Marin Luxury Properties Report Pacific Union – Christie’s International Real Estate | Marin County, CA Luxury Home Sales (December 2011)

In line with normal seasonal adjustments (we are in the middle of the slow season now), the inventory of luxury homes remains constricted with just 99 properties actively listed over $2 million in Marin. This inventory level is lower than years past as prices have declined substantially in many markets (e.g., such that homes that priced at $2.25 million in 2006 are now priced below $2 million). Moreover, to the extent sellers do not have a compelling reason to sell now, most are waiting for prices to recover rather trade in today’s market.

Marin County cities recording luxury home sales between $2 million and $4 million in November 2011 included: Tiburon (3), Belvedere (1); Mill Valley (1); San Anselmo (1); Sausalito (1); Kentfield (2). These homes averaged 80 days on market. Their average sales price was $2.7 million (roughly $735 per square foot), with an average of 3,978 square feet. Marin County’s ultra-luxury market (homes priced in the $4 million and up range) flat-lined in November as we saw no trades.

Note: As a member of the Top Agent Network (top 10% in Marin) and the Marin Platinum Group (Top 100 agents), I have access to a database with several dozen luxury homes not currently on the MLS, but discretely offered for sale off-market. Please contact me regarding your specific desires. In addition, if you are looking for an agent to aggressively and intelligently market your home, please call me. I am a Certified Luxury Home Marketing Specialist.

By: Kyle Frazier, J.D. & Broker, Certified Luxury Home Marketing Marketing Specialist (CLHMS), Certified Residential Specialist (CRS), Realtor with Pacific Union | Christie’s International Real Estate. Call Kyle Frazier at             415/350-9440 for more luxury home market information in Marin County, California (the San Francisco Bay Area’s “North Bay”).

Marin County Real Estate (December 2011 | Pacific Union International)

As with San Francisco (which we look to as a leading indicator), our Marin County markets reflect a seasonal constriction of listings entering December. There is significant anecdotal evidence of a greater dearth of inventory than usual, particularly in the just-under-$1M range.  We see frustrated buyers crowding open houses and placing multiple offers on those few well-priced homes that remain on the market during the so-called “slow” months.  Meaning, of course, that some prospective Sellers whose strategy it is to “sit tight” ‘til Super Bowl is over and the guacamole dip is gone may be missing opportunities.  And while, to be sure, many prospective buyers are drinking egg nog in front of the fire and putting hotels on Boardwalk and Park Place, other, more opportunistic Buyers might well choose to pass Go and put offers in on REAL homes.  If there were any out there.

My name is Kyle Frazier. I am a J.D., Broker, Realtor, Certified Residential Specialist (CRS), and a Certified Luxury Home Marketing Specialist (CLHMS), with Christie’s International Real Estate | Pacific Union International. It is always my pleasure to be of service.

Marin Luxury Properties Report Pacific Union – Christie’s International Real Estate | Marin County, CA Luxury Home Sales (October 2011)

Pacific Union Int’l – Christie’s Great Estates | Marin County, CA Luxury Home Sales (October 2011) — Luxury home sales slowed to 10 in September 2010. This reflects a seasonal lull as Summer travel takes center stage in August and home sales slow in Marin County). It remains clear that buyers will act quickly in the luxury home market when they feel a particular home reflects clear value and/or possess unique sales characteristics. Extraordinary opportunities are literally around every corner for buyers who can stomach uncertainty. Pricing in the marketplace (especially for homes that started off overpriced) is soft and “value” is evident in virtually every corner and every price segment of the luxury market.

In line with normal seasonal adjustments, the inventory of luxury homes remains constricted with just 122 properties actively listed over $2 million in Marin. This inventory level is lower than years past as prices have declined substantially in many markets (e.g., such that homes that priced at $2.25 million in 2006 are now priced below $2 million). Moreover, to the extent sellers do not have a compelling reason to sell now, most are waiting for prices to recover rather trade in today’s market.

