the world that would be as enjoyable (and practical) to “live large” in as 85 Spring Lane in Tiburon, California. Of course, this “lifestyle” comes with a price, $10,995,000 to be exact. Take a tour of this awesome property at www.85springlane.com. This is a fun house to tour in person or virtually.

You are greeted by the San Francisco Skyline and Bay and Lagoon once you enter through the white plantation columns. This home is situated in a private and prestigious location, Mount Tiburon. This home boasts almost 8,000 square feet of living space composed of grand rooms, walls of glass and extensive use of exotic woods, stones, marble and other finishes that are hard to come by today.

There are many homes on the Tiburon-Belvedere Peninsula that are luxurious and spacious with world class views. 85 Spring Lane is all of that plus an estate park-like setting that is unique for this area. This property has over an acre of manicured and landscaped grounds, 9,000 square feet of park-like lawns, a swimming pool, a spa, a beach sand volleyball court, an outdoor kitchen and olive and citrus orchards plus a private rose garden.

Entertaining at this house will be a party givers dream! In addition to all of the outdoor activities (i.e. swimming, volleyball, gardening, viewing and tanning), you can enjoy a 1,000 square foot game/entertainment room, a wine cellar, a screening room or sound studio and a formal dining room for about 20 or so guests.

We will be open on Sundays and can be available for private showings with just a moments notice. Please come by for a real life, real time tour of this fabulous property…….

Posted by:Andy Gellepis

Hidden away between Tiburon and Belvedere Island is a small community known as the Belvedere Lagoon, 66 acres of water surrounded by 230 private homes. The lagoon is located entirely within the City of Belvedere, in the 94920 zip code. Residents enjoy an idyllic lifestyle, with a myriad of water sports year round. The lagoon was developed in the 1950’s and has been a very popular spot with young and old alike.

The lots on the lagoon are fairly small—mostly 6,000 sq ft. to 14,000 sq. ft . Zoning is tough and all plans must be approved by the City of Belvedere’s Planning Commission. Yet, homes continue to sell for higher than neighborhood prices and there is often a backlog of people waiting to find just the right home on the lagoon. Why?

The lifestyle is appealing to both young and old. Growing up on the Lagoon is a privilege that few would deny. Swimming, sailing, windsurfing, canoeing and paddle-boating are enjoyed by residents all year long. The Belvedere Sailing Society (B.S.S.) is open to all lagoon residents—the racing season begins in May and continues all summer long. The B.S.S. also hosts social events such as Opening Day parties, Progressive Dinners and Holiday parties. The close proximity of the homes and the many social outlets provide a very strong sense of community. The level terrain makes other sports such as bicycling and running easily accessible right from one’s front door. And finally, the closeness to downtown Tiburon, the San Francisco Yacht Club, and the San Francisco ferry service make the lagoon lifestyle easy and convenient.

Commuting by ferry to San Francisco in just 18 -20 minutes has been hailed as the best commute in the world!

If you would like more information on the Belvedere Lagoon, please feel free to contact me at 415-789-7744.

I have lived on the Lagoon for over 20 years, and my husband and I have been past Commodores of the Belvedere Sailing Society. I have also served on the Belvedere Lagoon Property Owners Association—the lagoon’s governing body. Below are two websites, one with a current listing, and the other a website with pictures of the lagoon, a sampling of home styles (NOT homes for sale) and some of the watercraft and views from my trusty kayak.

www.13peninsula.com

www.belvederelagoonlifestyle.com

Posted by:Jean Cromwell

Just north of San Francisco, across the Golden Gate Bridge, lies Marin County, one of the most beautiful spots in California. Tourists may recognize the names Sausalito, Tiburon, Mill Valley, Muir Woods, Mt. Tamalpais, Stinson Beach… we are proud to claim them all.

If proximity to San Francisco or Oakland is important to you, Marin is definitely an area to consider. The sheer beauty of the coast line; the rolling hills; the miles of open space; and the endless views will take your breath away. If that alone is not enough to convince you that Marin is a great place to live, perhaps the cold, hard facts will.

Population Density Of all eight Bay Area Counties, only Napa (to the north) is less populated than Marin. The Marin population has risen only 0.3% from 2000 to 2007. Marin residents have historically been passionate about preserving large areas from development. Approximately 84% of Marin’s land is designated as public parkland, agriculture, open space, or protected watershed! It’s no wonder demand for housing far outweighs supply.

Recreational Facilities Due to the vast areas of open space, and its natural beauty, Marin is famous for it’s recreational facilities. The selection is endless! On weekends, you will find San Franciscans pouring over the bridge to take advantage of the better weather and the wide assortment of recreation available. Biking, hiking, horseback riding, sailing, surfing, windsurfing, kayaking—they are all at your fingertips.

