As with Marin in general, San Rafael’s inventory is up slightly. Despite the buzz, sellers still need to focus their efforts on presenting their homes in the best possible light and pricing their homes to sell. There needs to be some sizzle as buyers know value when they see it. Of the 34 homes that sold in May 2008 (24 sold in February), the average days on market was 74 days. These homes sold for an average price of about $915,000 (about $459/square foot) and the average size was approximately 2,082 square feet).  San Rafael’s strongest micro-climate markets during the past month included The Dominican, Terra Linda, Peacock Gap, and Lucas Valley Estates. Renovated Eichler homes continue to see strong sales.

 Contact Kyle Frazier, CRS, Frank Howard Allen Realtors with any questions: (415) 350-9440.

About 31 Novato homes sold in April 2008–a little less than the prior month which saw 37 home sales–they averaged about 98 days on market, sold for an average sales price of $686,000 (roughly $372 per sq./ft.), and the average sized home was 1,907 square feet. Homes in Hamilton Field (particularly South Gate and Newport), Rush Creek, Indian Valley, and San Marin continue to get robust numbers of showings.

For a brief explanation of the importance of the statistic addressing the percentage of “Pending” listings, click HERE. If you would like me to run the exact numbers on your neighborhood, just give me a call at (415) 350-9440. It is my pleasure to be of service.

At the heart of preparing against the threat from wildfires, is the concept of “Defensible Space,” which refers to the area around a home that is cleared of natural combustibles, allowing firefighters a meaningful chance to fight fire and keep it away from your house. It is recommended that you clear all dry grass, brush, and fallen leaves within 30 feet (and up to 150 feet if you are on a slope). Contact your local fire department to determine the clearance requirement for your specific property (of course, do not trespass).

Before Wildfire Threatens

Design and landscape your home with wildfire safety in mind. Select materials and plants that can help contain fire, rather than fuel it. Use fire-resistant or non-combustible materials on the roof and exterior structure of the dwelling, or treat wood or combustible materials used in roofs, siding, decking or trim with UL-approved fire retardant chemicals. Plant fire-resistant shrubs and trees. For example, hardwood trees are less flammable than pine, evergreen, eucalyptus or fir trees.

Protecting Your Home

· Regularly clear roof and gutters of pine needles, leaves or other debris. Trim back branches within 6 feet of the home.
· Inspect chimneys at least twice a year. Clean them at least once a year. Keep dampers in good working order. Equip chimneys with stovepipes with a non-flammable screen of 1/2 inch or smaller mesh.
· Install a smoke detector on each level of your home, especially near bedrooms; test monthly and change the battery two times each year.
· Teach family members how to use a fire extinguisher (ABC type) and show them where it is kept.
· Keep a ladder that will reach the roof.
· Consider installing protective shutters or heavy fire-resistant drapes.
· Keep household items handy that can be used as fire tools: a rake, axe, handsaw or chain saw, bucket, shovel, garden hose.

Create a Defensible Space

To create a defensible space, remove all dry grass, brush, and dead vegetation at least 30 to 100 feet around you home. Here are additional steps to help reduce potential exposure to flames and radiant heat.

· Regularly remove dead and dying vegetation.
· Mow grass regularly.
· Thin a 15-foot space between tree crowns, and remove limbs that are within 10 feet of the ground.
· Remove dead branches that extend over the roof.
· Prune tree branches and shrubs within 10 feet of a stovepipe or chimney outlet.
· Remove vines from exterior walls.

When Wildfire Threatens

If you are warned that a wildfire is threatening your area follow the instructions of local officials. Remember, personal safety should always come first!

· Back you car into the garage or park it in an open area facing the direction of escape. Shut doors and roll up windows. Leave the key in the ignition. Close garage windows and doors, but leave them unlocked. Disconnect automatic garage door openers.
· Confine pets to one room. Make plans to care for your pets in case you must evacuate.
· Arrange temporary housing at a friend’s or relative’s home outside the threatened area.

If advised to evacuate, do so immediately:

· Know at least two exit routes from your neighborhood in case of emergency evacuation.
· Wear protective clothing - sturdy shoes, cotton or woolen clothing, long pants, a long-sleeved shirt, gloves, and a handkerchief to protect your face.
· Take a your Disaster Supplies Kit.
· Lock your home.
· Tell someone when you left and where you are going.
· Choose a route away from fire hazards. Watch for changes in the speed and direction of fire and smoke.

