Marin County, California, Luxury Homes Report (January 2009–Sales and Inventory Analysis)

Marin County, California, Luxury Homes Report (January 2009–Sales and Inventory Analysis)   While many bankers, lawyers, and executives received annual bonuses this year, many others did not. It can be expected that the resulting impact on the luxury market will be felt. Last month I noted a sluggish high end for Marin County real estate and nothing much has changed. In fact, sales and escrows slowed further. National number reflect a similar trend. Click here to view the Institute for Luxury Home Marketing’s Housing Report dated 1/4/09. If you would like a similar report relating to any town or zip code in Marin or San Francisco, e-mail me and I will send you a pdf of the report.

There are 69 homes on the market between $2 million and $4 million (down from 85 last month). Since the September financial meltdown, the sales numbers in this market segment have taken a significant hit. For example, while there were 18 sales in October 2008 (these buyers were well into their escrow periods at the time of the meltdown), December 2008 recorded just 4 sales. Only Tiburon (with 3) and Belvedere (with 1) had homes sell in this price band last month. These homes averaged 49 days on market (these were homes priced to sell). Their average sales price was a fraction under $2.5 million (roughly $813 per square foot), with an average of 3,230 square feet. Belvedere and Tiburon have 3 and 2 homes, respectively, currently in escrow. Mill Valley, Larkspur, and Ross each have one home in escrow. 

The inventory level in Marin County’s ultra-luxury market (homes priced in the $4 million and up range) has dipped to 31 active listings. These homes are often taken off the market for the Winter because: (1) the landscaping and general appearance of the grounds lack the pop and color of warmer months; (2) the sellers, who tend to be positioned such that an immediate sale is not required, do not care to be tormented by showings; and (3) by removing the home from the market for the Winter, the “days on market” clock is reset and begins again at zero. As always, Belvedere and Tiburon provide the majority of ultra-luxury homes. Other cities / towns with homes priced over $4 million include Kentfield, Sausalito, Mill Valley, Ross, San Rafael, and Novato. There have been no sales in the past 2 months, which, despite the state of things, seems surprising. Generally, we would expect 2-3 sales per month during the slow season. And again, as with last month, zero ultra-luxury homes are in escrow–although these sales often get completed beneath the radar. 

The above graph identifies the numbers of active listings and homes in contract in the Marin County luxury ($2 million to $4 million) and ultra-luxury ($4 million and up) 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 (Western Marin coastal homes are not included). Call Kyle Frazier, Marin Realtor & CRS, Broker Associate, Frank Howard Allen Realtors of Marin, at 415/350-9440 for more luxury home market information. You can also e-mail Kyle at mailto:[email protected].