MARINREAL ESTATEPEOPLE • PLACES • POSSIBILITIES
Aerial view of the Sausalito waterfront with the Golden Gate Bridge at sunset
PEOPLEPLACESPOSSIBILITIES

Find your place in Marin.

M&M Marin Real Estate is the Engel & Völkers team of Monica Costa and Michelle Pender, licensed Realtors representing buyers and sellers of luxury homes in Marin County and San Francisco — from the first showing to the day you get the keys.

View listingsGet a home value
20+Years of luxury
real estate experience
2Markets, one team:
Marin County & San Francisco
$2MOver asking on a 2026
Buena Vista Heights sale
7+Press features, including
The Official Ferrari Magazine
01

People

We listen first. Every move starts with understanding your family, your timeline and what home really means to you.

02

Places

From Ross legacy estates to Tiburon’s waterfront, we know the towns, the streets and the schools behind every listing.

03

Possibilities

Smart pricing, strong negotiation and clear advice, so you can see what’s possible and move with confidence.

On the market now

The finest homes in Marin County & San Francisco

Book a private showing

Prices and details as listed on Zillow and Redfin, September 2026. Listings are represented by other brokerages and are not M&M Marin Real Estate listings. Information deemed reliable but not guaranteed.

Whatever your next move, we’ll walk it with you.

Full-service representation with one simple promise: honest advice and a partner who picks up the phone.

Buying

Neighborhood tours, off-market leads, and a clear strategy for competitive offers.

Selling

Pricing analysis, staging guidance, professional photography and targeted marketing.

Investing

Income properties, second homes and long-term planning with local market insight.

Explore Marin

Neighborhoods we call home

RossCOMMUNITY GUIDE → KentfieldCOMMUNITY GUIDE → TiburonCOMMUNITY GUIDE → Mill ValleyCOMMUNITY GUIDE → San AnselmoCOMMUNITY GUIDE → Corte MaderaCOMMUNITY GUIDE → Stinson BeachCOMMUNITY GUIDE → Muir BeachCOMMUNITY GUIDE →

Real estate guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & techAll communities & guides
Search by town

Explore Marin County

Select a town on the map to see homes for sale there, or ask us about private and off-market opportunities.

SausalitoMill ValleyTiburon & BelvedereCorte MaderaLarkspurKentfield & GreenbraeRossSan AnselmoFairfaxSan RafaelNovatoStinson Beach & BolinasPoint Reyes & InvernessWest Marin Mill ValleyFairfaxSan RafaelNovatoStinson Beach & BolinasPoint Reyes & InvernessWest Marin Mt. TamalpaisTerra LindaLucas ValleyPeacock GapSan QuentinBel Marin KeysBlack PointStrawberryTam ValleyMarin CityMuir BeachStinson BeachBolinasPoint Reyes StationInvernessOlemaNicasioWoodacreLagunitasTomalesMarshallDillon BeachSan AnselmoRossKentfield & GreenbraeLarkspurCorte MaderaTiburon & BelvedereSausalito Golden Gate Bridge & San Francisco San Pablo Bay Pacific Ocean

Swipe to explore the map. Town areas are shown by ZIP code and are approximate.

Meet
Monica & Michelle

Monica Costa and Michelle Pender outdoors in Marin
Monica Costa & Michelle Pender
About M&M

Two partners. One neighborhood-first approach.

A native San Franciscan, Michelle Pender has built her career around an intimate understanding of San Francisco’s distinctive neighborhoods, architecture, microclimates and complex real estate landscape. Her experience spans luxury residences, multifamily properties, condominiums, TICs and co-ops, complemented by sophisticated marketing, strong negotiation skills and a highly personalized, white-glove approach. As a member of Engel & Völkers Private Office, Michelle also brings access to an exclusive international network of advisors and premium properties.

That deep San Francisco expertise is complemented by Monica Costa’s extensive presence across Marin County and the greater Bay Area. A founder of Engel & Völkers Marin County who has also served as Marin County Manager and VP of Sales, Monica brings more than 20 years of experience spanning luxury real estate, marketing, fashion, automotive and yachting. Her background in International Business and Marketing, combined with her experience representing distinctive properties, investors and luxury buyers, gives the partnership a strategic perspective that extends well beyond a traditional residential transaction.

Their combined expertise is particularly relevant as AI-generated wealth continues to reshape the San Francisco luxury market and expand buyer interest beyond the city. Recent reporting describes significant AI-driven demand at the upper end of San Francisco real estate, while Monica has seen a related pattern in her own Marin practice: an emerging trend of San Francisco buyers looking north across the Golden Gate for greater privacy, space, nature and long-term quality of life.

Together, Michelle and Monica create a natural bridge between San Francisco and Marin County. Michelle provides the granular knowledge and relationships needed to navigate San Francisco, while Monica brings deep Marin expertise and an understanding of the communities increasingly attracting buyers north of the Golden Gate, from Sausalito and Mill Valley to Tiburon, Belvedere, Ross and Kentfield. For executives, founders, investors and families considering a move between the two markets, clients can work with one collaborative team that understands both sides of the bridge.

For clients navigating divorce or another significant life transition, that cross-market perspective can be especially valuable. Whether the decision involves selling a San Francisco property, retaining a home, purchasing separately, relocating to Marin, or repositioning real estate as part of a broader financial transition, Monica and Michelle bring together local knowledge, discretion, strategic marketing and negotiation expertise across two of the Bay Area’s most important luxury markets.

Monica CostaMonica CostaPartner & Advisor · DRE #02063023
Michelle PenderMichelle PenderPartner & Advisor · DRE #01911642
Quick facts

About
Monica & Michelle

Monica Costa and Michelle Pender of M&M Marin Real Estate overlooking the Golden Gate Bridge
Who are M&M Marin Real Estate?

M&M Marin Real Estate is the partnership of Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Realtors with Engel & Völkers based at 78 E Blithedale Ave, Mill Valley, CA 94941. They represent buyers and sellers across Marin County and San Francisco.

Who is Michelle Pender?

Michelle Pender is a native San Franciscan and Engel & Völkers Realtor (CA DRE #01911642) and a member of Engel & Völkers Private Office. She specializes in San Francisco luxury residences, multifamily properties, condominiums, TICs and co-ops. The San Francisco Standard reported in May 2026 that she sold a Buena Vista Heights home in three days for $7 million, $2 million over asking.

Who is Monica Costa?

Monica Costa (also known as Monica Costa Yazbek) is a founding member of Engel & Völkers in Marin County and a former Marin County Manager and VP of Sales, with more than 20 years in luxury real estate, marketing, fashion, automotive and yachting. The San Francisco Standard quoted her in October 2025 describing Belvedere as "the Atherton of Marin."

What areas do Monica Costa and Michelle Pender serve?

San Francisco and all of Marin County, including Sausalito, Mill Valley, Tiburon, Belvedere, Ross, Kentfield, Larkspur, San Anselmo, Corte Madera, San Rafael and Novato.

Who can help me move from San Francisco to Marin?

Monica Costa and Michelle Pender work as one team across both markets: Michelle on the San Francisco sale or purchase and Monica on the Marin side, coordinating timing, pricing and the move between the two.

Do they help with selling a home during a divorce?

Yes. Monica and Michelle advise divorcing homeowners on whether to sell, buy out, keep or temporarily co-own a home, and they publish a free Divorce & Real Estate guide. They coordinate with each party's attorneys and do not give legal or tax advice.

How do I contact M&M Marin Real Estate?

Use the contact form on this website or visit the office at 78 E Blithedale Ave, Mill Valley, CA 94941.

“ [Client testimonial — a sentence or two in your client’s own words.] [CLIENT NAME] · [TOWN]

Let’s talk about your next move.

Curious what your home is worth, or ready to start looking? Send a note and we’ll be in touch.

[PHONE NUMBER]
[EMAIL ADDRESS]
78 E Blithedale Ave, Mill Valley, CA 94941

Resources

The Ultimate Buyers & Sellers Resources

Straight answers to the questions we hear most from buyers and sellers in Marin County and San Francisco.

Top 50 buyers questions

Financing, offers, inspections, property taxes, and choosing the right Marin or San Francisco community.

Top 50 buyers questions

Top 50 sellers questions

Pricing, preparation, disclosures, marketing, offers, and what you will actually net from your sale.

Top 50 sellers questions
For sellers

Elevate Home Services

A line of credit designed to take the stress out of selling a home. Pay for the improvements that help your home sell, and repay only what you spend through the closing process.

Learn about Elevate Home Services
  • Fast applicationSee if you qualify with no impact to your credit score.
  • Flexible use of fundsPay vendors by cash or check.
  • Simple repaymentPay nothing until closing.
Complimentary guide

Divorce & Real Estate

A guide to protecting your home, equity & next chapter

Expert real estate guidance for homeowners navigating separation or divorce in Marin County and San Francisco.

Monica Costa & Michelle Pender · Real Estate Advisors

Read the guide
In the press

As featured in

Cover of Top 10 Homes in the USA, Summer 2026, published by Clientele Luxury
Top 10 Homes in the USAClientele Luxury, Summer 2026. Read the issue
Luxury estates north of the cityNewsBreak profile of Monica Costa. Read the article
San Francisco ChronicleJuly 25, 2024. Read the article
The San Francisco StandardMay 31, 2026. Michelle Pender on San Francisco's spring market. Read the article
 The San Francisco Standard: Jony Ive's Marin compound is already pushing up town's prices, featuring Monica Costa
The San Francisco StandardOct. 2, 2025. Monica Costa on Belvedere and 337 Belvedere Ave. Read the article
 Cover of The Official Ferrari Magazine, issue 63
The Official Ferrari MagazineIssue 63. Visit the magazine
 Cover of GG Magazine by Engel & Völkers, No 4·24
GG MagazineEngel & Völkers, No 4·24. Visit the magazine
Watch

Monica & Michelle on video

Home tours and real estate advice from Monica Costa and Michelle Pender.

Monica Costa

YouTubeElevated living above San FranciscoPresented by Monica CostaYouTubeA ridgetop home in Sausalito with spectacular views of the SF Bay3 Wolfback Ridge, SausalitoYouTube119 Marguerite Ave, Mill ValleyPresented by Monica Costa

More on Monica's YouTube channel

Michelle Pender

YouTubeThe Nightmares of Having a Bad RealtorMichelle PenderYouTubeTips for Home Buyers With Low Down PaymentMichelle PenderYouTubeThe Social Influence on Real EstateMichelle Pender

More on Michelle's YouTube channel

Luxury motor yacht cruising on open water at sunset
Engel & Völkers Yachting

Life on the water

Beyond the home: explore yachts for sale and charter through Engel & Völkers Yachting.

Explore yachts
Back to home Complimentary guide

Divorce & Real Estate

A guide to protecting your home, equity and next chapter

When divorce puts one of your most valuable assets in question, Costa Pender Advisory brings clarity, strategy, and discretion to what comes next.

We help clients and their trusted advisors navigate the real estate decision, whether the path forward is to sell, buy out, or keep the home.

One home. Two futures. A clear path forward.

This guide is educational and is not legal, tax, financial, or accounting advice. Every divorce and property situation is different. Consult qualified California legal, tax, lending, and financial professionals before making decisions.

Free access

Read the full guide

Enter your name and email to unlock all 18 sections of the Divorce & Real Estate guide. Your information stays confidential.

A clearer path through a complicated transition

A home can be one of the most valuable assets in a marriage, financially and emotionally. During a divorce, decisions about that home often have to be made while many other parts of life are changing at the same time.

Our role as real estate advisors is not to take sides. It is to bring clarity to the property decision, protect the integrity of the sale process, communicate consistently with both parties when appropriate, and help preserve the value of the real estate asset.

This guide distills the central real estate concepts commonly addressed in divorce home-selling resources and reframes them for today's Marin County and San Francisco market. It is original educational material.

The four main paths

  • Sell the home. Convert the property into cash and determine how net proceeds will be handled under the parties' agreement or court orders.
  • One spouse buys out the other. Establish value, determine equity, and evaluate financing and title requirements.
  • One spouse keeps the home. Consider affordability, debt, taxes, maintenance, insurance, and the long-term financial impact.
  • Continue co-owning temporarily. Delay a sale for a defined reason, with clear written terms governing costs, occupancy, timing, and the eventual exit.

1. Start with the property decision

Before discussing paint colors, staging, or listing dates, determine what decision actually needs to be made. The right path depends on ownership, financing, equity, liquidity, family needs, timing, and the terms of the separation.

Questions to resolve early

  • Who is on title, and who is obligated on the mortgage?
  • Is there a written agreement or court order affecting possession or sale?
  • What is the estimated market value today?
  • What debt, liens, taxes, commissions, repairs, or other costs may affect net proceeds?
  • Could either spouse realistically qualify to carry or refinance the property alone?
  • Is there a reason to delay the sale, and what would that delay cost?
  • What communication protocol should the real estate team follow with both parties and their advisors?

