Hi Friends,

By now you have probably heard rumblings about the "Buyer's Market" we are experiencing in Marin County (and much of California). For the most part, this is true. As you have often read here, there are unicorns out there that will demand multiple offers and a list to sales price percentage well over 100%.

Let's talk numbers:

As of last weekend, there were 478 coming soon or active single family properties for sale in Marin; add condos and townhomes - 157 to be exact - and that's a whopping 635 properties to choose from! That's called Supply & Demand folks.
Over the last two weeks, the average List to Sale price percentage for all single family units was 94.38%; this means buyers agents have negotiated sales below the list price OR, most likely, there have been price reductions due to competition and large inventory.

These stats are good news for buyers and also translate to opportunities for a more sane buying process; ie: less multiple offers, more time to investigate a home's condition, possible seller buy-down or other financing options, acquire homeowner's insurance quotes, etc.

As for sellers, this is the time to remain open and flexible to the changing market. There are many tactics that can be employed to stand out and stay ahead of the competition. I encourage you to contact me to discuss what works best for your home and your situation, as I am a firm believer in tailoring a bespoke marketing and selling strategy on an individual basis.

Lastly, as I have mentioned previously, I am on the Board of the Friends of the Mill Valley Library and we have been working the past year on a total rebrand (see our new logo below) and website/merch launch. I am ecstatic to announce the soft launch is here! We have streamlined the Friends' offerings under one roof (check it out HERE), whether becoming or renewing your Friends membership, shopping for your favorite books at our 24/7 online store (live in July), and of course, perusing the fun and fabulous ever-changing swag in our new merch store.
Your continued support keeps the Mill Valley Library an evergreen hub of community and knowledge. Thank you!

Cheers, Suzanne

BUZZWORTHY HOME SALES | MAY

Sycamore Park | Mill Valley

Mariner's Cove | Corte Madera

Little City Farms | Mill Valley

List Price | $4,250,000
Sales Price | $4,250,000
Price Per Sq Ft | $1092
Days on Market | 7
1 Offer
5 Bed 3 Bath

Courtesy of: Kathleen Clifford | MLS: 325040739

GOOD TIMES | SUBLIME EVENTS
PRIDE EVENTS | JUNE 2025

It's that time again! The free 46th Annual Fairfax Festival features dozens of live music acts from rock to blues, folk, and more. Get your jam on from noon to 6:00 pm both Saturday and Sunday across three music stages. Music not your jam? Be sure to check out the Arts & Crafts Flea Market in Peri Park.

Established in 2004, Ecofest was born from the Fairfax Festival to offer a dedicated space for sustainability and community engagement. Initially housed in the Pavilion, it featured eco-conscious vendors, educational resources, and environmental initiatives. Committed to community enrichment, Ecofest reinvests all earnings into the festival and local projects. We also fully fund and produce the Ecofest Music Stage and Movie Night, providing free, high-quality entertainment.

Here are some of the community projects funded:

Rebuilt the Ball Field bathrooms
Reconstructed the Green Stage in the redwoods
Provided a grant to the Fairfax San Anselmo Children's Center
Donated toward the Coast Miwok's buy-back of their ancestral land in Nicasio
The Fairfax Food Bank, which we have funded and operated since its inception in 2011.

Event Deets:

Volunteer at the Event: Here's the LINK.
Bring cash! ATMs may run out during the day and the WiFi is spotty!
Bring hats, sunscreen, & refillable water bottles!

DETAILS

Monte Compatri | $1 million (€885,000)
7212 sq ft | $140/sq ft

No, the price per square foot wasn't a typo! Your money goes far on this dreamy property. Translated as “Roman castles,” the Castelli Romani area is about 40 minutes southwest of the center of Rome near an area known for its white wine production, and home to the massive Parco Regionale dei Castelli Romani and Lake Albano, a deep volcanic crater lake that hosted canoe and rowing events in the 1960 Summer Olympics in Rome.
The entrance to the 1.2-acre property is dramatic: a long driveway lined with pine and cypress trees and over an acre of gardens, tiered with stone walls. The large home features five-bedrooms, five-bathrooms, a small consecrated chapel - said to be the oldest in the area - and dates back to the 17th century.
The two-story farmhouse features a total of seven fireplaces! Many original details remain, including an external staircase, terra-cotta floors, stone lintels, arched doorways, wooden beams and wood-coffered ceilings.

