Archive for the ‘Ross’ Category
Selling a home in areas served by the Ross Valley Sanitary District got a little more complicated as of January 1st. Thanks to the new Ordinance 66, when you list a property in Fairfax, Greenbrae, Kentfield, Larkspur, Ross, or San Anselmo you now will have to have a pressure test performed on the sewer lateral if the home is more than 20 years old or the lateral hasn’t been replaced in the last 20 years. Then if the line doesn’t pass the test it will have to be replaced, and as they are saying that pretty much any older sewer lateral will fail that test, basically it’s going to mean that everyone selling a home with an older line in the RVSD will need to replace it or negotiate with the buyer to take on that responsibility. This testing requirement is also triggered by any remodeling project that costs $75,000 or more or involves adding a bathroom.
This is a big deal. Replacing a sewer lateral is often a $6,000 to $10,000 job, but can be more than that if it’s a long run or a complicated situation. And to make matters worse for some sellers, the ordinance also says that shared laterals are no longer acceptable, so if your property shares a line with a neighbor you will need to create a whole new lateral, which could get really messy if that means you need permission to dig up your neighbor’s yard and there is no easement in place.
Sellers should keep in mind that RVSD has a lateral replacement grant program under which they will pay for half the cost of replacement up to $4,000, as long as money is available in the fund for the fiscal year. Since this new ordinance will mean a lot more people will be taking advantage of that program, it might be wise to get a jump on applying if you’re going to be selling a home with an older lateral and you’re considering just doing the work up front.
While we applaud efforts to fix faulty sewer lines and think it’s an important health and environmental issue, we’re not fans of placing the burden on homeowners at the time they go to sell their property. There should be a better way to handle this than making it a point of sale requirement.
As of this writing there is no info on Ordinance 66 on the RVSD website, which is a little surprising, but here is a link to the FAQ they have made available. We have a feeling you’ll be hearing a lot more about this issue in the coming months. Feel free to get in touch with us if you need advice about the best way to approach dealing with the issue when selling your home.
We’ve talked before about the cool program the Ross Valley Sanitary District has had in place for the last few years, where they’ll pay for half the cost (up to $4000) of a new sewer lateral for homes in the district that qualify. Unfortunately the money has dried up for now. I talked with someone at the office who said to keep checking back as they think they’ll have funds again sometime before July, so it sounds like this might be a temporary situation.
You can get more info at their website, www.rvsd.org, or by calling (415) 259-2949.
Despite a tough luxury home market, luxury homes are still selling in the San Francisco Bay Area.Â Marin County saw some of it’s most expensive homes sell in 2010.Â There were 61 Marin County homes sold over three million dollars in 2010 representing a total sales volume of $269,944,655.Â This compares to 50 homes sold over three million dollars in 2009, representing a total sales volume of $214,291,988.
2010’s Top 10 Most Expensive Home Sales in Marin County
|1 Upper Rd Ross, CA 94957||$14,000,000|
|67 Belvedere Ave Belvedere, CA 94920||$11,750,000|
|7 Laurel Grove Ave Ross, CA 94957||$8,000,000|
|3680 Paradise Dr Tiburon, CA 94920||$7,800,000|
|8 Eucalyptus Rd Belvedere, CA 94920||$7,140,000|
|4639 Paradise Dr Tiburon, CA 94920||$7,000,000|
|133 Sugarloaf Dr Tiburon, CA 94920||$6,900,000|
|77 Harrison Ave Sausalito, CA 94965||$6,834,000|
|3910 Paradise Dr Tiburon, CA 94920||$6,500,000|
|232 Trinidad Dr Tiburon, CA 94920||$6,500,000|
Data from BAREIS MLS. Information deemed reliable but not guaranteed.
There have been 50 Marin homes over three million dollars sold since January 1, 2010.Â In the same time frame last year, there were 37 homes over three million dollars sold in Marin. Yes, despite the mortgage mess the overall luxury home market has actually improved since 2009 in terms of number of sales.
As you can see in the chart above, the town of Tiburon tops the list of the most homes over three million dollars sold.Â The bulk of the luxury home sales are still under 3.5 million.