Crime Marin County has the lowest crime rate of all the Bay area counties. San Francisco County has 10 times the violent crime rate, 4 times the property crime rate, and 5 times the larceny-theft rate of Marin (figures based on 100,000 population.)

Professions There are more managers, professionals, and self-employed citizens as a percentage of the total work force than any other Bay Area county.

Income Marin citizens hold the highest per capita and household income in the state of California, let alone the Bay Area counties.

Education Perhaps the most important reasons to live in Marin is the excellence of the schools, both public and private. Education is held in very high esteem by Marin residents and the quality of the schools reflects that attitude.

The public schools are excellent, and there is a tremendous amount of parent participation both in and out of the classroom. The vast majority of Marin communities have passed school tax initiatives to provide additional funds directly to the community schools, thereby assuring continuing quality education and small class sizes. Passage of these tax initiatives is no small feat considering a 2/3 voter approval is needed to win.

As importantly, most school districts have formed foundations, an avenue to solicit additional donations, funneled directly into the school district’s coffers. Even those residents without school age children acknowledge the importance of good school districts. Not only are they good for home resale values, but they provide a continual influx of young families so necessary to carry on the tradition of community service.

If private schooling is your choice, Marin has an overabundance of fine institutions, both at the elementary and secondary level. Marin private schools attract day students from as far away as San Francisco and the East Bay.

Conclusion If you’re making a move to the Bay Area, for work or for pleasure, it’s time to take a look at Marin. Home prices may be higher, but as mentioned above, there are several good reasons why…

Statistics taken for the U.S. Census Data, Marin Economic Commission (November 2007,) and the Criminal Justice Statistics Center (May 2007.)

Posted By: Jean Cromwell

Marin County real estate statistics for the 1st quarter of 2009 indicate that we have hit the bottom of the market. I say this because prices have declined for one of the few times since we began keeping records in 1965. From 1965 through 2008 prices have appreciated every year except 1992-1993 and 2008. The 1st quarter of 2009 shows a sharp decline in both average and median prices in some of our most desirable communities (i.e. Tiburon/Belvedere and Mill Valley) compared to the 1st quarter of 2008. This price depreciation is offset by an increase in sales volume. For example, Mill Valley had a 25% decline in average price but a 13% increase in the number of homes sold. Historically, when this happens, it typically represents the bottom of the market. Prices decline to a point where qualified buyers recognize prices are at a level they have not seen for several years. Consequently, buyers start making offers and we get some momentum in our market. For all of Marin County, prices declined by 44% and sales volume increased by 17%. This phenomenon started at entry level prices which are up to $500,000. That market is currently very active with multiple offers occurring often. The $500,000 to $1 million price range has picked up significantly in the 1st quarter. The $1 to $2 million price range is improving slowly. The $2 to $3 million range is still stagnant. The over $3 million price point has held its own in this real estate recession. The number of sales over $3 million has been relatively steady since 2003.

This chart shows average prices from 1965 through 2008. As you can see, prices have declined very few times during the last 43 years. 1992-1993 declined minimally (less than 1%). The 2008 drop was fairly steep (about 12 %) and so far 2009 looks like another decline. Historically, when prices have declined or remained flat (see 2001), this short downturn has been followed by a long steady rise in prices (appreciation). Given the fact that demand for Marin real estate is always strong and that our supply is limited, I believe our time at the bottom of this downturn will be short lived.

Therefore, if you are a qualified buyer and you are fortunate enough to find a home that meets your criteria, you should buy it. If not, there could be somebody right behind you ready to submit an offer.

Posted by:Andy Gellepis

What defines luxury in luxury homes in Southern Marin County? Is it location, size, age, materials, views? Maybe some or all of the above.

To find a “luxury” home in Southern Marin, there are many variables and no two homes are the same.

There are young families who are willing to pay a premium to be able to walk to town in Mill Valley and stroll with the kids to the park, school or get a cup of coffee at Peet’s.

There are those who think bigger is better. And bigger is often next door to smaller homes. There are large lots (half acre by Southern Marin standards) and small which are measured by the foot.

Families seem to think that each child should have a separate room and bath. No more sharing like the kids of my generation. And then of course there is the guest room and home office and separate play room and/or home theater.

The age of the home sometimes determines the quality of the work, the layout of the floor plan or possibly, the need for current upgrades. It is possible to find a home that incorporates both the old charm and the new wants and needs of the homeowner.