A property decision should be evaluated as both a housing decision and a balance-sheet decision. Keeping a home can feel emotionally stabilizing, but the carrying costs and concentration of wealth in one asset may be significant. Selling can create liquidity and separation, but timing and preparation can materially affect the result.

2. Option one: sell the home

Selling is often the cleanest way to convert a jointly owned property into a liquid asset. It can also reduce ongoing financial entanglement. But a divorce-related sale benefits from more structure than an ordinary listing.

A strong sale process

  • Agree on the agent-selection process and communication expectations.
  • Establish a market-based pricing strategy rather than using the property as a proxy for other divorce negotiations.
  • Agree in writing on repairs, staging, cleaning, landscaping, photography, and other pre-market expenses.
  • Create a process for approving offers, credits, repairs, and price adjustments.
  • Keep both parties informed with the same material information whenever appropriate.
  • Coordinate the closing timeline with attorneys, lenders, escrow, and replacement-housing needs.

In Marin and San Francisco, the difference between an average presentation and an exceptional one can be substantial, especially for distinctive, view, waterfront, architecturally significant, or luxury properties.

3. Option two: a spousal buyout

A buyout may allow one spouse to remain in the home while the other receives value for their interest. The concept sounds simple, but the mechanics can be complex.

The real estate questions

  • What is the home's current fair market value?
  • Which debts or liens should be considered when estimating equity?
  • What valuation method will both parties accept?
  • Can the retaining spouse refinance or otherwise satisfy lender requirements?
  • How will title be transferred?
  • Are there deferred maintenance or major capital expenses that should be considered?
  • What tax or basis consequences should be reviewed with a CPA or attorney?

Important: A comparative market analysis can help frame current market value, but it is not the same as a formal appraisal. Depending on the legal and financial context, the parties may need an independent licensed appraiser.

4. Option three: keep the home

Keeping the home can provide continuity, particularly when children, schools, or community ties are involved. The central question is whether the home remains financially sustainable after the household changes.

Look beyond the mortgage

  • Property taxes and any supplemental assessments
  • Homeowners insurance and, where relevant, flood or other specialty coverage
  • Utilities, landscaping, pool care, security, and routine maintenance
  • HOA dues, if applicable
  • Near-term capital expenses such as roof, drainage, foundation, windows, or mechanical systems
  • The opportunity cost of keeping substantial equity tied up in the property

A decision to keep the home should be based on realistic post-divorce cash flow, not only on the desire to avoid change.

5. Option four: temporary co-ownership

Some couples choose to continue owning the home together for a defined period. This may be considered when a child is finishing school, market timing is a concern, or immediate refinancing is impractical.

Put the exit plan first

  • Who occupies the property?
  • Who pays mortgage, taxes, insurance, utilities, and repairs?
  • How are major improvements approved?
  • What happens if a payment is missed?
  • Can either party force a sale, and under what conditions?
  • How will future appreciation or depreciation be treated?
  • What event or date triggers the eventual sale or buyout?

Because co-ownership prolongs financial ties, the terms should be documented by the parties' attorneys. A real estate advisor can provide market information but should not draft the legal arrangement.

6. Establishing market value

Pricing is one of the most consequential decisions in a sale. During a divorce, it is especially important to separate market evidence from the parties' individual financial objectives.

What we analyze

  • Recent comparable sales and relevant pending activity
  • Current competing inventory
  • Location, privacy, views, lot utility, architecture, condition, and amenities
  • Price per square foot as context, not as a substitute for property-specific analysis
  • Buyer behavior at the property's price point
  • Seasonality and current market velocity
  • Likely objections and the cost of overcoming them

For unusual or high-value properties, valuation is rarely a single-number exercise. We prefer to explain the evidence, likely buyer response, and strategic pricing options so both parties understand the tradeoffs.

7. Preparing the home without overspending

The objective is not to make the home perfect. It is to allocate time and money where buyers are most likely to notice and reward the improvement.

Prioritize high-visibility improvements

  • Deep cleaning and decluttering
  • Landscape grooming and entry presentation
  • Touch-up paint and minor cosmetic repairs
  • Lighting, hardware, and small items that signal care
  • Removal of highly personal or distracting items
  • Selective staging to improve scale, flow, and emotional appeal
  • Professional photography and, when appropriate, video, floor plans, or 3D presentation

Large renovations require more caution. Before undertaking a major project, compare the likely increase in marketability or sale price with cost, delay, construction risk, and the parties' willingness to fund the work.

8. Curb appeal and purposeful staging

Buyers begin forming an opinion before they walk through the front door. Exterior presentation should communicate that the property is cared for and worth exploring.

Inside, staging should clarify how the home lives. In luxury real estate, that can mean emphasizing view corridors, indoor-outdoor flow, entertaining spaces, privacy, work-from-home functionality, wellness amenities, and flexible rooms.

Staging during divorce

  • Keep the presentation neutral and market-focused.
  • Remove items that could distract buyers or reveal unnecessary personal information.
  • If one spouse remains in residence, establish showing protocols in advance.
  • Protect valuables, documents, medications, and sensitive personal materials before photography or showings.

9. Marketing the property

A strong marketing campaign does more than place the home online. It identifies the likely buyer and presents the property in a way that makes its strongest attributes immediately understandable.

A modern campaign may include

  • High-end photography, video, and property storytelling
  • Targeted digital advertising
  • Broker and agent outreach
  • Private-network and qualified-buyer outreach where appropriate
  • Strategic open houses and private showings
  • Global exposure for properties suited to international or relocating buyers
  • Consistent follow-up and buyer-feedback reporting

For divorce-related sales, discretion matters. The marketing should sell the property, not the circumstances behind the sale.

10. Common mistakes to avoid

  • Overpricing to leave room. A price unsupported by the market can reduce urgency and lengthen exposure.
  • Underpreparing the property. Buyers often discount more heavily than the actual cost of straightforward improvements.
  • Making every decision a negotiation between spouses. Establish decision rules before the property is active.
  • Letting emotion drive offer responses. Evaluate price, terms, certainty, timing, and net proceeds together.
  • Making major improvements without an ROI discussion. Not every renovation returns its cost.
  • Inconsistent communication. A shared information process can reduce misunderstanding and conflict.
  • Disclosing personal divorce details to buyers. Unnecessary information can weaken negotiating leverage.

11. Evaluating offers

The highest headline price is not always the strongest offer. In a divorce sale, certainty and timing can be especially important.

Compare offers across several dimensions

  • Purchase price
  • Financing strength and proof of funds
  • Deposit
  • Inspection, appraisal, loan, and sale contingencies
  • Closing timeline
  • Requested credits or concessions
  • Rent-back or possession terms
  • Probability of closing
  • Estimated net proceeds

We recommend presenting offers in a consistent format so both parties can compare the economics and risks rather than reacting only to the purchase price.

12. Negotiating from a position of strength

Good negotiation begins before an offer arrives. Pricing, presentation, access, marketing reach, and the amount of buyer interest all influence leverage.

Useful negotiating principles

  • Know the parties' priorities before negotiations begin.
  • Separate essential terms from preferences.
  • Avoid signaling unnecessary urgency to buyers.
  • Use market evidence rather than emotion to support counters.
  • Evaluate concessions by their actual economic cost.
  • Keep communication disciplined and documented.
  • Know when certainty is more valuable than squeezing out a marginally higher number.

13. Understanding net proceeds

Sale price and equity are not the same thing. Before making decisions based on an expected number, estimate the costs that may be paid from closing.

Potential deductions may include

  • Mortgage and other secured debt payoff
  • Real estate commissions and brokerage compensation
  • Escrow and title charges
  • Transfer taxes or local fees where applicable
  • Agreed seller credits
  • Repairs or pre-sale preparation expenses
  • Liens, judgments, or other obligations affecting title
  • Tax obligations, depending on the parties' circumstances

Escrow, attorneys, and tax professionals should confirm the actual distribution mechanics. Real estate agents can estimate transaction costs but should not determine the legal division of marital assets.

14. A neutral communication framework

When both spouses are involved in the sale, neutrality and consistency are essential. The real estate process works best when everyone understands who receives information, who can authorize decisions, and how disagreements are escalated.

Our approach

  • Provide material property information consistently to both parties when authorized and appropriate.
  • Keep market recommendations grounded in observable data.
  • Avoid taking positions on legal or marital disputes.
  • Coordinate with attorneys, mediators, escrow, lenders, and other professionals within the scope of the real estate engagement.
  • Document major property decisions and approvals.
  • Protect privacy and disclose only what is legally required or strategically appropriate.

15. Marin County and San Francisco considerations

Real estate in Marin County and San Francisco is highly neighborhood-specific. Two homes with similar square footage can perform very differently because of views, walkability, school access, architecture, lot utility, parking, privacy, condition, microclimate, and buyer profile.

Luxury and distinctive properties

For higher-value homes, the buyer pool may be narrower and more sensitive to presentation, design, privacy, and lifestyle. A thoughtful launch strategy can be more important than simply maximizing exposure.

Timing

The legal timeline and the best market timeline do not always align. When possible, we help the parties understand the tradeoffs between selling quickly, preparing more extensively, or waiting for a stronger seasonal window.

16. Divorce home-sale checklist

  • Confirm ownership, mortgage, and any court or settlement requirements.
  • Agree on how the real estate agent will communicate with each party.
  • Establish current market value.
  • Estimate equity and likely net proceeds.
  • Decide whether to sell, buy out, retain, or temporarily co-own.
  • If selling, agree on preparation budget and responsibilities.
  • Set pricing and launch strategy.
  • Create showing and access protocols.
  • Review offers using the same comparison framework.
  • Coordinate acceptance and closing with legal and financial advisors.
  • Plan move-out, possession, storage, and replacement housing.
  • Retain closing statements and transaction records for tax and legal purposes.

A clear process reduces the number of decisions that have to be made under pressure.

17. Working with Monica Costa and Michelle Pender

Divorce-related real estate requires more than transaction management. It requires discretion, patience, careful communication, strong market knowledge, and the ability to keep the property strategy separate from personal conflict.

Monica Costa and Michelle Pender approach these assignments as real estate advisors to the transaction: focused on the property, the market, and a fair, well-managed process.

Our priorities are straightforward

  • Protect the property's market position.
  • Help both parties understand the real estate facts.
  • Create a professional, organized sale process.
  • Maintain discretion.
  • Negotiate firmly and objectively.
  • Coordinate efficiently with the parties' professional advisors.
  • Help clients move from a difficult transition toward a clear next chapter.

18. Questions to bring to your professional team

For your attorney

  • What does our agreement or court order require regarding the home?
  • Who has authority to approve listing terms, offers, repairs, and closing documents?
  • How should proceeds be held or distributed?
  • Are there deadlines or restrictions the real estate team should know about?

For your CPA or tax advisor

  • What tax consequences could result from a sale or transfer?
  • How might basis, exclusions, or timing apply to our circumstances?
  • What transaction records should we retain?

For your lender or financial advisor

  • Can either spouse qualify to refinance or purchase independently?
  • What liquidity is needed after closing?
  • How does keeping or selling the home affect the broader financial plan?

Your home is an asset. Your next chapter is personal.

There is no single real estate answer that fits every divorce. The best path is the one that is legally workable, financially informed, and supported by a disciplined property strategy. Whether the decision is to sell, retain, buy out, or temporarily co-own, our goal is to make the real estate portion of the transition clearer, more organized, and less stressful.

Monica Costa & Michelle Pender
Real Estate Advisors, Marin County & San Francisco

Request a confidential conversation

Important notice. This publication is for general educational purposes only. It does not constitute legal, tax, accounting, lending, investment, or financial advice and does not create an attorney-client, tax-advisor, or fiduciary relationship. Real estate laws, tax rules, lending standards, and individual circumstances can change. Readers should consult their own qualified professionals before acting.

Back to home Buyers & Sellers Resources

Top 50 Questions Buyers Ask

From pre-approval to closing: what buyers in Marin County and San Francisco most often want to know.

Top 50 sellers questions
1Is now a good time to buy a home in Marin County or San Francisco?

It depends on your finances, objectives, expected ownership period, and the specific property. There is rarely a perfect market for every buyer.

2When is the best time of year to buy?

Spring generally provides more inventory, while fall and winter may bring less competition. The best opportunity, however, can appear at any time.

3Should I wait for interest rates to come down?

Not necessarily. Lower rates can improve affordability but may also bring more buyers into the market and increase competition.

4Should I try to wait for home prices to fall?

Trying to identify the exact bottom is extremely difficult. Focus instead on whether the property represents reasonable value and fits your long-term plans.