Italy's version of property taxes come in at the low price of $2,825 (€2,500)!

Listing Courtesy of Claudia Ceribelli | Sotheby's International Realty
Photo Credit: Italy Sotheby's International Realty

GOOD TIMES | SUBLIME EVENTS
FAIRFAX FESTIVAL & ECOFEST | JUNE 8-9, 2025

It's that time again! The free 46th Annual Fairfax Festival features dozens of live music acts from rock to blues, folk, and more. Get your jam on from noon to 6:00 pm both Saturday and Sunday across three music stages. Music not your jam? Be sure to check out the Arts & Crafts Flea Market in Peri Park.

Established in 2004, Ecofest was born from the Fairfax Festival to offer a dedicated space for sustainability and community engagement. Initially housed in the Pavilion, it featured eco-conscious vendors, educational resources, and environmental initiatives. Committed to community enrichment, Ecofest reinvests all earnings into the festival and local projects. We also fully fund and produce the Ecofest Music Stage and Movie Night, providing free, high-quality entertainment.

Here are some of the community projects funded:

Rebuilt the Ball Field bathrooms
Reconstructed the Green Stage in the redwoods
Provided a grant to the Fairfax San Anselmo Children's Center
Donated toward the Coast Miwok's buy-back of their ancestral land in Nicasio
The Fairfax Food Bank, which we have funded and operated since its inception in 2011.

Event Deets:

Volunteer at the Event: Here's the LINK.
Bring cash! ATMs may run out during the day and the WiFi is spotty!
Bring hats, sunscreen, & refillable water bottles!

DETAILS

MARIN REAL ESTATE REPORT
Weekly Stats Ending May 31

THE TOOL SHED

By Michael Twing
(Contractor's License #891692)

Now that we've spent about a year assessing whether ADU is for you or not, it's time to turn our attention to hiring the general contractor.

I was recently asked what the process is in starting a home remodeling construction project. Let’s expand a bit on how to go about the steps.

Many think it's very easy, while others have learned it can ruin relationships!

In any worthwhile project, the planning is essential. You might start by casually discussing the project with friends and family then ask around for professional help, like an architect or designer. From there you may get plans drawn up and go through the permit process in your city or county. Then, and only then, is it time to attract a general contractor. Most contractors that know the process will only entertain a project once the permit is in place. That’s because they know it’s an actual project and the owners are willing to invest time and money to get the pricing completed. Let’s say it’s a kitchen or bath remodel, there is an actual National Kitchen and Bath Association one can turn to for general contractor referrals.

From there they might request a bid. A bid is more than an estimate: bidding apples to apples is based on the plans, scope of work and details.

This is where things get a little tricky: you may reach out to three different GC’s and receive high, low and middle price bids. All the contractors are qualified and have a nice portfolio. The catch is: what is actually included in these bids. I heard of a project once that the owner couldn’t believe the custom glass for the shower wasn’t included! To keep the price competitive, it was purposely excluded. Nowhere in the construction documents was there mention of custom glass, yet they demanded it be included!

Competitive bid situations include areas where the contractor could knowingly give one price (usually lower) only to come back with additional work orders for the activities left out.

As in any interview for a builder, it’s essential to check references and call the most recent clients the contractor worked with.

Next is to make sure the project is thought out completely and that the construction documents indicate every little thing. Even when all the t’s are crossed and I’s dotted, there’s always that contingency of a few extra dollars at the end. I feel this is the number one reason many contractors get shade. How many times have I heard, “the contractor was terrible!” or “They were always asking for more money and time!” I ask: was it the contractor or was it the planning?

Next up: I’ll get into the Negotiated process, something I built my business on for the last 30 years. In that time, I probably only had a couple competitive bid projects!

Issue #15 | June 4, 2025

Issue #14 | April 30, 2025