Some of today’s buyers want “green” which is sometimes loosely defined by real estate agents. Finding a LEED (Leadership in Energy & Environmental Design) certified home is not that easy but many homes have green design elements either by choice for environmental reasons, West Elm contemporary esthetics or newly revised building requirements by cities such as Mill Valley who gives credits to the builder using green technology and building practices. Luxury could be defined by the large kitchen with granite counters and dual dishwashers and refrigerators or maybe it is sleek Italian cabinets or just concrete counter tops.

And then there is the view. To some that means trees and a quiet stream, a relaxing garden or a view of Mt. Tamalpais. Others want the dramatic San Francisco city view which command a premium. To see two Mill Valley homes with spectacular views of downtown San Francisco, see www.2TamalpaisAve.com and www.321SummitAvenue.com. Both of these homes define luxury in unique ways that are totally different from each other.

What is your definition of luxury? Contact me at jlemarr@fhallen.com or 415-380-4642 if you are looking for luxury homes in Marin County.

Posted By: Judy Lemarr

Living in Marin is like no other place. Location is said to be everything and Marin certainly fits that bill. Marin is so central to the Bay Area that you can plan a day at Stinson Beach, Mt. Tam, Pt. Reyes, the Wine Country or the Ball Park and be there in 30-40 minutes especially with Hwy. 101 flowing so well with the expansion nearing completion.

Spring is here and everything is in bloom and full of color. Out on the back roads of Marin you can see a vast array of wild flowers and wild animals. Stop for a hike and a picnic and enjoy the day you’re not far from home. On Easter Sunday we went for a motorcycle ride up the coast stopping for brunch along the way and continued our travels east to Sonoma for a little wine tasting. Just a few hours seemed like a refreshing mini vacation.

Baseball season has started and all the little league fields of Marin are filled with little leaguers looking forward to the days of summer ahead, stop by and check out a few innings you’ll see lots of moms, dads, grandmothers and grandfathers watching their young ones. You can also catch the Golden Gate Ferry over to San Fran and catch a Giants game at their beautiful stadium. Another great event on the horizon is Opening Day on the Bay on April 26, 2009. The bay will be filled with sail boats and power boats and everything in between. Some great vantage points to watch from if you’re not on the water yourself would be the Marin Headlands, Angel Island or Sam’s in Tiburon.

For many of us we are still looking for that place to call home. Whether you’re a first time buyer or looking for that special move up home, Marin is having a great Sale on Real Estate whether you’re that cash investor looking for a place to put your 401k monies or the first time buyer taking advantage of our historically low interest rates. It’s been along time since there has been such a great opportunity to buy a home like there is in today’s market. If you’re looking to invest for your future in beautiful Marin please call met at 415.899.9290 or click here to visit my website.

Now that tax season is just about over I’m having a Shredding Party for you to get all those old boxes of taxes out of your garages and attics. This will take place May 9, 2009 from 9a.m. to noon. Please contact me at jlarson@fhallen.com for the location. Check out my website at: northbayhomes4u.com.

Posted By: Jay Larson

As most of you have read and heard the real estate market is suffering through one of the worst recessions in decades. Most of the sales activity is happening in the lower entry level price points where short sales and foreclosures dominate the market. Investors and first time buyers are snapping up these properties because interest rates are at historical lows and they can buy at around 50 cents on the dollar (i.e.2 bedroom Novato condos that previously sold for $500,000 are now going for $250,000). The $1 million to $3 million price range has been stagnant since the fourth quarter of 2008. For example, in Tiburon and Mill Valley, there are 127 properties listed between $1 and $3 million and only 12 of these properties are under contract (<10%). This situation has had a negative impact on our sales volume in Southern Marin. However, I believe the market will get gradually better and there are indicators of improvement.

Interestingly, above $3 million has had an active start to 2009. There have been 11 pending sales since the end of February and of those, six have closed escrow. 9 Rolling Hills (Tiburon) closed on March 17th for $9,000,000 ($1204/ft) and 30 Peninsula (Belvedere) closed on March 24th for $4,900,000 ($1430/ft). The average price per foot for all of these sales is $1050. For Tiburon/Belvedere and Mill Valley there were forty one $3 million plus sales in 2008. In 2007 there were 68 and in 2006 there were 46. The 2009 rate of sales should end up with about forty four $3 million plus sales (or more) which is right in line with the 2008 and 2006 figures. Most of these buyers pay cash for these properties and they are very discriminating.