5What’s the first thing I should do before looking at homes?

Understand your finances and priorities: comfortable price range, down payment, monthly costs, desired communities, lifestyle, and expected length of ownership.

6Should I get pre-approved before looking?

Yes. A strong pre-approval establishes purchasing power and allows you to move quickly when you find the right property.

7What’s the difference between pre-qualification and pre-approval?

Pre-qualification is generally preliminary. Pre-approval usually involves greater verification of income, assets, credit, and employment.

8How much down payment do I need?

It depends on your financing program and financial profile. In Marin and San Francisco’s higher price ranges, jumbo financing is common and requirements can vary.

9Do I need 20% down?

Not necessarily. Different loan programs have different down-payment requirements.

10What is a jumbo loan?

It’s a mortgage exceeding applicable conforming loan limits. Jumbo loans are common in the Bay Area because of higher home values.

11How much cash should I keep after closing?

Consider more than your down payment. Maintain appropriate reserves for closing expenses, property taxes, insurance, maintenance, improvements, and unexpected costs.

12What is proof of funds?

Documentation demonstrating that you have sufficient accessible assets to complete the proposed purchase.

13Can my RSUs or stock compensation help me qualify?

Potentially. Lenders treat RSUs, bonuses, and equity compensation differently, so buyers with significant stock-based compensation should work with a lender familiar with these structures.

14I’m self-employed. Can I still qualify for a mortgage?

Yes, although documentation and underwriting can be more involved. Getting started early is particularly important.

15Is a cash offer always better?

It can provide greater certainty to a seller, but paying cash isn’t automatically the best financial decision for the buyer.

16Can I buy before selling my current home?

Potentially. Bridge financing and other financing or asset-based strategies may be available depending on your circumstances.

17Can I make my purchase contingent on selling my current home?

Yes, although a sale contingency can make your offer less competitive when sellers have other options.

18What is a bridge loan?

Bridge financing can provide temporary liquidity to help purchase another property before your existing home sells.

19How do I determine what a property is actually worth?

Analyze recent comparable sales, current competition, condition, location, lot, views, improvements, and buyer demand. Unique luxury properties require additional judgment because comparable sales can be limited.

20How much below asking price should I offer?

There’s no standard percentage. Asking price may be above, below, or close to market value. Your offer should reflect the property’s actual competitive position.

21How do I know if I’m overpaying?

Compare the property with realistic alternatives and recent sales. For a unique property, also consider how difficult it would be to find something comparable again.

22What happens when there are multiple offers?

Price matters, but so do financing, contingencies, deposit, closing timeline, and overall certainty. We structure your offer to be competitive without unnecessarily exposing you to risk.

23Should I waive contingencies to make my offer stronger?

Only after understanding exactly what protections you’re giving up. A stronger offer isn’t necessarily worth taking an inappropriate risk.

24What is an inspection contingency?

It can provide contractual rights related to investigating the property’s physical condition during a specified period, depending on the agreement.

25What is a financing contingency?

It generally protects a buyer under specified contractual circumstances if the required financing cannot be obtained.

26What is an appraisal contingency?

It can provide protection if the property doesn’t appraise at the value required for the transaction, subject to the contract’s specific language.

27What happens if the appraisal is below my purchase price?

Depending on your contract and financing, options may include renegotiating, increasing your cash contribution, challenging the appraisal, or exercising applicable contingency rights.

28Should I buy a fixer-upper?

A fixer can represent an opportunity, but calculate the true cost—including construction, permits, professional fees, carrying costs, and contingency for unexpected problems.

29Should I buy a renovated home instead?

It can provide convenience and greater cost certainty, but you’ll generally pay for someone else’s completed improvements. Compare the premium with what renovation would realistically cost you.

30How expensive is renovating in Marin and San Francisco?

Costs vary substantially based on scope, site conditions, design, finishes, permitting, and labor. Hillside and highly customized properties can be particularly complex.

31Should I worry about unpermitted work?

You should investigate it. Unpermitted improvements can affect financing, insurance, resale, safety, and future renovation plans.

32What inspections should I get?

It depends on the property. General home, pest, roof, sewer, foundation, drainage, chimney, pool, and other specialized inspections may be appropriate.

33What should I investigate when buying a hillside home?

Pay particular attention to soils, drainage, retaining walls, foundations, slope conditions, access, vegetation, and insurance.

34What should I investigate when buying a waterfront home?

Depending on location, investigate flood exposure, seawalls or shoreline structures, drainage, insurance, permits, maintenance, environmental conditions, and potential sea-level considerations.

35Should I investigate earthquake risk?

Yes. Review applicable hazard disclosures, construction, foundation information, retrofit history, and available insurance options.

36Why should I check homeowners insurance before making an offer?

Insurance availability and premiums can materially affect ownership costs, particularly in parts of Marin with elevated wildfire exposure. Investigating early can prevent surprises during escrow.

37How much will my property taxes be?

Don’t assume you’ll inherit the seller’s tax bill. A qualifying change of ownership generally triggers reassessment, subject to applicable exclusions.

38What is a supplemental property-tax bill?

After a qualifying ownership change, the county may issue a supplemental assessment reflecting the difference between the previous and new assessed values for the applicable period.

39Can Proposition 19 help me when buying another California home?

Potentially. Certain qualifying homeowners may transfer their property-tax base to another California primary residence, subject to eligibility requirements and calculations.

40Can I use a reverse mortgage to purchase a home?

Some buyers age 62 or older may qualify for an FHA-insured HECM for Purchase. A qualified reverse-mortgage specialist should explain eligibility, costs, obligations, and alternatives.

41I’m relocating from San Francisco to Marin. Where should I start?

Start with lifestyle rather than listings. Commute, walkability, weather, schools when relevant, privacy, land, views, and proximity to San Francisco can quickly narrow your search.

42Which Marin community is best for me?

There’s no universally best community. Sausalito, Mill Valley, Tiburon, Belvedere, Corte Madera, Larkspur, Kentfield, Ross, San Anselmo, Fairfax, and other areas offer very different experiences.

43How different are Marin’s microclimates?

Very. Fog, wind, temperature, and sun exposure can change significantly over relatively short distances. Visit properties at different times when those characteristics matter to you.

44Should I rent before buying when relocating to Marin?

It can make sense if you’re unfamiliar with the area. If you’ve already identified the community and expect to remain long-term, purchasing directly may be preferable.

45How important should my commute be when choosing a home?

Very. Test the actual commute during the hours you’ll travel rather than relying only on distance or an online estimate.

46What should I know about Marin schools before buying?

Verify boundaries, enrollment, programs, and policies directly with the appropriate school district. Don’t rely solely on real-estate marketing or third-party ratings.

47Can I buy a Marin or San Francisco property remotely?

Yes. Video tours, electronic documents, remote inspections, and digital communication make it possible, although seeing the property and community personally is valuable whenever practical.

48How do I find homes that aren’t publicly listed?

An experienced local agent’s network can help identify private, coming-soon, and potential off-market opportunities. Not every homeowner who might consider selling is actively advertising their property.

49What should I prioritize when buying a luxury home?

Prioritize characteristics that are difficult or impossible to change: location, views, privacy, lot, orientation, architecture, access, and setting. Finishes can usually be changed; the land and location cannot.

50What’s the most important advice for buying in Marin County or San Francisco?

Don’t buy a market—buy the right property at a price you understand and can comfortably afford. Marin and San Francisco are extremely localized. Two homes only a few streets apart can have very different values because of views, sun exposure, lot, condition, privacy, architecture, and location. The best decisions combine local market knowledge with your finances, lifestyle, and long-term objectives.

These answers are general information, not legal, tax, lending, or financial advice. Consult qualified professionals about your situation.

Have a question that isn't here?

Monica and Michelle answer personally, whether you're buying, selling, or both.

Ask us directly
Back to home Buyers & Sellers Resources

Top 50 Questions Sellers Ask

From pricing to closing: what sellers in Marin County and San Francisco most often want to know.

Top 50 buyers questions
1When is the best time to sell my home?

Spring is traditionally active, but the best time depends on inventory, competition, interest rates, your price range, and your personal goals. In Marin and San Francisco, desirable properties can sell successfully throughout the year.

2How much is my home worth?

Your home’s value should be based on recent comparable sales, current competition, location, condition, lot, views, improvements, architecture, and current buyer demand—not simply an online estimate.

3How do you determine the right listing price?

I look at what has sold, what is currently competing for the same buyers, what failed to sell, and how buyers are behaving today. The goal is to position the property where the market sees compelling value.

4Should I price high so I have room to negotiate?

Usually not. An inflated asking price can reduce early interest and ultimately work against the seller. Strategic pricing can generate stronger activity and negotiating leverage.

5Should I sell off-market or list on the MLS?

Off-market selling can offer privacy and an opportunity to test the market. MLS exposure generally reaches a much larger buyer pool. For some luxury properties, a private-market period followed by broader exposure can work well.

6Should I renovate before selling?

Not automatically. Paint, flooring, lighting, landscaping, and cosmetic improvements can sometimes produce a better return than a major renovation.

7Which renovations add the most value?

It depends on the property. Kitchens and bathrooms matter, but relatively simple improvements that make the entire home feel fresh and well maintained can sometimes provide a better return.

8Should I sell my home as-is?

It can make sense if renovation costs and delays outweigh the likely increase in selling price. I would compare both scenarios before recommending significant spending.

9Should I stage my home?

Often, particularly when a home is vacant or has an unusual layout. Good staging helps buyers understand scale, function, and lifestyle.

10What should I do before putting my home on the market?

Start with a property assessment before spending money. Determine what should be repaired, painted, removed, landscaped, inspected, or staged.

11Should I get inspections before listing?

Pre-sale inspections can identify potential issues before buyers do and allow you to decide how to address them. The appropriate inspection strategy varies by property.

12What do I legally need to disclose?

California has extensive disclosure requirements. Sellers generally need to disclose known material facts affecting the property or its value. Your Realtor should guide you through the required forms, with legal advice when necessary.

13What happens if I know something is wrong with my home?

Tell your Realtor. A known material issue should be handled transparently rather than hidden. Proper disclosure can reduce the risk of disputes later.

14Do I need permits for renovations I’ve already completed?

Permit requirements depend on the work and jurisdiction. Known unpermitted improvements should be disclosed, and you may need advice from the local building department or another qualified professional.

15Do unpermitted improvements hurt my home’s value?

They can. Buyers, lenders, appraisers, and insurers may treat unpermitted areas differently, particularly when they involve added living space or significant structural work.

16How long should it take to sell my home?

It varies considerably by price point and property type. Luxury homes often require more time because there are fewer qualified buyers.

17How many showings should I expect before receiving an offer?

There’s no magic number. I’m more interested in the quality of the buyers and repeated feedback than simply the number of people walking through the property.

18Are open houses really necessary?

Not for every property, but they can increase exposure and create urgency. For luxury homes, private appointments and targeted events can sometimes be more effective.

19How should my home be marketed?

Marketing should match the property’s likely buyer. Professional photography and video, digital campaigns, agent-to-agent exposure, targeted outreach, international exposure when appropriate, and compelling positioning should work together.

20Does international marketing really help luxury properties?

It can expand visibility, but international exposure shouldn’t replace strong local and national marketing. The most important objective is reaching qualified buyers wherever they are.

21Should I accept the first offer?

Don’t reject an offer simply because it arrived quickly. Evaluate price, financing, contingencies, closing timeline, and the buyer’s ability to perform.

22Is the highest offer always the best offer?

No. A slightly lower offer with stronger financing, fewer contingencies, or greater certainty can sometimes be the better offer.

23How do I know whether a buyer is truly qualified?

We review the buyer’s pre-approval or proof of funds and, when appropriate, communicate with their lender or financial representative within applicable rules.

24Can I counter an offer?

Yes. Price is only one negotiating point. Closing date, contingencies, possession, credits, and other terms can also be negotiated.

25What happens when I receive multiple offers?

We compare the entire package rather than price alone and determine whether accepting, countering, or asking buyers to improve their offers best serves your objectives.

26What are contingencies?

They’re contractual protections that may allow a buyer to investigate the property, obtain financing, complete an appraisal, or address other specified conditions.

27Should I accept an offer with contingencies?

Possibly. Most transactions involve some level of risk. The important question is whether the overall price and terms appropriately compensate you for that risk.

28What happens if the appraisal is lower than the purchase price?

In a financed transaction, it can affect the buyer’s loan. What happens next depends on the contract, contingencies, buyer’s available funds, and negotiations.

29What are my costs when selling?

Costs can include brokerage compensation, escrow and title-related expenses, transfer taxes, preparation or staging expenses, agreed buyer credits, loan payoff expenses, and other transaction-specific charges.

30How much will I actually net from my sale?