Marin County cities recording luxury home sales between $2 million and $4 million in August 2011 included: Tiburon (1), Belvedere (1); Mill Valley (3); Larkspur (1); Sausalito (1); Ross (1); Kentfield (1). These homes averaged a mere 58 days on market (very low). Their average sales price was $2.59 million (roughly $718 per square foot), with an average of 3,720 square feet. Marin County’s ultra-luxury market (homes priced in the $4 million and up range) accounted for one sale last month — a 2.2 acre estate in the flats of Ross.

Note: As a member of the Top Agent Network (top 10% in Marin) and the Marin Platinum Group (Top 100 agents), I have access to a database with several dozen luxury homes not currently on the MLS, but discretely offered for sale off-market. Please contact me regarding your specific desires.

By: Kyle Frazier, J.D. & Broker, Certified Luxury Home Marketing Marketing Specialist (CLHMS), Certified Residential Specialist (CRS), Realtor with Pacific Union | Christie’s International Real Estate. Call Kyle Frazier at 415/350-9440 for more luxury home market information in Marin County, California (the San Francisco Bay Area’s “North Bay”).

Tiburon / Belvedere Home Sales & Real Estate | October 2011 | Pacific Union International

Tiburon and Belvedere experienced a total of just 7 home sales in September 2011. Five of the sales fell below $2 million and the other 2 were under $3 million. There are currently 21 properties in escrow in Tiburon and Belvedere with the highest being priced just below $3 million. There are currently no homes in escrow over $3 million (there are 40 listings on the market); the high end luxury market on the Tiburon Peninsula is simply flat-lining right now with excellent value for buyers. Below are the percentages of homes in escrow in each of the major price bands:

• 33% of homes priced under $2 million;
• 17% of homes between $2 million and $3 million;
• 0% of homes between $3 million and $5 million;
• 0% of homes over $5 million.

Tiburon and Belvedere homes that sold in September 2011, exhibited the following characteristics:

• Number of Sales: 7
• Average Days on Market: 70
• Price: $1.8 million
• Square Feet: 2,483
• Price per Square Foot: $807

If you have any questions or would like a custom market analysis of your home’s current likely sales price (I specialize in selling homes that have been listed before unsuccessfully — expired listings), please call me at  (415) 350-9440 . My name is Kyle Frazier. I am a Broker, Certified Residential Specialist (CRS), and Certified Luxury Home Marketing Specialist (CLHMS) with Christie’s International Real Estate | Pacific Union International Realtors.

And if you are a buyer, I am also a member of the Top Agent Network (Top 10% in Marin County) and the Marin Platinum Group (Top 100 agents in Marin County). These are elite agent networks with access to dozens of homes being marketed informally and not on the MLS. It is always my pleasure to be of service.

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 [email protected] 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 San Rafael, CA Real Estate Update (October 2011 Real Estate Report)

Pacific Union International | Novato Real Estate Market Update (October 2011 Novato Home Sales Report)

Much like August 2011, Novato, CA home sales continued to surpass expectations in September 2011, which is traditionally a very slow month for closings in Marin County. Indeed, buyers continue to move very quickly on well-priced and/or unique real estate opportunities. The average sales price of Novato homes has swung wildly this year from month to month. For example, the average sale price in June was $626K. In September it was $530K. September’s trades averaged 117 days on market, were about 1,870 sq. ft., and averaged roughly $258 sq. ft. Novato’s  absorption rate (e.g., number of months’ inventory of homes for sale based on last month’s sales totals) continues to hover in historically low territory with just 3.39 months’ worth of available inventory overall (112 single family homes are actively for sale in Novato). The hottest component of the Novato real estate market is the entry level — homes priced under $500K — where 61% of homes are in escrow and inventory is so tight that the absorption rate is less than 2 month’s worth of inventory.

Below are the percentages of homes in escrow in each of Novato’s major price bands:

■61% of homes priced under $500,000;
■43% of homes between $501,000 and $750,000;
■19% of homes between $751,000 and $1 million;
■15% of homes between $1 million and up.