A luxury buyer prospect asked me why the luxury market was relatively thriving while the rest of the market struggled. The one word answer is LOCATION. It is much more complicated than that, but it always starts with location. Many wealthy buyers gravitate to Southern Marin for the schools, views, weather, proximity to San Francisco and overall quality of life. We have very few “trophy properties” available in Southern Marin at any given time. These are unique properties in one of the most sought after locations in the world. Many of these properties cannot be found anywhere else. Many of the buyers own multiple homes. The good news is that, if you have a high quality luxury home in Southern Marin and need or want to sell, we will find a buyer!

Check out these extraordinary properties we have listed. www.2tamalpaisave.com and www.321summitavenue.com.

Coming soon: 85 Spring Lane, Tiburon which has every amenity demanded by today’s luxury buyer. This remarkable remodel includes 7500 Sq ft on over an acre of fully landscaped and utilized yard. This property is situated on one of the most desirable sites in Tiburon plus has world class views of San Francisco and the bay. See future blogs for a completion date, marketing and photos. It should be ready in about 6 to 8 weeks.

Posted By: Andy Gellepis

Charming Belvedere Cottage
This two bedroom one bath cottage on approximately 10,000 square foot lot has upside potential for expansion Lagoon. Other features include views of the Belvedere Lagoon, one car attached carport and large bonus room on lower level. This home is situated close to the Belvedere Park, shopping, restaurants and the ferry to San Francisco.

Offered For $1,289,000
For a private showing contact:
Randi Brinkman
Frank Howard Allen
rbrinkman@fhallen.com
415-602-0300

Point Tiburon Lease
This two bedroom, two bath upper unit condo has a deck off the living room with views of the water. Wall-to-wall carpeting, breakfast area, built-in oven and refrigerator, cook top stove, and includes a dishwasher and washer/dryer. This condo is near downtown Tiburon with all its amenities and the ferry to San Francisco. There is also a pool and hot tub located in the common area.

Offered For $3,950
For a private showing contact:
Randi Brinkman
Frank Howard Allen
rbrinkman@fhallen.com
415-602-0300

Posted By: Randi Brinkman

1691 Mar West, Tiburon
Captivating Views!!! Fabulous location in the heart of Tiburon situated close to town, restaurants, shopping and the ferry to San Francisco. This three bedroom, two bath home built in 1904, offers many possibilities and expansion potential.

This home is located in one of the most sought-after areas of Tiburon and is in the award-winning Reed School District. There are views from Angle Island, the San Francisco skyline to Mt. Tamalpais offering a sunny southern exposure.

Offered For – $1,570,000
For a private showing contact:
Randi Brinkman
Frank Howard Allen
rbrinkman@fhallen.com
415-602-0300

14 Edgewater Road, Belvedere
Belvedere Lagoon Opportunity.
This approximately 9,000 square foot lot has great potential to create a new home on the coveted Belvedere Lagoon. The waterfront location offers sailing and paddle boating as some of the favorite pastimes of property owners. One of the most sought after areas in Belvedere this property is located close to the Belvedere Park, restaurants, bike path, ferry to San Francisco and shopping. The property is situated on a quiet cul-de-sac and enjoys a sunny eastern exposure.

Offered For – $2,195,000
For a private showing contact
Randi Brinkman
Frank Howard Allen
rbrinkman@fhallen.com
415-602-0300

Both homes are located on the Belvedere/Tiburon Peninsula in Marin County across the Bay from San Francisco, just north of the Golden Gate Bridge. These small communities are located in one of the most desirable places in the world to live and raise a family. The Belvedere/Tiburon Peninsula provides a wonderful downtown area featuring world class restaurants, shopping, ferries to San Francisco and Angel Island and the award-winning Reed School District.

For more information about these homes or other properties on the Belvedere/Tiburon Peninsula you can email me at rbrinkman@fhallen.com or call me at 415-602-0300.

For Local Information check out the Tiburon website.

Posted By: Randi Brinkman

Nestled in the hills of Novato just north of downtown is a 47 acre award winning subdivision know as Atherton Ranch. Delco Builders and Developers were awarded the prestigious Gold Nugget Grand Award in 2003 for Architectural Design and Land use.

At 117 Pinheiro Circle you’ll find a Luxury Home neighborhood, The Hills at Atherton Ranch. The neighborhood showcases homes from approximately 3,300 to 3,800 square feet with elegant exterior styling and detailing.

This sophisticated home is well appointed with five bedrooms and three and one half baths. It is exquisite from top to bottom with top of the line finishes and appliances. The floors are Caribbean Rosewood throughout much of the main level. The Master Suite is on the main level with a sitting area and large his and hers walk-in closets. The Kitchen and Family Room (great room) open onto the patio. The lot is approximately six tenths of an acre with beautiful views and room for a pool or small vineyard. Novato is home to many beautiful Luxury Homes and this certainly is one of them. Within just a few minutes you can be on 101 for your commute or down at Trader Joe’s having coffee on the sidewalk café.

