Mill Valley Real Estate Report (October 2011 Home Sales Update) | Pacific Union International

September 2011 home sales in Mill Valley dipped to just 21 trades (this is reflective of the traditional slowdown related to Summer — e.g., because few homes go into escrow in August, there are few closings in September). These properties sold for an average price of $1.246 million and averaged 2,344 sq. ft. (or about $539 per sq. ft.).  Pricing remains the key ingredient determining buyer interest levels and salability. Buyers continue to insist on readily apparent and undeniable value. If they don’t see it in a property, they are willing to wait it out. The number of listings actively on the market in the MLS has decreased to 83 homes. This is extraordinarily low inventory even for this time of year.

The percentage of homes in escrow are:

• Under $800,ooo — 48%
• $800,000 to $1 million — 19%
• $1 million to $1.5 million — 25%
• $1.5 million to $2 million — 13%
• Above $2 million — 14%

Listings in Sycamore Park, Boyle Park, and Tam Valley generated the most calls this month. Well-priced homes continue to generate multiple offers.

If you would like more information about neighborhoods, sales, schools, or local Mill Valley services references, just give me a call at (415) 350-9440 or e-mail me at Kyle@MillValley101.com. I currently have several clients who want to sell, but are waiting in the wings for Spring 2012. Please contact me to determine if any of these opportunities fit your needs. I am also a member of the Top Agent Network and Marin Platinum Group with access to dozens of homes not “officially” on the market but available for sale.

If you would like my Mill Valley Hot List, e-mail me. It is always my pleasure to be of service. Christie’s International Real Estate | Pacific Union International Mill Valley, CA.

Pacific Union Real Estate Mill Valley CA. Real Estate Report (June 2010 Home Sales Update)

Mill Valley CA. Real Estate Market Report (October 2009 Home Sales Update)

The good new is that it seems the media has turned a corner on its reporting of the U.S. and worldwide economies, as well as the housing market. Positive press coverage has permeated all forms of media and is certain to change the tide, although it will take time. Significantly, San Francisco agents are reporting a significant surge in sales and prices. We know from past experience, that once San Francisco recovers, surrounding communities recover in a geo-concentrically expanding fashion.

Yet, the Mill Valley, CA. real estate market continues to limp along, offering hope of recovery, but not fully reaching the plateau (or nadir, as it were). Pardon the inevitable mixed metaphors, but it seems the real estate market is like an elite athlete with an ankle sprain, constantly at risk of further injury or re-aggravation. Our low expectations for September were fulfilled as we had just 21 home sales — same as in July and August 2009.

While is seemed that prices had gathered traction after a slippery first half of the year, last month’s price per square foot of homes sold dipped to $529 — note that the graph below tracks asking prices and the average price per square foot for homes on the market is holding steady at about $615. We have been waiting to see whether this flattening out of asking prices would carry over into the sales prices of homes trading this Fall and Winter and it appears the answer in “no.”

Based on last month’s sales total of 21, we currently have an overall inventory of homes sufficient to last a bit more than 5.67 months (virtually the same as August 2009) — this is called the absorption rate. This is still a HUGE reduction from the absorption rate from May 2009, which stood at well over 8 months. The number of homes in escrow is also virtually the same as last month. We think there are many real buyers out there who have been waiting for “a sign” to buy — we don’t know what that sign will be (there are likely to be many “signs”), but we feel it will likely come soon.

As with Marin overall, the most active segment is the sub $1 million price bands, which can be characterized as neutral markets, favoring neither buyers nor sellers. Well over half of last month’s sales were under $1 million. The number of “bread and butter” homes (those priced between $1 million to $2 million) currently in escrow is up from last month to about 20%. Meanwhile, the luxury market in Mill Valley (homes from $2 million and up) saw strong activity last month (5 sales) — and another 9 such homes are in escrow.

Homes in Tam Valley, Scott Valley, Sycamore Park, and Country Club generated the most calls this month. If you would like more information about neighborhoods, sales, schools, or local Mill Valley services references, just give me a call at (415) 350-9440 or e-mail me at Kyle@MillValley101.com.

p.s. I currently have several clients who want to be sellers, but are waiting in the wings. Please contact me to determine if any of these opportunities fit your needs. If you would like my Mill Valley Hot List, call or e-mail me: (415) 350-9440 | Kyle@MillValley101.com. It is always my pleasure to be of service. Christie’s Great Estates | Morgan Lane Marin and Pacific Union International.