If you’re sure you have time, take the following steps to protect your home:

Inside
· Close windows, vents, doors, venetian blinds or non-combustible window coverings and heavy drapes. Remove lightweight curtains.
· Shut off gas at the meter. Turn off pilot lights.
· Open fireplace damper. Close fireplace screens.
· Move flammable furniture into the center of the home away from windows and sliding glass doors.

Outside
· Seal attic and ground vents with pre-cut plywood or commercial seals.
· Place combustible patio furniture inside.
· Connect garden hose to outside taps.

Emergency Supplies

When wildfire threatens, you won’t have time to search for supplies. Assemble a Disaster Supplies Kit with items you may need if advised to evacuate. Store these supplies in sturdy, easy-to-carry containers such as backpacks, duffel bags or trash containers. Include:

· A three-day supply of water (one gallon per person per day) and food that won’t spoil.
· One change of clothing and footwear per person and one blanket or sleeping bag per person.
· A first aid kit that includes your family’s prescription medications.
· Emergency tools, including a battery-powered radio, flashlight, and plenty of extra batteries.
· An extra set of car keys and a credit card, cash or travelers checks.
· Sanitation supplies.
· Special items for infant, elderly or disabled family members.
· An extra pair of eye glasses.
· Keep important family documents in a waterproof container.

For lots of links to additional fire and safety related materials go to the FireSafe Marin resources page.  Have a safe and fun Summer! 

Marin County’s ultra-luxury market (homes priced in the $4 million and up range) remained fairly stable in terms of listing numbers–it was up slightly to 41 active listings (there were 39 last month). Tiburon, as usual, boasts the largest number of such homes with 15. It is followed by Belvedere with 8, Kentfield with 6, and Mill Valley with 4. Just 2 homes in this price band sold last month in Marin–both in Tiburon. However, another 4 are currently in escrow. Because only 2 homes sold last month the average days on market, price, square footage, and price per square foot are of little assistance in gauging the market. But, for those who are curious, the homes that sold averaged about 5,124 square feet, sold for an average price of $4.575 million (approximately $921/sq. ft.), and were on the market an average of 12 days. Also of note, Marin’s most expensive home got more expensive. This unique Tiburon estate, sitting on eight acres with stunning views and resplendent gardens, was bestowed with a new price of $49,995,000, up from $38.5 million. 

The above graph identifies the numbers of active listings and homes in contract in the Marin County luxury and ultra-luxury home market segments. Note that all homes in contract are included in the category “Pending” even though some are technically “Contingent” properties (e.g., the buyers have not removed all contingencies). This information is limited to Marin County’s Highway 101 corridor towns and cities that consistently maintain a monthly inventory of luxury and ultra-luxury homes (beach homes are not included here). Call Kyle Frazier, CRS, Broker Associate, Frank Howard Allen Realtors of Marin, at 415/350-9440 with any questions about a particular neighborhood or your situation. You can also e-mail Kyle at Kyle@NorthBayRE.com.

Marin County, California, is experiencing its annual blossoming of the number of homes for sale. Real estate listings are up in nearly every town, city, burg, and hollow. There are 802 active listings (up from 614 in March 2008), not including condos. Indeed, the Spring selling season is upon us and buyers are out there in droves. Reports from agents suggest that open houses are extremely busy (and virtually all open houses held for my listings over the past few weeks back this up).

I anticipate more and more enthusiasm for Marin real estate as interest rates continue in historically low territory and buyers further appreciate that prices are not going down in Marin like they are elsewhere in the country. Moreover, now that the new conforming loan programs are in place, there will likely be a surge of well-qualified buyers moving quickly to grab the homes of their choice. Meanwhile, buyers continue offering large down payments and short contingencies to bolster their negotiating leverage with sellers anxious to make a deal. Investors are circling and picking off low end bread and butter homes.

Some observations: Buying a home in tony Belvedere, as always, is an expensive proposition–you’ll need about $2.7 million to buy at the entry level. The highest priced luxury home in Marin, however, is located in Tiburon. An ultra-luxury dream estate on about 8.5 acres, with 12 Bedrooms, 10 full baths, 3 half baths, and show-stopping views of the San Francisco, the Golden Gate Bridge, and the Bay–asking price $49.995 million. In fact, Tiburon boasts several homes in the $10 million and up range.