Novato’s unique location allows you to be in the Sonoma Wine Country, at the beach or with the widening of Hwy. 101 at a ball game in San Francisco in no time at all.

Luxury Homes in Marin are more affordable and with interest rates what they are today, isn’t this a great time to buy that dream home today?

For more information on your dream home please visit my website at www.northbayhomes4u.com or just call me @ (415) 899-9290

Posted By: Jay Larson

Hi my name is Andy Gellepis and Mill Valley is my home. I am one of the fortunate people who get to wake up in the morning to this vibrant “small town” with a big “lifestyle”. I say good morning to most of my neighbors and friends as we ride our mountain bikes, hike and run the abundant and gorgeous trails that go up Mt. Tamalpais, down through the canyons and over the hillsides to Muir and Stinson beaches. After that we congregate at one of the many charming cafes and indulge in espressos, cappuccinos and lattes (mostly organic). Then the master “hedge fund” managers make their twenty minute commute into San Francisco. The artists among us head for their studios. The realtors are on their blackberries as they make their way to neighborhood real estate offices. And the entrepreneurs get to walk or ride their bikes home to start their work day. It is an invigorating way to start the day!

Naturally, our housing in Mill Valley is as diverse and eclectic as its residents. We have beautiful craftsman style homes on “middle ridge” (see 2 Tamalpais listed for $3,125,000) and charming bungalows in Sycamore Park just waiting to be “fixed up”. People from all over the world gravitate to Mill Valley when given the opportunity to move to the San Francisco bay area. A senior level executive with Nestle from Switzerland bought the first house he saw in Mill Valley because it reminded him and his wife of the Swiss Village they came from. A prominent musician bought a “rocken pad” in the hills for the views, sun and beautifully natural surroundings. Young professionals from San Francisco pick MV as their destination (to live) because of the quality schools, recreation, lifestyle and tight knit community feel. The Mill Valley Little League and Mill Valley Soccer League’s are well run and tons of fun!

Evenings in Mill Valley can be mellow but there is no shortage of activities if one chooses to engage. We have a great selection of exciting restaurants to choose from, many of which are walking distance from our homes (The Buckeye Roadhouse to El Paseo). There are hip and happening boutiques, cafes and even comedy (Tuesday Comedy at 142 Throckmorton) and musical venues (soon re-opening of The Sweetwater) from which to choose. The Tyler Florence Shop just relocated from New York to the building were the Mill Valley-born Banana Republic once lived. Many residents dine al fresco on their decks and in their backyards with friends to enjoy the views and solitude as Mill Valley quiets down and goes to sleep.

As a realtor, it is such a natural for me to sell Mill Valley, I feel blessed. We sell lifestyles and if our clients can afford it, we will find them a home that will fit their needs. For all of the reasons stated above, Mill Valley is in high demand and relatively expensive in its housing. The average sale price of a single family home in MV year end 2008 was $1.5 million. Oh by the way, Mill Valley is surrounded by the Ocean on one side, the bay on the other and is comprised of about 80% open space (GGNRA and Mt Tam). The supply of available MV homes is always limited. So get it while you can. They are not making any more Mill Valleys…….

Posted By: Andy Gellepis

This impressive home was completed in 2001 and was designed by the Mill Valley architectural firm, Sutton & Suzuki. This estate property combines quality craftsmanship with a comfortable elegant floor plan, and is located on a south facing lot of approximately ½ acre in the sought-after Middle Ridge neighborhood of Mill Valley.

This home has amazing San Francisco views and includes established oak and olive trees and custom stonework with slate pathways. An approved site plan illustrates that this home has room for a refreshing pool, spa and outdoor kitchen addition.

Inside the home you will find high ceilings, exposed beams, cherry wood and limestone floors, mahogany cabinetry, and Rocky Mountain hardware throughout. Remodeled only 4 years later, the addition of Venetian plaster walls throughout the house, custom mosaic tile in the bathrooms and behind the cook top, gold leaf on the master bedroom ceiling, and a rear projection television in the master bathroom are only a few of the many striking finishes found in this wonderful home. There is a separate office, a television room with an outdoor patio and fireplace, and a family room in addition to the formal living room, dining room and solarium breakfast area.

This home exlemplifies quality finish and design and is truly unique to Mill Valley. Contact me for more information on this beautiful home. You can email me at jlemarr@fhallen.com or call 415.380.4642.

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Posted By: Judy Lemarr