Mill Valley CA. Real Estate Market Report (August 2009 Home Sales Update)

The Mill Valley, CA. real estate market remains predictably unpredictable — after just 17 sales in May 2009, we had a robust 29 sales in June 2009, followed by 22 sales in July 2009. As I noted in last month’s report, the decline in sales numbers this month was expected as families focus more on vacations and outside activities. And September will bring even fewer home sales, along with a moderate rise in inventory and increased buyer activity.

Over the past quarter in much of Marin County, it has become apparent that asking prices have halted their downward spiral. As is evident in the graph below, which tracks the median price per square foot (down from $740 to $615), in Mid-June 2009 prices flattened out in Mill Valley. It will be interesting to see whether this flattening out carries over into the sales prices of homes trading this Fall and Winter.

Based on last month’s sales total of 22, we currently have an overall inventory of homes sufficient to last about 5.45 months (up from 4.6 months in July 2009) — this is called the absorption rate. This is a HUGE reduction from the absorption rate from May 2009, which stood at well over 8 months. A big reason for the lower absorption rate is the reduced inventory as sellers removed thier homes from the market for the Summer — we currently have just 120 active listings.

While not discussed by most real estate agents, the absorption rate is an important barometer of market health. Below is a graph showing that in 2009, Mill Valley has consistently outperformed 2008 in terms of homes absorbed. Thus, while many agents seem despondent and unenthusiastic about the market, the truth is that things are much better than last year and continue improving. I predict that sales activity will increase significantly in the late Fall and into the Winter months, not only because of continued favorable interest rates, but also because I think there are many “real buyers” out there who have been waiting for “a sign” to buy — I don’t know what that sign will be (there are likely to be many “signs”), but it will come soon for “real buyers.”

Most activity in Mill Valley is occurring in the sub $1 million price bands, which can be characterized as neutral markets, favoring neither buyers nor sellers. The number of “bread and butter” homes (those priced between $1 million to $2 million) currently in escrow is hovering at a low 12% (about the same as last month). Meanwhile, the luxury market in Mill Valley (homes from $2 million and up) saw some meaningful activity with 3 sales last month and another 6 currently in escrow. If you would like my Mill Valley Hot List, call or e-mail me: (415) 350-9440 | Kyle@MillValley101.com.

Price Range	Total Active Homes	Pending Listings
Up to $800K	17 (up 2)	37%
$800K – $1 mil.	18 (down 3)	36%
$1 mil. – 1.5 mil.	40 (up 1)	18%
$1.5 mil. – $2 mil.	18 (no change)	0%
$2 mil. – $4 mil.	30 (down 1)	17%
$4 mil. & Up	4 (no change)	0%

Mill Valley’s 22 sales from July 2009 gave rise to the following averages: 86 days on the market; an average price of $963,591; and about 1,844 sq. ft. (or about $556 per sq. ft.). Homes in Tam Valley, Scott Valley, Sycamore Park, Boyle Park, Country Club, and Strawberry generated the most calls this month. If you would like more information about neighborhoods, sales, schools, or local Mill Valley services references, just give me a call at (415) 350-9440 or e-mail me at Kyle@MillValley101.com.

Readers of my monthly reports on Mill Valley, CA. are well aware of my love for Mill Valley. And what’s not to like? For starters: (1) A quick and easy commute to San Francisco, (2) often spectacular views of the Bay, the Golden Gate Bridge (a short 5-10 minutes down HWY 101), and Mt. Tam, (3) excellent schools, (4) pleasant weather, (4) a mellow, laid back ambiance, (5) a town square unlike any other in Marin (you have to go to the town of Sonoma for anything like it), (6) diverse social events (think Mill Valley Film Festival & The Dipsea Race), (7) lots of good restaurants, and (8) excellent shopping choices, including non-gentrified, family-owned boutiques and shops of all kinds.

p.s. I currently have several clients who want to be sellers, but are waiting in the wings. Please contact me to determine if any of these opportunities fit your needs. If you would like my Mill Valley Hot List, call or e-mail me: (415) 350-9440 | Kyle@MillValley101.com. It is always my pleasure to be of service.

Mill Valley, California (Public Schools)

Our Mill Valley public schools are fantastic. From test scores to parental involvement, there is a high level of performance and acheivement. Click on the links below to learn more about Mill Valley schools.