On the other hand, Novato continues to be a Marin home buyers’ dream. Novato has 5 homes priced under $500,000 and its 235 active listings is by far the most in Marin County. Even San Rafael in Central Marin has 11 homes priced under $750,000 (3 of these are under $600,000). As noted last month, investors are beginning to ask about certain homes and condos (condo prices have come down by 40% in some cases). All signs point to a very active Q2 2008. My feeling is that the next quarter will be the best time buyers market, based on price and interest rates, that we will see for a long time.

If you desire a list of Marin County’s best deals or more specific analysis of your neighborhood, please give me a call at (415) 350-9440.

Despite the recent wave of new listings coming on the market, the percentage of homes in escrow has risen in most price bands. Agents are noting a sense of purpose in the market. Mill Valley’s inventory of single family homes for sale has to 116 homes currently on the market (there were 76 in March 2008). Mill Valley homes that sold during the past month (there were 12 sales) averaged a mere 35 days on the market and sold for an average price of about $1.579 million (about $738 per square foot), and averaged about 2,096 square feet.  

Homes in Sycamore Park, Middle Ridge, and Cascade Canyon continue to be in low supply and high demand. If you would like me to run the exact numbers on your neighborhood, just give me a call at (415) 350-9440 or e-mail me at Kyle@NorthBayRE.com.

Of the 24 homes that sold in March 2008 (26 sold in February), the average days on market was 55 days.  They sold for an average price of about $985,000 (about $511/square foot) and the average size was approximately 1,897 square feet). In an interesting twist, San Rafael’s sales numbers for March were roughly the equivalent of February’s number, while home sales in Novato more than doubled.  For a brief discussion regarding the importance of the percentage of homes in “Pending” status, click HERE. San Rafael’s strongest micro-climate markets during the past month included The Dominican, Glenwood, Terra Linda, Marinwood, Peacock Gap, and Lucas Valley Estates. Renovated Eichler homes continue to see strong sales.

Contact Kyle Frazier, CRS, Frank Howard Allen Realtors with any questions: (415) 350-9440.

The number of homes in Novato that sold in March 2008 more than doubled over the prior month (there were 37 home sales, up from 17 in March)–they averaged about 103 days on market, sold for an average sales price of $793,000 (roughly $359 per sq./ft.), and the average sized home was 2,308 square feet. Homes in Hamilton Field (particularly South Gate and Newport), Pointe Marin, Rush Creek, Indian Valley, San Marin, and Partridge Knoll continue to get robust numbers of showings, as do the new luxury homes at Stonetree and the green homes of Olive Ridge (3 of which sold last month alone).

For a brief explanation of the importance of the statistic addressing the percentage of “Pending” listings, click HERE. If you would like me to run the exact numbers on your neighborhood, just give me a call at (415) 350-9440. It is my pleasure to be of service.

The inventory level in Marin County’s ultra-luxury market (homes priced in the $4 million and up range) also rose–to 39 active listings, compared with 35 last month. Tiburon, as usual, boasts the largest number of such homes with 16 (up from 14). It is followed by Belvedere with 8, Kentfield and Ross with 5, and Mill Valley with 4. Three of these home sold last month. There are, however, another 2 ultra-luxury homes currently in escrow. The homes that sold averaged about 8,000 square feet, sold for an average price of $7.333 million (approximately $928/sq. ft.), and were on the market for an average of 126 days. Marin’s most expensive home remains a unique gated Tiburon estate sitting on eight acres with stunning views and resplendent gardens–asking price: $38.5 million.

The above graph identifies the numbers of active listings and homes in contract in the Marin County luxury and ultra-luxury home market segments. Note that all homes in contract are included in the category “Pending” even though some are technically “Contingent” properties (e.g., the buyers have not removed all contingencies). This information is limited to Marin County’s Highway 101 corridor towns and cities that consistently maintain a monthly inventory of luxury and ultra-luxury homes (e.g., towns without a consistent luxury market and beach homes are not included here). Call Kyle Frazier, CRS, Broker Associate, Frank Howard Allen Realtors of Marin, at 415/350-9440 with any questions about a particular neighborhood or your situation. You can also e-mail Kyle at Kyle@NorthBayRE.com.