Top Ten Most Expensive Homes
The top ten most expensive homes sold year-to-date in Marin are as follows:
|Ross||1 Upper Rd Ross, CA 94957||17,500,000||1/15/10||14,000,000|
|Ross||7 Laurel Grove Ave Ross, CA 94957||10,000,000||1/20/10||8,000,000|
|Tiburon||3680 Paradise Dr Tiburon, CA 94920||8,800,000||4/2/10||7,800,000|
|Belvedere||8 Eucalyptus Rd Belvedere, CA 94920||7,500,000||10/19/10||7,140,000|
|Tiburon||4639 Paradise Dr Tiburon, CA 94920||7,485,000||8/3/10||7,000,000|
|Tiburon||133 Sugarloaf Dr Tiburon, CA 94920||6,995,000||7/15/10||6,900,000|
|Sausalito||77 Harrison Ave Sausalito, CA 94965||8,750,000||4/15/10||6,834,000|
|Tiburon||232 Trinidad Dr Tiburon, CA 94920||7,995,000||3/10/10||6,500,000|
|Kentfield||65 Rock Rd Kentfield, CA 94904||5,500,000||5/17/10||5,500,000|
|Mill Valley||401 Lovell Ave Mill Valley, CA 94941||5,695,000||9/26/10||5,500,000|
Both the price per square foot and the list price to sales price ratios were almost identical in 2009 and 2010.Â What’s to come for the luxury market?Â It’s still unclear how the meltdown of the mortgage markets will impact the overall economy and confidence in the real estate market. We’ll be watching carefully to see what’s next.
*information from Bay Area Real Estate Information Services.
The Pixie Park Spring Fair takes place in Ross today. This is the 52nd annual occurrence of this popularÂ event features music, food, games & rides for children up to age six. Admission is free. Games, rides, and food do require purchased tickets.Â Get there early, it looks like possible afternoon rain.
The event features children’s pony rides, a petting zoo, bouncy houses, bathtub races, a vintage train and more. Tim Cain, The Bubble Lady, The Lizard Lady and and Budderball the Clown will provide entertainment for the kids and the Wronglers will provide more adult music.
- What: 52nd Annual Pixie Park Spring Fair
- When: Today! Saturday, May 22, 9am-3pm
- Where: Marin Art and Garden Center, 30 Sir Francis Drake Blvd, Ross (map)
- Parking: Parking available at College of Marin (free shuttle), Ross Common, $10 parking at the Marin Art & Garden Center
- Admission: Free admission, Games & Rides require paid tickets
- More info: Pixie Park website
Have a great weekend!
It is not often you get to peek into some of the nation’s most beautiful (and expensive!) gardens.Â The residents of the Town of Ross will open its arms and gardens next weekend to benefit the Ross School.
Highlights of the tour include:
- a remarkable and resplendent rose garden with over 400 rose bushes
- a European inspired villa with an unparalleled bird’s eye view of the heart of Ross
- a timeless garden that harkens back to an era of elegant garden parties
- a romantic Victorian estate that is steeped in tradition yet updated with chic and sublime garden design.
This is one of my favorite local tours.Â It is fun to be a voyeur for the day and look into the backyards of stunning Ross residences.Â The gardens are always splendid and the weather is usually typical Marin bliss.Â Make it a day and enjoy an alfresco lunch (available from 11am-2:30 pm, order ahead to guarantee availability and afternoon tea from 3-5pm.
An all new Marketplace will be featured this year with vendors and educators coming together to create a delightful outdoor destination. The Marketplace is open from 9am-5pm.
- What: Ross Garden Tour
- When: Saturday, May 8, 2010, 9:00-3:00 pm
- Where: Shuttle service begins at the Marin Art and Garden Center
- Purchase Tickets
- Benefits the Fine Arts Program at Ross School
- More Info
What is happening in Ross Real Estate?
Supply & demand for Ross homes is improving.Â The number of Ross homes selling is exceeding the number of Ross homes going on the market.Â Prices are relatively flat.Â 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|
This market profile is a snapshot of what is happening in Ross. Ross home prices continue to bounce around current levels in recent weeks. Home inventory has been trending up but the days-on-market has been trending down. The Market Action Index has been essentially flat.
|Ross Real Estate Market Update|
|Median List Price||$2,697,000|
|Asking Price per Square Foot||$891|
|Average Days on Market||73|
|Percent of Properties with Price Decrease||62%|
|Median House Size (sq ft)||3,625|
|Median Lot Size||0.50-1.00 acre|
|Median Number of Bedrooms||4.0|
|Median Number of Bathrooms||3.5|
|Market Action Index||12 – Cold! Buyer’s Market|
The Market Action Index answers the question “How’s the Ross Real Estate Market?” By measuring the current rate of sale versus the amount of inventory. Index above 30 implies Seller’s Market conditions. Below 30, conditions favor the buyer.
Ross Real Estate Market Data effective as of November 17, 2008. Data provided by AltosResearch. Are you a Marin real estate junkie? Sign up to receive very detailed real-time market reports in your email. Just register and let me know which neighborhoods you are interested in. Download a sample report.
This market profile is a snapshot of what is happening in Ross.Â Home prices are up this week in Ross have dipped slightly but they have settled in recent weeks.Â With inventory trending up but days-on-market and the Market Action Index essentially flat recently, conditions don’t seem to a have strong up or down pull. (more…)
Single Family homes under contract in Marin County July 2008 compared to Marin homes under contract in July 2007 (more…)