Before deciding whether to sell, I can prepare an estimated seller net sheet showing the approximate proceeds after anticipated transaction expenses and loan payoff.

31Will I have to pay capital-gains tax?

Possibly. Federal exclusions may apply to qualifying primary residences, but your basis, improvements, ownership, occupancy, and other circumstances matter. A CPA or tax attorney should calculate your actual liability.

32What is Proposition 19 and could it help me?

Certain eligible California homeowners—including qualifying homeowners age 55 or older—may be able to transfer their property-tax base when purchasing another California primary residence, subject to specific rules. This should be evaluated before planning the move.

33Should I sell before buying my next home?

It depends on liquidity and risk tolerance. Selling first provides financial certainty, while buying first can provide greater control over your move if you can comfortably carry both properties.

34How can I buy my next home before selling this one?

Depending on your finances, possibilities can include bridge financing and other lending or asset-based strategies. Your lender and financial advisor should determine what’s appropriate.

35Can I stay in my house after it sells?

Potentially. A negotiated rent-back or seller-possession arrangement can provide additional time to move.

36Can I sell a home that still has a mortgage?

Yes. The mortgage is generally paid from the proceeds when the transaction closes.

37Can I sell a property with a reverse mortgage?

Generally, yes. The reverse-mortgage balance and applicable amounts are typically satisfied through the sale proceeds. The lender or reverse-mortgage specialist should provide the exact payoff requirements.

38What if I inherited the property?

Before selling, confirm title, authority to sell, tax basis, and any trust or probate requirements with the appropriate attorney and tax professional.

39Can I sell a home that’s held in a trust?

Often yes, but the trustee’s authority and trust documents need to be reviewed. An estate or trust attorney should address legal questions.

40What happens to our house if we’re getting divorced?

Separate the legal issue of ownership from the real-estate issue of value. Attorneys should determine each spouse’s legal interest. The Realtor’s role is to objectively establish market positioning and manage the sale professionally.

41Is the house automatically divided 50/50 in a California divorce?

Not necessarily. California community-property rules can be affected by separate-property interests, agreements, tracing, reimbursements, and other circumstances. That’s a determination for the parties’ attorneys.

42How do we determine the home’s value during a divorce?

A Realtor can provide a market analysis, while certain situations may require an independent appraisal. The attorneys or court may also determine the appropriate valuation method and date.

43Can one spouse buy out the other?

Potentially. You need to establish value and equity and determine whether the person keeping the home can finance the buyout and handle the existing mortgage.

44Should divorcing spouses renovate before selling?

Only if both parties and their advisors agree. Large expenditures can create additional conflict, so the expected financial benefit should be clear.

45What happens if my home doesn’t sell?

We reassess the price, positioning, presentation, marketing, competition, and buyer feedback rather than simply continuing the same approach.

46When should I consider a price adjustment?

When the market consistently indicates that buyers see better value elsewhere. Repeated feedback and lack of qualified offers can be more meaningful than days on market alone.

47What if I don’t agree with the market’s valuation of my home?

You ultimately decide whether to sell. My responsibility is to give you objective market evidence so you can make an informed decision.

48What makes selling a luxury property different?

The buyer pool is smaller, privacy can be more important, properties are often unique, and conventional comparable-sales analysis may be less precise. Positioning and targeted exposure become especially important.

49What should I look for when choosing a listing agent?

Look beyond the proposed listing price. Consider local knowledge, negotiation skills, marketing strategy, communication, experience, network, and whether the agent will tell you what the market is actually saying.

50What’s the most important thing I can do to maximize my sale?

Make pricing, presentation, exposure, and timing work together. The objective isn’t simply to put a home on the market—it’s to position it so qualified buyers see its value and are motivated to act.

These answers are general information, not legal, tax, lending, or financial advice. Consult qualified professionals about your situation.

Have a question that isn't here?

Monica and Michelle answer personally, whether you're buying, selling, or both.

Ask us directly
Back to home Elevate Home Services by Engel & Völkers

Designed to take the stress out of selling a home

A line of credit for sellers that covers the improvements that help a home sell, with repayment through the closing process.

Apply in minutesTalk with Monica

Fast application

See if you qualify with no impact to your credit score. Plus, get as early as same-day fund access upon approval.

Flexible use of funds

Spend funds in multiple ways so that you can quickly pay vendors by cash or check.

Simple repayment

Pay nothing until closing1 and enjoy hassle-free repayment through the closing process.

Streamline your home sale

  1. Set a budget

    Decide which services can increase your home's value.

  2. Make improvements

    Use funds to make home improvement purchases and get your home ready to sell.

  3. Repay only what you spend2

    Pay back your accumulated balance through the closing process.

Apply in minutes

1E&V Gestalt Group and Notable Finance, LLC do not guarantee or warranty any results. Subject to additional terms and conditions. E&V Gestalt Group is not providing loans as part of the Elevate Home Services by Engel & Völkers Gestalt Group. Subject to the terms and conditions of your loan agreement with Notable Finance, LLC. Elevate Home Services by Engel & Völkers Gestalt Group loans are provided by Notable Finance, LLC, NMLS# 1824748 and are made or arranged pursuant to a California Finance Lenders Law license. Loan eligibility is not guaranteed and all loans are subject to credit approval and underwriting by Notable. Rules and exclusions apply.

2Interest applies. Loan funds and interest are due upon closing of the sale of your home, termination of your listing agreement with E&V Gestalt Group, loan acceleration or twelve months after origination, whichever is sooner. Subject to the terms and conditions of your loan agreement with Notable Finance, LLC.

3Minimum FICO: HI: 740, IL: 800, NC: 700, NE: 700, NY: 700, TN: 740, other states: 680.

Back to neighborhoods Communities & guides

Marin County & San Francisco Real Estate

Find the right town, neighborhood and home, with local Realtors who know them all

Marin County is a collection of very different towns: bay-front Tiburon, redwood-shaded Mill Valley, the estate lots of Ross and Kentfield, family-friendly Corte Madera and San Anselmo, and the beaches of Stinson Beach and Muir Beach. Each guide below covers homes for sale, neighborhoods, schools, commute and tips for buying and selling.

Talk with Monica & MichelleExplore the interactive map

Community guides

RossEstate lots and gardens in the Ross ValleyExplore Ross real estateKentfieldKent Woodlands estates near the Larkspur ferryExplore Kentfield real estateTiburonFerry-side village with bay and skyline viewsExplore Tiburon real estateMill ValleyRedwoods, Mt. Tam and a walkable downtownExplore Mill Valley real estateSan AnselmoA village downtown and family neighborhoodsExplore San Anselmo real estateCorte MaderaFlat, walkable neighborhoods by the bayExplore Corte Madera real estateStinson BeachBeachfront homes, Seadrift and the lagoonExplore Stinson Beach real estateMuir BeachA tiny coastal community above the coveExplore Muir Beach real estate

Top Realtors by town

Top Realtors in RossTop Realtors in KentfieldTop Realtors in Corte MaderaTop Realtors in Stinson BeachTop Realtors in Muir BeachTop Realtors in Larkspur

Find your community

Best neighborhoods for families
TiburonMill ValleyCorte MaderaRossSan AnselmoKentfield
Walkable downtowns
Mill ValleySan AnselmoTiburon
Ferry commute to San Francisco
TiburonKentfieldCorte Madera
Waterfront and beachfront homes
TiburonStinson BeachMuir Beach
Estate lots and privacy
RossKentfield
Coastal second homes
Stinson BeachMuir Beach
Dog-friendly trails and open space
Mill ValleySan AnselmoRossMuir Beach
Gated and private enclaves
Stinson BeachKentfield

Real estate guides

Home selling guideA step-by-step home selling guide: preparing, pricing, staging, disclosures, selling costs and closing, from Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers.Home buying guideThe home buying process from pre-approval to keys: financing, what to look for, winning offers, inspections and closing costs.How to choose a RealtorHow to find and hire the right real estate agent: experience, credentials, reviews, commission rates and the questions to ask.What is my home worth?How home values are set in Marin and San Francisco, how accurate online estimates are, and which improvements add value.Housing market trendsHow to read the local housing market: inventory, buyer’s vs seller’s markets, mortgage rates and what drives prices in Marin and San Francisco.Foreclosure & short salesUnderstanding foreclosure timelines, options for homeowners, short sale vs foreclosure, and buying distressed property in Marin and San Francisco.Green & solar homesBuying and selling sustainable homes in Marin: solar, clean power, heat pumps, EV charging and wildfire-resilient design.Investing & 1031 exchangesWhat investors should know about 1031 exchanges, multifamily property, rent control, vacation homes and property taxes in Marin and San Francisco.Mortgages & closing costsA plain-English guide to types of home loans, FHA vs conventional, pre-approval, down payment assistance, mortgage rates and who pays closing costs.Homes for sale by typeFind the kind of home you want: waterfront and beachfront homes, historic homes, fixer-uppers, condos and townhouses, duplexes, ranches, horse properties and first homes.Neighborhoods & lifestyleWhere to live in Marin based on schools, walkability, dogs, biking, privacy and the city-versus-suburb question.Development & zoningWhat homeowners and buyers should know about new developments, zoning changes, buildable lots, ADUs, lot splits and California land use rules.MLS & listingsHow the Multiple Listing Service works for buyers and sellers in Marin and San Francisco, and how to make a listing stand out.Real estate careersLicense requirements, the real estate exam, continuing education, Realtor vs broker roles and career paths, with an invitation to talk with Monica and Michelle about joining Engel & Völkers.Real estate marketing & techHow modern real estate marketing works, and the technology Monica and Michelle use to reach buyers for their clients.Top 50 buyer questionsFrom pre-approval to closing.Top 50 seller questionsFrom pricing to closing day.Divorce & real estateProtecting your home, equity and next chapter.

Not sure where to start?

Tell Monica and Michelle how you live, work and commute, and they will suggest the Marin towns and San Francisco neighborhoods that fit, including homes that are not on the market yet.

Start the conversation
All communities Community guide

Ross Real Estate

Homes for sale, neighborhoods, schools and market insight from your Ross Realtors, Monica Costa & Michelle Pender

Search Ross homesAsk about off-market homes
Setting
A small town in the Ross Valley, bordered by open space
Homes
Historic estates, large gardens, family homes
Schools
Ross School District (Ross School, K–8); Redwood High School
Commute
About 30 minutes to the Golden Gate Bridge by car; Larkspur ferry nearby

Living in Ross

Ross is a quiet, leafy town of about two thousand residents in the Ross Valley, known for large lots, mature gardens and historic estates. It has no commercial strip of its own beyond a few landmarks, and residents value its privacy.

The Marin Art and Garden Center, the town common and trails to Phoenix Lake and Mount Tamalpais shape daily life. Ross School, a public K–8 school, is a major draw for families.

  • Marin Art and Garden Center
  • Trails to Phoenix Lake and Mt. Tam
  • A small-town common and community events
  • Neighboring San Anselmo and Larkspur for shops and dining

Ross homes for sale

Ross offers some of the largest residential lots in central Marin: historic shingle and Mediterranean estates, classic family homes and newer architect-designed residences. Inventory is limited, and many buyers wait for the right street.

  • Historic estates on large, gated or hedged lots
  • Classic family homes walkable to Ross School
  • Newer architect-designed residences
  • Properties bordering open space and trails

See current Ross homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Ross

  • Central Ross Near the town common, Ross School and the Art and Garden Center.
  • Upper Ross and the hillside More private lots with views toward Mt. Tam.
  • Near Phoenix Lake Direct access to trails and open space.

Ross schools

Ross is served by the Ross School District (Ross School, kindergarten through eighth grade) and Redwood High School in Larkspur. The Branson School, a private high school, is also in Ross. Confirm assignment for each address.

Getting around and commuting to San Francisco

Sir Francis Drake Boulevard connects Ross to Highway 101. The Larkspur Ferry Terminal and SMART station are about ten minutes away.

Tips to sell your Ross home

The fastest way to sell a home in Ross at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Ross:

  • Market the land and gardens: aerial and garden photography help buyers understand estate-scale lots.
  • Organize permits and any flood-zone or creek documentation before listing.
  • Reach buyers privately first; many Ross sales start with a quiet preview.

Read the full home selling guide, or request a free Ross home valuation.

Buying a home in Ross

  • Review flood maps; parts of the Ross Valley near Corte Madera Creek have flood history.
  • Budget for maintaining large gardens and older estate homes.
  • Ask about historic-property review before planning a remodel.

See the home buying guide and top 50 buyer questions.

Top Realtors in Ross

Looking for the top Realtors in Ross? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Ross.

See how to choose a Realtor, or talk with Monica and Michelle about Ross.

Nearby communities

KentfieldSan AnselmoMill ValleyAll communities

Ross real estate questions

01Is Ross a good place to raise a family?