For a complete report covering the performance of all Marin County: Star Report (Marin Test Scores).

Which School Will My Child Go To?
While parents have the opportunity to state a preference for a particular school, actual placement, is dependent on the following criteria:
Siblings of currently enrolled students residing in the District are considered residents of the sibling’s school and will be enrolled in that school if they wish and if there is space. 
For new students, assignment occurs in the following priority order:

• District placement needs (including facility capacities and class sizes across grade levels and schools; identified special education needs)
• Facility capacity
• Class sizes
• Proximity of residence to the preferred school
• Interdistrict attendance

What if My Child Does Not Get Into the Preferred School?
When demand exceeds capacity a waiting list is established and parents may exercise their option to have their child’s name placed on the list.  Additional placements in a school may be taken from the waiting list but may not be made until August. 
Questions? Call 415.389.7700.

Homestead Valley (Mill Valley Neighborhoods Description)

Roughly stated, Homestead Valley sits between Sycamore Parkand Tam Valley–think “across from Whole Foods.” George Lucas lived here, above Tamalpais High School, way back when.

It is an unincoprated area with about 1,100 homes. Homes here vary in stature and price. There are fine estates with super views and cabin-sized dwellings in need of love.

Stolte Grove is a delightful park in HV, bisected by Reed Creek. It has picnic tables, barbecues, and a stage on which my girls have been known to provide impromptu performances of varying qualities and lengths. There is also garden area nearby. You can find both of these parks at Montford and LaVerne Avenues on the the loop. The Marin Horizon School is in Homestead Valley (pre-school through eighth grade).

Tam Valley Tree Removal Causes Stir

Tamalpais Valley residents have put the brakes on government efforts to rid the area of fire-prone eucalyptus trees. When word spread months ago of a plan to wipe out hundreds of the towering non-native trees – familiar to motorists traveling along a stretch of Highway 1 – some residents of the Mount Tamalpais hillside launched a campaign to halt plans by the National Park Service and Marin County Fire Department.Neighbors feared lack of funds for restoration and an Oregon logging firm’s offer to clear the area would have left them with a moonscape. The Tamalpais Valley encompasses about 2,500 households.

Twenty-two to 27 acres of federal land were targeted by fire officials in 2006 because the trees pose a high fire risk in an area adjacent to houses. An Oregon contractor had offered to clear the land for free in exchange for the wood, but that logging plans have been put on hold after the community outcry.

Eucalyptus Globulus

Eucalyptus globulus, or Tasmanian blue gum, was introduced to the San Francisco Bay Area in 1853 from Australia as an ornamental tree. The trees grow fast and tall, but the invasive species poses a severe fire hazard because of its oil content and accumulation of dead, dry leaves, and constantly shedding bark.

Plant replacement is part of agency tree removal projects for fire reasons, but budget shortfalls have put such funding in limbo. 

Actor Peter Coyote, whose Tamalpais Valley home borders the area, said he was pleased to be rid of the eucalyptus before he learned that nothing was ready to replace them.

“Anybody can say let’s cut the trees down,” said Coyote, who narrated the DVD “Marin on Fire,” a wildfire preparedness film created by FireSafe Marin. “They want to cut it down without really any provision for what will be left. If there are no options, there will be no restoration.”

Fire and park officials have stepped up efforts to combat the invasive eucalyptus. The Australian import, brought to the region in 1853, has thrived on the California coast. Oily leaves and dry ground litter have made the tree a potent fuel source for wildfires.

“Eucalyptus is one of the more volatile trees around due to its oil content and amount of debris that comes off on an annual basis,” said county Fire Chief Ken Massucco. “It is very susceptible to major conflagrations.” Massucco said his department has partnered with the National Park Service to clear agency land of the trees.

The National Park Service has targeted removal of eucalyptus trees as part of a long-term fire management plan. Rich Weideman, a spokesman for the Golden Gate National Recreation Area, said critics have complained about slow restoration programs and use of the herbicide Roundup to prevent stumps from sending up new shoots.

*This article was derived the Marin IJ.

Schools of Mill Valley

One of the best things about Mill Valley is its schools. They are some of the very best California has to offer. In addition to the top scores on standardized tests consistently acheived by Mill Valley schools, parental support and involvement is high.

Mill Valley Neighborhoods

While the prevailing ethos of Mill Valley can be found in all corners, its various neighborhoods each offer something unique.