Of the 33 homes that sold in September 2011:

■16 homes were priced under $500,000;
■13 homes priced from $501,00 to $1 million; and
■1 home priced from $1 million and up.

Homes in The Landing at Hamilton Field, Breakers at Pointe Marin, Country Club, Rush Creek, and Bel Marin Keys generated the most calls and showings this past month. If you would like me to run the exact numbers for your Novato neighborhood or if you have any questions about Novato’s many delightful communities, just give me a call at  (415) 350-9440 . My name is Kyle Frazier. I am a J.D., Broker, Realtor, Certified Residential Specialist (CRS), and a Certified Luxury Home Marketing Specialist (CLHMS), with Christie’s Great Estates | Pacific Union International Real Estate. It is always my pleasure to be of service.

The Landing at Hamilton Field — NEW CONSTRUCTION. Prices start in the mid – $700′s. With several recent closings, we only have two more currently available. Please call me at (415) 350-9440 for more information. Or visit our website at www.TheLandingNovato.com

13 Reasons to Sell Your Home During the Holidays

1. People who look for a home during the Holidays are more serious buyers.
2. Serious buyers have fewer houses to choose from during the Holidays and less competition means more money for you.
3. Since the supply of listings will dramatically increase in January, there will be less demand for your particular home. Less demand means less money for you.
4. Houses show better when decorated for the Holidays.
5. Buyers are more emotional during the Holidays, so they are more likely to pay your price.
6. Buyers have more time to look for a home during the Holidays than they do during a working week.
7. Some people must buy before the end of the year for tax reasons.
8. January is traditionally the month for employees to begin new jobs. Since transferees cannot wait until Spring to buy, you must be on the market now to capture that market.
9. You can still be on the market, but you have the option of private showings with me present, at your convenience.
10. We will have no sign, lockbox, ads or open houses, but I will continue to market your home through Top Agent Network and the Marin Platinum Group.
11. You do not have to have the home on MLS.
12. You can sell now and we will negotiate for a delayed closing or extended occupancy until early next year.
13. By selling now, you may have an opportunity to be a non-contingent buyer during the Spring, when many more houses are on the market for less money. This will allow you to sell high and buy low.

2825 Vineyard Road, Novato | Private & Exclusive Gated Estate on 138 Acres | Extraordinary Views

2825 Vineyard Road, Novato — Once-In-A-Lifetime Opportunity | Private & Exclusive Gated Estate on 138 Acres | Custom Home ~7,000 square feet | Finest Finishes | Extraordinary Views

This magnificent legacy estate home sits on a private, lofty ridge-top with incredible jet liner views. The extensive gated grounds cover approximately 138 acres of rolling hills, creeks, and valleys. The natural beauty of the setting is breathtaking. For more pictures, click on NovatoEstate.com.

The home itself is expansive, yet intimate and relaxed. The floor plan is extremely desirable with the Master Suite on the main level, along with the Kitchen, Dining Room, Family Room, Office, 3 more Bedrooms (including an en suite with incredible views and ceiling fan), Laundry Room, Powder Room, Butler’s Pantry, Mud Room, and Garage. There is also a very large suite with its own bath at the far end of the home on a separate level, which would be perfect for a au pair or guest quarters. The lower level features an en suite Bedroom that is currently being used as a gym (steam shower in the bathroom), Media Room, Game Room, and extensive storage. The lower level provides a perfect escape.

Inside and out, you will encounter the finest finishes and boundless thoughtful features, such as a slate roof, sport pool, extensive crown moldings, recessed lighting, Vantage lighting system, whole house music system, 2 tank-less water heaters, 2 Heat/AC environments, central vacuum, smart-wiring, outdoor kitchen and extensive patios with extraordinary views, 6-car garage, efficiency enhancing attic fans, R-19 insulation, and more.

This home has universal appeal, but will hold special attraction for equestrians, vintners, artists, and privacy seekers. While it is seemingly in a different world, it is just a couple minutes from Pleasant Valley Elementary, Sinaloa Middle School, shopping, Indian Valley Golf Course, stables, and more.