Many families choose Ross for its public K–8 school, safe streets and access to open space.

02Are there large lots for sale in Ross?

Yes, Ross has some of the largest residential lots in central Marin, though few come to market each year.

03Do I need flood insurance in Ross?

It depends on the property. Check FEMA flood maps and ask your lender; Monica and Michelle can help you review flood history.

04Who are the top Realtors in Ross?

The top Realtors in Ross combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Ross and across Marin County and San Francisco. Interview two or three agents and ask about their recent Ross sales.

Thinking about Ross?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Ross market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
All communities Community guide

Kentfield Real Estate

Homes for sale, neighborhoods, schools and market insight from your Kentfield Realtors, Monica Costa & Michelle Pender

Search Kentfield homesAsk about off-market homes
Setting
Wooded hills between Ross, Larkspur and Corte Madera Creek
Homes
Kent Woodlands estates, family homes, Greenbrae view homes and condos
Schools
Kentfield School District for most of Kentfield; Redwood High School
Commute
About 25–30 minutes to the Golden Gate Bridge; Larkspur ferry nearby

Living in Kentfield

Kentfield and Greenbrae are unincorporated communities in central Marin. Kentfield is known for Kent Woodlands, a hillside neighborhood of private roads and estate homes, and for the College of Marin campus. Greenbrae, next door, offers convenient family neighborhoods, views over Corte Madera Creek and easy access to Highway 101.

Together they suit buyers who want space and privacy close to the Larkspur ferry, good schools and the shops of Larkspur and Corte Madera.

  • College of Marin and its performing arts
  • Trails into Mt. Tam and the Baltimore Canyon open space
  • MarinHealth Medical Center in Greenbrae
  • Shops and restaurants in Larkspur, Corte Madera and San Anselmo

Kentfield homes for sale

Kent Woodlands offers large wooded lots and estate homes, some with views of Mount Tamalpais or the bay. Elsewhere in Kentfield and Greenbrae you will find classic family homes, mid-century homes and condominiums near the creek and boardwalk.

  • Estates in Kent Woodlands on private roads
  • Classic and mid-century family homes
  • Greenbrae hillside view homes
  • Condominiums and townhomes near Corte Madera Creek

See current Kentfield homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Kentfield

  • Kent Woodlands Private roads, large wooded lots and estate homes.
  • Kentfield flats Family homes near Bacich Elementary and the College of Marin.
  • Greenbrae hills Views over the creek and bay, minutes from Highway 101.
  • Greenbrae boardwalk A small waterfront community of homes along the creek.

Kentfield schools

Most of Kentfield is served by the Kentfield School District (Bacich Elementary and Kent Middle School) and Redwood High School. Parts of Greenbrae are served by other districts, so confirm assignment by address.

Getting around and commuting to San Francisco

Sir Francis Drake Boulevard connects to Highway 101 within minutes. The Larkspur Ferry Terminal and SMART station are nearby.

Tips to sell your Kentfield home

The fastest way to sell a home in Kentfield at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Kentfield:

  • Explain the road and access situation in Kent Woodlands clearly; buyers ask about private road maintenance.
  • Prepare defensible-space and fire-safety documentation; wooded lots draw insurance questions.
  • Highlight school assignment where it is a selling point.

Read the full home selling guide, or request a free Kentfield home valuation.

Buying a home in Kentfield

  • Ask about private road agreements and maintenance costs in Kent Woodlands.
  • Check wildfire insurance availability early in escrow on wooded lots.
  • Confirm school district by address; boundaries vary within Greenbrae.

See the home buying guide and top 50 buyer questions.

Top Realtors in Kentfield

Looking for the top Realtors in Kentfield? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Kentfield.

See how to choose a Realtor, or talk with Monica and Michelle about Kentfield.

Nearby communities

RossCorte MaderaMill ValleyAll communities

Kentfield real estate questions

01Is Kent Woodlands a gated community?

Kent Woodlands is not gated, but it has private roads and a secluded, wooded setting that offers a high level of privacy.

02What school district is Kentfield in?

Most of Kentfield is in the Kentfield School District, with high school students attending Redwood High. Always confirm by address.

03Is Greenbrae a good place to live?

Greenbrae suits buyers who want convenience: quick freeway access, nearby shopping, the ferry and the hospital, with views and quiet streets.

04Who are the top Realtors in Kentfield?

The top Realtors in Kentfield combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Kentfield and across Marin County and San Francisco. Interview two or three agents and ask about their recent Kentfield sales.

Thinking about Kentfield?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Kentfield market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
All communities Community guide

Tiburon Real Estate

Homes for sale, neighborhoods, schools and market insight from your Tiburon Realtors, Monica Costa & Michelle Pender

Search Tiburon homesAsk about off-market homes
Setting
A bay peninsula between Richardson Bay and San Francisco Bay
Homes
View homes, waterfront homes, family neighborhoods, condos and townhomes
Schools
Reed Union School District; Redwood High School
Commute
Ferries from downtown to San Francisco; Highway 101 via Tiburon Boulevard

Living in Tiburon

Tiburon is a waterfront town at the tip of a peninsula, known for its Main Street and Ark Row shops, restaurants on the water and ferries that cross the bay to San Francisco and Angel Island. Many homes look directly at the San Francisco skyline, the Golden Gate Bridge or Mount Tamalpais.

It is one of the most requested areas for families relocating from San Francisco to Marin: the ferry makes the city commute easy, and the Reed Union School District is a strong draw.

  • Walkable Main Street, Ark Row and waterfront dining
  • Richardson Bay shoreline path for walking, running and dogs
  • Ring Mountain and Old St. Hilary’s open space
  • Corinthian Yacht Club and easy boating

Tiburon homes for sale

Tiburon offers a wider range than neighboring Belvedere: classic mid-century homes in Bel Aire and Del Mar, contemporary view homes on the ridge, waterfront homes along Paradise Drive and Old Tiburon, and condominiums and townhomes close to downtown for buyers who want to walk to the ferry.

  • Ridge and hillside view homes
  • Waterfront homes on Paradise Drive and in Old Tiburon
  • Single-family family homes in Bel Aire and Del Mar
  • Condos and townhomes near downtown and Point Tiburon

See current Tiburon homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Tiburon

  • Old Tiburon and Lyford Cove Historic homes and bay-front lots close to downtown.
  • Bel Aire Flat, walkable streets near schools and Blackie’s Pasture.
  • Del Mar and the Tiburon ridge Hillside family neighborhoods with big views.
  • Paradise Cay and Paradise Drive Waterfront homes, some with private docks, on the quieter east side.
  • Point Tiburon Condos and townhomes on the water, steps from the ferry.

Tiburon schools

Tiburon is served by the Reed Union School District (Reed and Bel Aire elementary schools and Del Mar Middle School) and by Redwood High School, part of the Tamalpais Union High School District. Confirm assignment for a specific address.

Getting around and commuting to San Francisco

Ferries run from downtown Tiburon to San Francisco, typically about 30 minutes to the Ferry Building or Pier 41. By car, Tiburon Boulevard connects to Highway 101.

Tips to sell your Tiburon home

The fastest way to sell a home in Tiburon at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Tiburon:

  • Price to the view: Tiburon buyers pay a clear premium for skyline and bridge views, so comparables must match view quality, not just square footage.
  • Stage outdoor spaces; decks and terraces are where Tiburon homes sell.
  • List in late winter or spring, when relocating families are most active.

Read the full home selling guide, or request a free Tiburon home valuation.

Buying a home in Tiburon

  • Compare the walk to the ferry and to school; both affect price and resale.
  • Check slope stability, drainage and foundation reports on hillside lots.
  • Ask whether a view is protected; Tiburon has view-related ordinances, but they have limits.

See the home buying guide and top 50 buyer questions.

Your Tiburon Realtors

M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Tiburon.

See how to choose a Realtor, or talk with Monica and Michelle about Tiburon.

Nearby communities

Mill ValleyCorte MaderaRossAll communities

Tiburon real estate questions

01Is Tiburon good for families?

Yes. Families choose Tiburon for the Reed Union schools, safe walkable neighborhoods, the shoreline path and the ferry commute to San Francisco.

02How fast do homes sell in Tiburon?

Well-priced, well-presented homes in desirable neighborhoods often sell quickly, especially in spring. Unique or very high-end properties can take longer and benefit from targeted marketing.

03Can I commute to San Francisco from Tiburon by ferry?

Yes. Ferries run from downtown Tiburon to San Francisco on weekdays and weekends; check current schedules before you buy.

Thinking about Tiburon?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Tiburon market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
All communities Community guide

Mill Valley Real Estate

Homes for sale, neighborhoods, schools and market insight from your Mill Valley Realtors, Monica Costa & Michelle Pender

Search Mill Valley homesAsk about off-market homes
Setting
Redwood canyons and hillsides at the foot of Mount Tamalpais
Homes
Craftsman cottages, canyon homes, mid-century and contemporary family homes
Schools
Mill Valley School District; Tamalpais High School
Commute
About 15–25 minutes to the Golden Gate Bridge by car, traffic permitting

Living in Mill Valley

Mill Valley sits at the foot of Mount Tamalpais, with redwood canyons, hiking trails that start at the end of residential streets, and a lively downtown around Lytton Square. It combines a small-town feel with one of the shortest commutes to San Francisco in Marin.

It is consistently one of the most sought-after Marin towns for families, so well-prepared homes in good school neighborhoods tend to draw strong interest.

M&M Marin Real Estate works from the Engel & Völkers Marin office at 78 E Blithedale Ave in downtown Mill Valley, so Monica and Michelle see the Mill Valley market up close every day.

  • Walkable downtown with cafés, shops and the Depot
  • Trails to Mt. Tam, the Dipsea and Muir Woods
  • Dog-friendly parks and open space
  • Mill Valley Film Festival and a strong arts scene

Mill Valley homes for sale

Mill Valley homes range from shingled cottages and Craftsman homes in the canyons to mid-century homes on flatter lots and modern rebuilds with views of Mt. Tam or the bay. The unincorporated areas around the city, such as Tamalpais Valley, Homestead Valley and Strawberry, share the Mill Valley address and schools.

  • Canyon cottages and Craftsman homes among the redwoods
  • Mid-century and ranch homes on flatter lots
  • Contemporary rebuilds with bay or mountain views
  • Condos and townhomes, especially near Strawberry and Shelter Bay

See current Mill Valley homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Mill Valley

  • Downtown and Old Mill Walk to the square, Old Mill Park and the Depot.
  • Blithedale and Cascade canyons Redwood settings, creeks and trail access.
  • Scott Highlands and Sycamore Park Family neighborhoods with flatter streets.
  • Tamalpais Valley and Homestead Valley Sunny, more relaxed pockets near the coast road.
  • Strawberry Bay views and easy Highway 101 access.

Mill Valley schools

Mill Valley is served by the Mill Valley School District (several elementary schools and Mill Valley Middle School) and by Tamalpais High School. Strawberry Point and other schools serve specific areas; confirm assignment for each address.

Getting around and commuting to San Francisco

Highway 101 and the Golden Gate Bridge are close. Commuters also use Golden Gate Transit buses and the Sausalito or Larkspur ferries.

Tips to sell your Mill Valley home

The fastest way to sell a home in Mill Valley at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Mill Valley:

  • Spring is peak season for Mill Valley family buyers; plan preparation in winter.
  • Pre-sale inspections help; canyon homes raise questions about drainage, foundations and trees.
  • Highlight the walk to town, trails and schools as much as the house itself.

Read the full home selling guide, or request a free Mill Valley home valuation.

Buying a home in Mill Valley

  • Check fire safety and defensible space: much of Mill Valley is in a wildfire-risk area, which affects insurance.
  • Ask about drainage, retaining walls and tree care on canyon lots.
  • Be ready to move quickly with a strong pre-approval in spring.

See the home buying guide and top 50 buyer questions.

Your Mill Valley Realtors

M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Mill Valley.

See how to choose a Realtor, or talk with Monica and Michelle about Mill Valley.

Nearby communities

TiburonRossCorte MaderaAll communities

Mill Valley real estate questions

01What are the best neighborhoods in Mill Valley for families?

Families often look at Scott Highlands, Sycamore Park, Strawberry and the neighborhoods near Old Mill, but the right choice depends on schools, sun and commute. Monica and Michelle can walk you through each.

02Is homeowners insurance hard to get in Mill Valley?

Some homes in wildfire-risk areas face higher premiums or fewer carriers. Get an insurance quote early in escrow.

03How do I sell my Mill Valley home quickly?

Price accurately from recent comparable sales, prepare and stage the home, launch in a strong season and market to buyers relocating from San Francisco.

Thinking about Mill Valley?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Mill Valley market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
All communities Community guide

San Anselmo Real Estate

Homes for sale, neighborhoods, schools and market insight from your San Anselmo Realtors, Monica Costa & Michelle Pender

Search San Anselmo homesAsk about off-market homes
Setting
The heart of the Ross Valley, with wooded hillsides
Homes
Craftsman and older homes, family homes, Sleepy Hollow ranch homes
Schools
Ross Valley School District; Drake High School
Commute
About 30–35 minutes to the Golden Gate Bridge; Larkspur ferry nearby

Living in San Anselmo

San Anselmo is a village-style town at the center of the Ross Valley, with a walkable downtown of antique shops, cafés and restaurants on San Anselmo Avenue. Neighborhoods range from Craftsman homes near town to larger lots in Sleepy Hollow.

Families are drawn by the Ross Valley School District, Drake High School and a strong sense of community.

  • Walkable San Anselmo Avenue
  • Imagination Park and Creek Park
  • Trails to Bald Hill and the Cascade Canyon open space
  • Strong community events and farmers markets

San Anselmo homes for sale

You will find early-1900s Craftsman and shingled homes near downtown, mid-century homes in Sleepy Hollow, hillside homes with views and some larger lots on the edges of town.

  • Craftsman and shingled homes near downtown
  • Mid-century ranch homes in Sleepy Hollow
  • Hillside homes with valley views
  • Some larger lots near open space

See current San Anselmo homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in San Anselmo

  • Downtown and Seminary Historic homes near the town center and the seminary grounds.
  • Sleepy Hollow Ranch homes on larger lots, popular with families.
  • Red Hill and Oak Springs Hillside homes with views and quick access to Drake High.
  • Yolanda and Brookside Family neighborhoods near schools and trails.

San Anselmo schools

San Anselmo is served by the Ross Valley School District (including Brookside, Wade Thomas and Hidden Valley elementary schools and White Hill Middle School) and by Drake High School. Confirm assignment for each address.

Getting around and commuting to San Francisco

Sir Francis Drake Boulevard connects to Highway 101; the Larkspur ferry and SMART station are about 10–15 minutes away.

Tips to sell your San Anselmo home

The fastest way to sell a home in San Anselmo at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to San Anselmo:

  • Charm sells: preserve character details while updating kitchens and baths.
  • Provide flood history for homes near San Anselmo Creek.
  • Highlight walkability to downtown and schools.

Read the full home selling guide, or request a free San Anselmo home valuation.

Buying a home in San Anselmo

  • Check flood zones near San Anselmo Creek.
  • Older homes may need foundation, electrical or sewer lateral work; inspect carefully.
  • Compare commute times; San Anselmo is a bit farther from the bridge than southern Marin.

See the home buying guide and top 50 buyer questions.

Your San Anselmo Realtors

M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to San Anselmo.

See how to choose a Realtor, or talk with Monica and Michelle about San Anselmo.

Nearby communities

RossKentfieldMill ValleyAll communities

San Anselmo real estate questions

01Is San Anselmo walkable?

Neighborhoods near San Anselmo Avenue are very walkable, with cafés, shops and parks close by.

02What high school serves San Anselmo?

Most of San Anselmo is served by Drake High School in the Tamalpais Union High School District.

03Is San Anselmo good for families?

Yes, families choose it for its schools, parks, community feel and more varied price points than southern Marin.

Thinking about San Anselmo?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current San Anselmo market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
All communities Community guide

Corte Madera Real Estate

Homes for sale, neighborhoods, schools and market insight from your Corte Madera Realtors, Monica Costa & Michelle Pender

Search Corte Madera homesAsk about off-market homes
Setting
Bay-side flats and hillsides in central Marin
Homes
Family homes, mid-century homes, townhomes
Schools
Larkspur–Corte Madera School District; Redwood High School
Commute
Highway 101 and the Larkspur ferry within minutes

Living in Corte Madera

Corte Madera is a family-oriented town between Larkspur and Mill Valley, with flat, walkable streets, parks and two major shopping centers. It offers some of the easiest living in central Marin: quick freeway access, a nearby ferry and good public schools.

It suits buyers who want a classic neighborhood feel and a practical commute, often at a lower price per square foot than neighboring towns.

  • Town Park and the Corte Madera Marsh
  • The Village and Town Center shopping
  • Flat streets that are easy for kids and bikes
  • Quick access to Mill Valley and Larkspur

Corte Madera homes for sale

Most Corte Madera homes are single-family homes on manageable lots, from mid-century ranch homes to remodeled family homes, with townhomes and condominiums closer to Highway 101 and the bay.

  • Mid-century and ranch family homes
  • Hillside homes on Christmas Tree Hill
  • Townhomes and condos near the bay
  • Remodeled and rebuilt homes on flat lots

See current Corte Madera homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Corte Madera

  • Christmas Tree Hill Hillside homes with views and quiet streets.
  • Chapman Park and Madera Gardens Flat, walkable family neighborhoods.
  • Near Town Park Walk to parks, the library and the Village shops.
  • Bay-side neighborhoods Homes and townhomes near the marsh and bay trail.

Corte Madera schools

Corte Madera is served by the Larkspur–Corte Madera School District (including Neil Cummins Elementary and Hall Middle School) and Redwood High School. Confirm assignment for each address.

Getting around and commuting to San Francisco

Highway 101 runs through town, and the Larkspur Ferry Terminal is a few minutes away.

Tips to sell your Corte Madera home

The fastest way to sell a home in Corte Madera at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Corte Madera:

  • Market to families: schools, parks and flat streets are the headline.
  • Address any flood-zone status clearly for homes near the bay.
  • Simple cosmetic updates often matter more here than major remodels.

Read the full home selling guide, or request a free Corte Madera home valuation.

Buying a home in Corte Madera

  • Check flood maps and sea-level-rise projections for bay-side homes.
  • Compare noise from Highway 101 by street.
  • Expect competition for well-kept family homes near schools.

See the home buying guide and top 50 buyer questions.

Top Realtors in Corte Madera

Looking for the top Realtors in Corte Madera? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Corte Madera.

See how to choose a Realtor, or talk with Monica and Michelle about Corte Madera.

Nearby communities

Mill ValleyKentfieldTiburonAll communities

Corte Madera real estate questions

01Is Corte Madera good for families?

Yes. Flat walkable neighborhoods, parks and the Larkspur–Corte Madera schools make it popular with families.

02Is Corte Madera in a flood zone?

Some bay-side areas are in FEMA flood zones while most of town is not. Check each address.

03Is Corte Madera less expensive than Mill Valley?

Corte Madera often offers more house for the money than Mill Valley or Tiburon, though prices vary widely by neighborhood and condition.

04Who are the top Realtors in Corte Madera?

The top Realtors in Corte Madera combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Corte Madera and across Marin County and San Francisco. Interview two or three agents and ask about their recent Corte Madera sales.

Thinking about Corte Madera?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Corte Madera market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
All communities Community guide

Stinson Beach Real Estate

Homes for sale, neighborhoods, schools and market insight from your Stinson Beach Realtors, Monica Costa & Michelle Pender

Search Stinson Beach homesAsk about off-market homes
Setting
Coastal villages along Highway 1 on the Pacific
Homes
Beachfront homes, Seadrift, coastal cottages, second homes
Schools
Bolinas–Stinson Union School District; Tamalpais High School
Commute
About 45–60 minutes to San Francisco via Highway 1 and the bridge

Living in Stinson Beach

Stinson Beach is a small coastal village on Marin’s Pacific shore, surrounded by the Golden Gate National Recreation Area and Mount Tamalpais State Park. It is one of the few places in the Bay Area where you can own a beachfront home within about an hour of San Francisco.

Many buyers here are looking for a second home or a weekend retreat; others want full-time coastal living. Neighboring Bolinas, at the end of the lagoon, shares the same school district and coastal character.

  • Miles of beach and the Bolinas Lagoon
  • Trails to the Dipsea, Matt Davis and Steep Ravine
  • Surfing, birding and wildlife
  • A quiet, close-knit coastal community

Stinson Beach homes for sale

Inventory is small and varied: beachfront and lagoon-front homes in Seadrift, a private gated community on the Stinson sandspit; cottages and contemporary homes in the village; and hillside homes with ocean views above Highway 1.

  • Beachfront and lagoon-front homes in Seadrift
  • Village cottages a short walk to the beach
  • Ocean-view hillside homes
  • Second homes and weekend retreats

See current Stinson Beach homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Stinson Beach

  • Seadrift A gated community on the sandspit, with homes on the beach or the Bolinas Lagoon.
  • Stinson Beach village Cottages and homes a short walk to the beach, shops and cafés.
  • Calle del Arroyo and the Patios Homes close to the beach and the creek on the flats.
  • The hillside above Highway 1 Ocean and lagoon views from the slopes of Mt. Tam.

Stinson Beach schools

Stinson Beach is served by the Bolinas–Stinson Union School District for elementary and middle school, and by Tamalpais High School. Confirm assignment for each address.

Getting around and commuting to San Francisco

Highway 1 connects to Mill Valley and Highway 101 over the shoulder of Mt. Tam; allow extra time on sunny weekends.

Tips to sell your Stinson Beach home

The fastest way to sell a home in Stinson Beach at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Stinson Beach:

  • Coastal homes need specific disclosures: septic, flood and sea-level information, and any Coastal Commission permits.
  • Time listings for spring and summer, when second-home buyers are visiting.
  • Show off the setting with drone and sunset photography.

Read the full home selling guide, or request a free Stinson Beach home valuation.

Buying a home in Stinson Beach

  • Inspect septic systems and check permits for additions.
  • Review flood, tsunami and sea-level-rise information and insurance costs.
  • Check county rules if you plan to rent the home short-term.

See the home buying guide and top 50 buyer questions.

Top Realtors in Stinson Beach

Looking for the top Realtors in Stinson Beach? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Stinson Beach.

See how to choose a Realtor, or talk with Monica and Michelle about Stinson Beach.

Nearby communities

Muir BeachMill ValleyTiburonAll communities

Stinson Beach real estate questions

01Are there beachfront homes for sale near San Francisco?

Yes. Stinson Beach, especially Seadrift, offers some of the only beachfront homes within an hour of San Francisco.

02Is Seadrift a gated community?

Yes. Seadrift is a private, gated community on the Stinson Beach sandspit.

03Can I rent out a Stinson Beach home?

Short-term rentals in unincorporated Marin are regulated by the county. Check current rules before you buy.

04Who are the top Realtors in Stinson Beach?

The top Realtors in Stinson Beach combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Stinson Beach and across Marin County and San Francisco. Interview two or three agents and ask about their recent Stinson Beach sales.

Thinking about Stinson Beach?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Stinson Beach market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
All communities Community guide

Muir Beach Real Estate

Homes for sale, neighborhoods, schools and market insight from your Muir Beach Realtors, Monica Costa & Michelle Pender

Search Muir Beach homesAsk about off-market homes
Setting
A small cove community on Highway 1, between Mill Valley and Stinson Beach
Homes
Ocean-view hillside homes, architect-designed retreats, cottages
Schools
Southern Marin public schools, including Tamalpais High School; confirm by address
Commute
About 15–20 minutes to Mill Valley and Highway 101; about 40 minutes to San Francisco

Living in Muir Beach

Muir Beach is a tiny unincorporated community of a few hundred residents set above a sheltered cove on Marin’s coast, surrounded by the Golden Gate National Recreation Area. It feels remote, yet it is one of the closest coastal communities to Mill Valley and San Francisco.

Buyers come for ocean views, quiet, and immediate access to the beach, the Coastal Trail and Muir Woods, with Mill Valley’s shops and schools a short drive over the hill.

  • Muir Beach and the Coastal Trail
  • Muir Woods and Mt. Tam close by
  • Green Gulch Farm and the Pelican Inn
  • A close-knit community with its own volunteer fire department

Muir Beach homes for sale

Homes are few and rarely come to market. Most sit on hillsides with views over the Pacific and the cove, from modest cottages to architect-designed contemporary homes. Many rely on septic systems, and coastal permitting applies to remodels and additions.

  • Ocean-view hillside homes
  • Architect-designed contemporary retreats
  • Cottages and cabins
  • Second homes and weekend getaways

See current Muir Beach homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Muir Beach

  • Above the cove Homes with direct views of Muir Beach and the ocean.
  • Seacape and the upper hillside Higher lots with sweeping coastline views.
  • Near Highway 1 and the Pelican Inn Closest to the beach, Redwood Creek and Green Gulch Farm.

Muir Beach schools

Muir Beach students attend southern Marin public schools, including Tamalpais High School. Confirm district assignment for each address.

Getting around and commuting to San Francisco

Highway 1 winds over the hill to Tamalpais Valley, Mill Valley and Highway 101. Allow extra time on sunny weekends, when beach traffic is heavy.