Exclusively listed by Kyle Frazier, Pacific Union | Christie’s International Real Estate for $2,499,000.

About Indian Valley, Novato (Courtesy of www.Novato101.com)

Space, privacy, golf, horses and horse properties, hiking and biking trails, big skies, oak trees, and fresh air … these are some of the words that come up when playing word association with Novato’s irresistible neighborhood of Indian Valley (there are also two very desirable sub-neighborhoods called Wild Horse Valley and Verrisimo Valley, each is a private refuge to corporate and musical icons seeking peace and relative anonymity).

This area of Novato, California, is also known for its luxury homes of all styles — equestrian estates, vineyard estates, gated properties with tennis courts, etc. Although predominantly ranchers (e.g., one-story homes in an L or U shape), one modern-styled home on 2 acres (this property was like a resort destination) recently sold for $1.735 million. Many Indian Valley homes are located on gently rolling hillside lots with sweeping views.

While known as a sort of horse property neighborhood, which it is, Indian Valley is also quite close to shopping and other conveniences–it is not remote. In addition, the neighborhood feeds into Pleasant Valley Elementary School and Sinaloa Middle School, which are both held in high esteem. And, of course, the children of Indian Valley residents are also eligible for the lottery to get into Marin County’s highest scoring elementary school–Rancho Elementary (which outscored Bacich, Reed, and Ross elementary schools this past year).

My name is Kyle Frazier and I am an expert on Novato’s luxury neighborhoods, horse properties, view homes, tennis court / recreational homes, and new construction. I am a broker and CRS (Certified Residential Specialist) with Pacific Union | Christie’s International Real Estate. Please call me at  (415) 350-9440 if you would like to discuss Indian Valley or Novato, in general. It is always my pleasure to be of service.

65 Fairway Drive, Novato (Luxury Marin Country Club Home | For Sale)

65 Fairway Drive, Novato — Exclusive One-Level Marin Country Club Home For Sale

“Best Of” Marin Country Club location. Resort home in the flats. No rear neighbor (County owned). Substantial estate grounds cover approximately 1/3 flat acre with perfectly sited pool (all day sun in Summer), lanai/bar, separate structure at rear of property (wired as a recording studio — could be huge office, massive wine cellar, pool house, etc.), gardening/craft studio, large two-car Garage, separate Golf Cart Garage with automatic door, extensive off-street parking large enough to accommodate a boat or R.V., large and extremely private front yard featuring a towering palm and trellis, privacy gate at entrance. The location of this private, estate-like home is the best of any home in Country Club in recent memory — it is in the flats, close-in, offers peerless privacy, and benefits from all-day sun at the pool. Truly, a rarity that will impress. Exclusively listed for $899,000.

About Marin Country Club Estates (Courtesy of www.Novato101.com)

An affluent neighborhood sitting adjacent to the Marin Country Club in Ignacio Valley, Novato’s Country Club area is a high-end retreat from the hustle and bustle of town. Country Club is located on the south side of Ignacio Blvd. (which then terminates at the Indian Valley Campus of the Marin Community College) and straddles the golf course.

The Country Club neighborhood can be characterized as largely high-end. As you get farther back into the hills, the stock of homes tends to get more and more upscale and luxury-oriented. Many homes sit on large parcels and are gated and/or sit back from the street. Additionally, many homes feature amazing views of the hills and bay.

One of the biggest draws of Country Club, besides its proximity to the prestigious Marin Country Club, is its Southern Novato location. Southern Novato provides the easiest commute to San Francisco and Southern Marin. In addition to being closer to The City (San Francisco), Country Club provides easy access to nature, trails, and even a waterfall. Many of the homes back up to open space.

My name is Kyle Frazier and I am an expert on Novato’s Country Club and surrounding neighborhoods. I am a broker and CRS (Certified Residential Specialist) with Pacific Union. Please call me at (415) 350-9440 if you would like to discuss Country Club or Novato, in general. It is always my pleasure to be of service.