Tips to sell your Muir Beach home

The fastest way to sell a home in Muir Beach at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Muir Beach:

  • Disclose septic, water service and any Coastal Commission permits clearly.
  • Use drone and sunset photography to show the setting and views.
  • Reach second-home and lifestyle buyers in the Bay Area and beyond.

Read the full home selling guide, or request a free Muir Beach home valuation.

Buying a home in Muir Beach

  • Inspect septic systems and confirm water service and permits for past work.
  • Review landslide, wildfire and insurance information for hillside lots.
  • Check county rules if you plan to rent the home short-term.

See the home buying guide and top 50 buyer questions.

Top Realtors in Muir Beach

Looking for the top Realtors in Muir Beach? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Muir Beach.

See how to choose a Realtor, or talk with Monica and Michelle about Muir Beach.

Nearby communities

Stinson BeachMill ValleyTiburonAll communities

Muir Beach real estate questions

01Are there homes for sale in Muir Beach?

Only a handful come to market in a typical year, and some sell privately. Monica and Michelle can let you know about upcoming opportunities.

02How far is Muir Beach from Mill Valley?

Usually about 15 to 20 minutes by car over Highway 1, depending on traffic.

03Is Muir Beach good for a second home?

Yes. Many owners use Muir Beach homes as weekend retreats, close to the city but on the coast.

04Who are the top Realtors in Muir Beach?

The top Realtors in Muir Beach combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Muir Beach and across Marin County and San Francisco. Interview two or three agents and ask about their recent Muir Beach sales.

Thinking about Muir Beach?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Muir Beach market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

How to Sell Your House in Marin County & San Francisco

A step-by-step home selling guide: preparing, pricing, staging, disclosures, selling costs and closing, from Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers.

The house selling process, step by step

Most Marin and San Francisco sales follow the same path. Knowing it in advance helps you choose the right timing and avoid surprises.

  • Meet with your Realtor to review goals, timing and a pricing range
  • Order pre-sale inspections (home, pest and, where required, sewer lateral)
  • Prepare the home: repairs, decluttering, paint, landscaping and staging
  • Professional photography, video, floor plans and a virtual tour
  • Launch: MLS, syndication, private networks, open houses and broker tours
  • Review offers, negotiate terms and accept
  • Escrow: buyer inspections, appraisal, loan approval and disclosures
  • Final walk-through and closing

Preparing your home for sale: checklist

Buyers decide in the first few seconds of a photo or a showing. Focus your budget where it shows.

  • Declutter and depersonalize every room, closet and garage
  • Fresh neutral paint where walls are dated or marked
  • Repair anything an inspector will flag: leaks, broken windows, loose railings
  • Deep clean, including windows and carpets
  • Curb appeal: trimmed landscaping, fresh mulch, a clean entry and new house numbers
  • Lighting: replace bulbs and add lamps for warm, bright photos

Staging a house

Staging helps buyers picture themselves in the home and usually leads to stronger photos and offers. In luxury homes, staging often means editing and refining what is already there; in vacant homes, it means furnishing key rooms. Monica and Michelle arrange staging as part of their listing preparation.

What not to fix when selling a house

Not every improvement pays back. Skip major remodels just before selling; buyers often want to choose their own finishes. Spend on repairs, paint, lighting and landscaping first. For larger pre-sale improvements, Elevate Home Services offers a pre-sale line of credit repaid at closing (loans by Notable Finance, subject to approval).

Pricing and home appraisal tips for sellers

Price comes from recent comparable sales, current competition and the home’s condition, views and lot. Overpricing usually costs time and money; homes that sit tend to sell for less. Appraisers look at comparable sales, size, condition, upgrades and location. Have a list of improvements, with dates and permits, ready for the appraiser.

Disclosures when selling a house in California

California sellers must disclose known material facts. Common documents include the Transfer Disclosure Statement, the Seller Property Questionnaire, a Natural Hazard Disclosure report and, for homes built before 1978, lead-based paint disclosures. Several Marin cities and sanitary districts also require sewer lateral inspections or certificates, and some require city reports at sale. Monica and Michelle coordinate these early so escrow runs smoothly.

Real estate selling costs

Typical selling costs include the brokerage commission, which is negotiable; county and, in some cities, city transfer taxes; escrow and title fees; any repairs or credits; and staging and preparation. Marin County’s documentary transfer tax is $1.10 per $1,000 of value; San Francisco uses graduated rates that rise on higher-priced properties. Monica and Michelle give every seller a written estimate of net proceeds before listing.

How long does it take to sell a house?

Well-priced, well-presented homes in strong locations often go under contract within a few weeks; luxury, rural and unique properties usually take longer. Escrow typically lasts 21 to 45 days after acceptance. Allow a few weeks before listing for preparation.

Best time to sell a house in Marin County

Late winter through early summer is usually the most active season, especially for family homes. Fall can be strong as well. The best time for you depends on your next move, your home and current inventory.

Selling fast, selling as is and cash offers

If you need to sell quickly, accurate pricing and good preparation matter more than anything. Selling as is can save time but usually reduces price; cash buyers and investors trade speed for a discount. Monica and Michelle can show you the realistic difference so you can choose.

Selling without a Realtor (FSBO): pros and cons

Selling by owner can save a listing commission but means handling pricing, marketing, disclosures, negotiation and escrow yourself, often with less exposure to qualified buyers. Many FSBO sellers end up offering compensation to buyers’ agents anyway. If you are considering it, talk with Monica and Michelle about a plan that fits your situation.

Listing agent vs selling agent

The listing agent represents the seller; the selling (or buyer’s) agent represents the buyer. When one agent represents both sides, California requires written disclosure and consent.

Open houses, virtual tours and marketing

Effective marketing combines MLS exposure with professional photography, video, 3D or virtual tours, targeted social and digital ads, broker tours and open houses, plus Engel & Völkers’ global network for high-end homes. Before an open house, secure valuables and medications and keep showings well lit and quiet.

Closing day tips and final walk-through

Leave the home clean and empty unless you agreed otherwise, with keys, remotes, manuals and warranties gathered in one place. Transfer utilities and cancel services after closing. The buyer’s final walk-through confirms the home is in the agreed condition.

Home-selling checklist at a glance

A quick home-selling checklist: choose your Realtor, review pricing, order inspections, repair and declutter, stage, photograph, launch, review offers, complete escrow tasks, do the final walk-through and close.

Negotiating the home sale price

Negotiation starts with pricing and preparation: a well-presented, accurately priced home attracts more buyers and more leverage. When offers arrive, compare net proceeds, financing strength, contingencies and timing, not just price. Counteroffers, multiple-offer rounds and repair credits are all tools Monica and Michelle use to protect your bottom line.

Home inspection checklist for sellers

Pre-sale inspections let you fix issues or disclose them on your terms.

  • General home inspection
  • Pest (termite) inspection and report
  • Roof and chimney
  • Sewer lateral, where required
  • Drainage, foundation and retaining walls on hillside lots
  • Electrical panel, water heater strapping and smoke and carbon monoxide detectors

Curb appeal tips and ideas

First impressions start at the street.

  • Paint or refresh the front door and trim
  • Trim hedges, add fresh mulch and seasonal plants
  • Clean walkways, windows and gutters
  • Update house numbers, lighting and the mailbox
  • Stage the entry and any front porch or terrace

Decluttering for a home sale

Remove at least a third of what is on shelves and counters, clear closets so they look spacious, store personal photos and collections, and empty the garage as much as possible. A storage unit or portable container for a few months is usually worth it.

Real estate marketing strategies that sell homes

Strong marketing blends professional photography, video and floor plans with a compelling MLS description, syndication to major portals, targeted social and digital ads, email to agent networks, open houses and, for high-end homes, Engel & Völkers’ global network across more than 30 countries.

MLS listing tips, photos and descriptions

Lead with your strongest photo, shoot in the best natural light, include twilight and drone images where views matter, and add a floor plan and virtual tour. Write descriptions that are specific and accurate: views, layout, updates, lot and location, avoiding exaggeration and anything that could raise fair-housing concerns.

Post-sale home maintenance and moving tips

After closing, forward mail, transfer or cancel utilities and insurance, keep closing documents for taxes, and leave manuals and warranties for the new owner. If you are buying again, schedule maintenance on your new home early: gutters, HVAC service, smoke detectors and a deep clean before move-in.

How to sell your house without a Realtor

Sellers who go it alone typically list through a flat-fee MLS service, price from public sales data, hire a photographer, prepare California disclosures and use an escrow company. It can work in simple situations; in Marin’s high-value market, pricing and negotiation mistakes are often costlier than the commission saved.

Questions

01How do I sell my house fast in Marin?

Price it correctly from the start, complete key repairs and staging before launch, and list in an active season. Monica and Michelle can also reach qualified buyers privately.

02What should I fix before selling my house?

Focus on repairs an inspector will flag, paint, lighting, landscaping and cleaning. Avoid major remodels right before selling.

03Who pays transfer tax in Marin County?

By local custom the seller usually pays the county transfer tax, but it is negotiable. Some cities add their own tax.

More guides

Home buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

How to Buy a Home in Marin County & San Francisco

The home buying process from pre-approval to keys: financing, what to look for, winning offers, inspections and closing costs.

Home buying process checklist

Buying in a competitive market goes best with a plan.

  • Get pre-approved (not just prequalified) and confirm your down payment
  • Sign a buyer representation agreement with your agent, now required before touring with an MLS agent
  • Define must-haves, nice-to-haves and target neighborhoods
  • Tour homes, including private and off-market opportunities
  • Review disclosures and inspection reports before offering
  • Write a strong offer with clear terms
  • In escrow: inspections, appraisal, insurance and final loan approval
  • Final walk-through, signing and keys

Loan pre-approval vs prequalification

A prequalification is an estimate based on what you tell a lender. A pre-approval means the lender has reviewed your income, assets and credit. In Marin and San Francisco, sellers expect a pre-approval, and a fully underwritten approval makes an offer stronger.

Types of home loans

Most buyers use conventional loans. Because Marin and San Francisco are high-cost areas, conforming loan limits are higher here, and many purchases use jumbo loans. FHA loans allow smaller down payments but have their own limits and property requirements, so they are less common on high-priced homes. Ask a local lender to compare options; Monica and Michelle can refer trusted lenders.

Down payment assistance programs

First-time buyers may qualify for state programs through CalHFA and, in some cases, local programs. Income and price limits apply, and availability changes, so check current program rules with a lender early.

What to look for when buying a house

Beyond finishes, look at what is hard or expensive to change.

  • Location, light, noise and the walk to town, schools or transit
  • Foundation, drainage and retaining walls, especially on hillsides
  • Roof, electrical, plumbing, sewer lateral and heating systems
  • Wildfire risk and insurance availability
  • Flood zone status near the bay and creeks
  • Permits for past additions and remodels

How to win a bidding war on a house

In competitive situations, price matters, but so do terms. Strong offers combine solid financing, a clean timeline, reviewed disclosures, a realistic appraisal plan and a personal touch. How much over asking to offer depends on the home, the competition and recent sales; Monica and Michelle will show you the data rather than guess.

Contingent offers

Contingencies protect buyers but make offers less attractive to sellers. Contingent offers on the sale of another home fall through more often, so many Marin buyers use bridge financing or sell first with a rent-back instead.

Home inspection checklist

In California, buyers typically review a general home inspection and a pest (termite) report, and often add roof, sewer lateral, chimney, drainage, foundation and geotechnical inspections, depending on the home.

Closing costs and who pays them

Buyers typically pay loan fees, prepaid interest, insurance and property tax impounds, and their share of escrow and title fees. Local custom differs between Marin and San Francisco, and everything is negotiable. Ask your lender for a Loan Estimate early.

New construction, building or buying

New construction is limited in Marin. Buying an existing home is usually faster and more predictable than building; building gives full control but involves design review, permits and longer timelines.

Buying a vacation home or duplex

Second homes in Stinson Beach, Bolinas or West Marin need careful review of septic, flood and short-term rental rules. Duplexes and small multifamily buildings can offset costs but come with landlord responsibilities and local tenant protections.

Renting vs buying a house

Buying builds equity and stability; renting keeps flexibility. Compare total monthly costs, how long you plan to stay and your down payment. A quick consultation with a lender and M&M Marin Real Estate will show you the numbers for your situation.

How to get preapproved for a home loan

Gather two years of tax returns and W-2s or 1099s, recent pay stubs, two to three months of bank and investment statements, and identification. A lender pulls your credit, reviews income and assets, and issues a pre-approval letter. Shop two or three lenders, and ask about full underwriting for a stronger offer.

Buying a house in a seller’s market

Be fully prepared before you tour: pre-approval, down payment ready and disclosures reviewed. Act quickly, consider shorter contingency periods where you are comfortable, and ask about off-market homes to avoid bidding wars.

Buy a home or buy real estate as an investment?

Buying a home to live in is about lifestyle, stability and long-term equity. Buying investment real estate is about cash flow, appreciation and tax strategy. Many Marin buyers combine both with an ADU or a duplex. See the real estate investing guide for more.

How often do contingent offers fall through?

Sale contingencies fail more often than financing or inspection contingencies because they depend on another sale closing. Sellers know this, which is why contingent offers are weaker in competitive markets.

Questions

01Is it a good time to buy a house?

The right time depends on your finances and plans more than on headlines. If you plan to stay for several years and the payment fits your budget, waiting for perfect timing is rarely worth it.

02How much over asking price should I offer?

It depends on the home, competition and recent comparable sales. Monica and Michelle review the data with you before every offer.

03Do I need a buyer’s agent agreement?

Yes. Since August 2024, buyers working with an MLS agent sign a written agreement before touring, which sets out the agent’s services and compensation.

More guides

Home selling guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

How to Choose a Realtor in Marin County & San Francisco

How to find and hire the right real estate agent: experience, credentials, reviews, commission rates and the questions to ask.

Licensed agent, Realtor and certified specialist: what’s the difference?

Every agent in California must hold a license from the Department of Real Estate (DRE); you can look up any license number on the DRE website. A Realtor is a licensed agent who belongs to the National Association of Realtors and follows its Code of Ethics. Certifications and designations show additional training in areas such as luxury homes, relocation or seniors.

How to find a Realtor

Start with agents who sell homes like yours in your neighborhood. Ask friends for referrals, review recent sales and read reviews on Google, Zillow and other platforms. Then interview two or three agents.

Questions to ask before hiring a real estate agent

  • How many homes like mine have you sold here recently?
  • How will you price and market my home, or find my next one?
  • Who else on your team will I work with?
  • How do you handle private and off-market opportunities?
  • What are your fees, and what services do they include?
  • Can I speak with recent clients?

Realtor commission rates and real estate agent fees

Commissions are negotiable; there is no standard rate. Since August 2024, offers of compensation to buyers’ agents no longer appear on the MLS, and buyers sign written agreements with their agents that spell out services and compensation. Sellers may still choose to offer compensation or concessions. Ask any agent to explain exactly what you will pay and what you receive.

What makes an experienced, top-rated Realtor?

Look for local expertise, a track record in your price range, strong negotiation, clear communication and a marketing plan that reaches the right buyers, including internationally for luxury homes. Reviews and repeat clients tell you more than advertising.

Relocation Realtor

If you are moving to Marin from San Francisco or another state, choose an agent who can explain each town’s schools, commute and lifestyle and coordinate both sales if you are selling as well.

About Monica Costa & Michelle Pender

M&M Marin Real Estate is the partnership of Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Realtors with Engel & Völkers. Monica is a founding member of Engel & Völkers in Marin County, a former Marin County Manager and VP of Sales, with more than 20 years in luxury real estate, marketing and yachting. Michelle is a native San Franciscan who specializes in San Francisco luxury residences, multifamily buildings, condominiums, TICs and co-ops, and is a member of Engel & Völkers Private Office. Together they represent buyers and sellers across Marin County and San Francisco, and specialize in moves between the two.

Top real estate agents near me in Marin County

If you are searching for the top Realtors or the best real estate agent in Marin County, look at recent sales in your neighborhood, the agent’s network and how they market homes. M&M Marin Real Estate works from the Engel & Völkers Marin office at 78 E Blithedale Ave in Mill Valley, and represents buyers and sellers across Marin County and San Francisco.

Top Realtors by town

Each M&M community guide includes a section on choosing among the top Realtors in that town: top Realtors in Ross, Kentfield, Corte Madera, Stinson Beach and Muir Beach. Use the links below to go straight to your town.

Top Realtors in Larkspur

Looking for the top Realtors in Larkspur? Larkspur sits between Kentfield, Corte Madera and Mill Valley, with a historic downtown, redwood canyons and the Larkspur ferry. Compare agents on recent Larkspur sales, reviews, marketing and their reach to buyers relocating from San Francisco. Monica Costa and Michelle Pender of M&M Marin Real Estate represent buyers and sellers in Larkspur and the neighboring Kentfield and Corte Madera communities, from their Engel & Völkers office in nearby Mill Valley.

Realtor services: what a full-service agent does

A full-service Realtor should handle every step for you.

  • Pricing strategy and a written estimate of net proceeds
  • Preparation, staging and professional photography, video and virtual tours
  • MLS listing, syndication and private and international marketing
  • Showings, open houses and broker tours
  • Negotiation, disclosures and escrow coordination
  • For buyers: neighborhood guidance, off-market access, offer strategy and inspections

Finding a Realtor you can trust

Finding a Realtor starts with referrals and recent local sales, then a short interview. Choose someone who listens, explains the market candidly and has a clear plan for your goals.

Realtor reviews: how to read them

Read reviews on Google, Zillow and Realtor.com for patterns: communication, honesty, negotiation and results. Ask the agent for references from clients whose situation resembled yours.

Hiring a real estate agent for buying a new home

The top Realtor for buying a home is one who knows the neighborhoods you are considering, hears about homes before they are listed, and can structure a winning offer without overpaying.

Questions

01How do I find the best Realtor near me?

Compare agents with recent sales in your neighborhood and price range, read reviews and interview two or three before deciding.

02Are Realtor commissions negotiable?

Yes. Commissions are always negotiable, and buyers now agree to their agent’s compensation in writing.

03How can I check a real estate agent’s license?

Search the agent’s name or license number on the California Department of Real Estate website.

More guides

Home selling guideHome buying guideWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

How Much Is My House Worth? Home Valuation in Marin County

How home values are set in Marin and San Francisco, how accurate online estimates are, and which improvements add value.

Home estimate vs professional home valuation

Online home estimates use public records and recent sales. They are a starting point, but they cannot see your renovations, view, light, lot or condition, and they are often least accurate for unique, luxury and hillside homes, exactly the kind of homes common in Marin.

How a Realtor values your home

A comparative market analysis looks at recent comparable sales, current and pending listings, and adjusts for size, condition, lot, views and location. Monica and Michelle add what they hear from buyers and agents about homes that have not yet come to market.

What appraisers look for

Appraisers working for a buyer’s lender compare recent sales and consider size, condition, quality, upgrades, lot and location. Provide a list of improvements with dates and permits to support value.

Best home improvements to increase value

Projects that improve how a home looks, works and feels tend to return the most.

  • Fresh paint, lighting and landscaping
  • Kitchen and bathroom refreshes rather than full remodels
  • Energy-efficient upgrades and solar you own
  • Defensible space and wildfire hardening
  • Permitted additional living space, including ADUs where allowed

How much do you lose selling a house as is?

It depends on condition and market. Homes with deferred maintenance often sell at a discount larger than the cost of fixing the issues, because buyers price in risk. Monica and Michelle can show you the likely difference before you decide.

How much over asking price should I offer on a home?

There is no fixed percentage. Look at recent comparable sales, how long the home has been listed, how many offers are expected and how the price compares with value. Some homes are priced low to invite multiple offers; others are priced at value.

How to add a room to a house cheaply

The least expensive added space usually comes from converting existing area: a garage, basement, attic or large room divided into two. Permitted conversions add more value than unpermitted ones, and California’s ADU laws make garage conversions easier in many cities. Get a contractor bid and check local permits first.

Best improvements for home valuation

For appraisals, documented square footage, bedrooms and bathrooms, permitted work and overall condition matter most. Cosmetic updates help buyers fall in love; permitted space and system upgrades support the appraised value.

Questions

01How accurate are online home value estimates?

They can be reasonably close for typical homes but often miss by a wide margin on unique, luxury or hillside Marin homes.

02How can I get a free home valuation?

Request a complimentary valuation from M&M Marin Real Estate; Monica and Michelle will prepare a market analysis based on your home’s features and recent sales.

03Do ADUs add value in Marin?

Permitted ADUs can add value and flexibility. Rules vary by city, so check local requirements first.

More guides

Home selling guideHome buying guideHow to choose a RealtorHousing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Marin County & San Francisco Housing Market: Trends & Forecast

How to read the local housing market: inventory, buyer’s vs seller’s markets, mortgage rates and what drives prices in Marin and San Francisco.

Buyer’s market vs seller’s market

A seller’s market has few homes for sale relative to buyers, so homes sell quickly, often with multiple offers. A buyer’s market has more inventory, longer days on market and more room to negotiate. Months of inventory, days on market and the sale-to-list price ratio are the best quick indicators.

What drives Marin County home prices

Marin has limited land, strict development rules and protected open space, so supply stays low. Demand comes from schools, quality of life and proximity to San Francisco. Interest rates and the Bay Area economy affect both.

Will home prices go down?

Nobody can predict prices reliably. Watch local inventory, pending sales and price reductions in the neighborhoods you care about rather than national headlines. Monica and Michelle share current data for each town on request.

Mortgage rates forecast

Rates change with inflation, the economy and Federal Reserve policy, and forecasts often miss. Focus on a payment you can afford today; if rates fall, refinancing may be possible later.

Signs of a market slowdown

Rising inventory, longer days on market, more price reductions and fewer multiple offers. A slower market can be an opportunity for well-prepared buyers.

Latest local reports

Ask Monica and Michelle for a current Marin town-by-town update or a San Francisco neighborhood report.

Real estate market analysis and research tools

A good market analysis looks at inventory, new listings, pending sales, days on market, price per square foot and the sale-to-list ratio for a specific town and price range. Agents use MLS data; public tools include Redfin, Zillow and Realtor.com data centers, county records and the California Association of Realtors’ reports.

Housing inventory trends and home price trends

In Marin, inventory is limited by land and zoning, so even small changes in listings move prices. Watch months of supply and new listings for your town and price range, and remember that luxury, condo and entry-level segments can move differently.

Real estate market volatility, segmentation and competitiveness

Markets are not one thing. Waterfront estates, family homes near top schools, condos and rural properties each have their own buyers and pace. Competitiveness shows up in multiple offers, overbids and short days on market; saturation shows up in rising inventory and price reductions.

Real estate market predictions and housing forecast

Forecasts from economists and industry groups are useful context but often wrong in the details. Use them to understand direction, and rely on local, current data for decisions.

Niche strategies in a changing market

Sellers can win in slower markets with stronger preparation and pricing; buyers can find opportunity in overlooked homes, longer-listed properties and off-market deals.

New housing laws in California

California has passed many housing laws in recent years, including rules that make ADUs and lot splits easier and that require cities to plan for more housing. See the development and zoning guide for what they mean for Marin homeowners.

Questions

01Is it a buyer’s or seller’s market in Marin?

It varies by town, price range and season. Ask Monica and Michelle for current inventory and days-on-market data for your area.

02Are Marin home prices going down?

Trends differ by neighborhood and price point. Monica and Michelle track current sales data and can show you what is happening where you are looking.

03Where can I find San Francisco housing data?

Ask Monica and Michelle for current San Francisco and Marin market data.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Foreclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Avoiding Foreclosure, Short Sales & Buying Foreclosed Homes in California

Understanding foreclosure timelines, options for homeowners, short sale vs foreclosure, and buying distressed property in Marin and San Francisco.

Understanding the California foreclosure timeline

Most California foreclosures are non-judicial. After a homeowner falls behind, the lender must try to contact them before recording a Notice of Default. At least three months later, a Notice of Trustee’s Sale can be recorded, and the sale must be at least 20 days after that. The process usually takes several months, which leaves time to act.

Avoiding foreclosure: your options

Contact your lender early and consider a free HUD-approved housing counselor.

  • Loan modification or forbearance
  • Repayment plan
  • Selling the home while you still have equity
  • Short sale, if you owe more than the home is worth
  • Deed in lieu of foreclosure

Short sale vs foreclosure

In a short sale, the lender agrees to accept less than the loan balance. It generally affects credit less than a foreclosure and gives you more control, but it takes time and lender approval. In Marin, many owners in financial difficulty have equity, so a regular sale is often the best path.

Buying foreclosures and pre-foreclosure properties

Foreclosed homes are sold at trustee auctions, usually for cash and as is, or later as bank-owned (REO) listings. Auctions carry risks: limited inspection, possible occupants and title issues. Pre-foreclosure purchases require careful negotiation with the owner and lender.

Understanding foreclosure laws in California

California homeowners have protections under state law, including requirements that lenders explore alternatives before foreclosing and limits on “dual tracking” while a complete loan-modification application is pending. A real estate attorney or HUD-approved housing counselor can explain your rights.

Buying a foreclosed property: the process

To buy a foreclosed home, decide between trustee auctions, which usually require cash and offer limited inspection, and bank-owned (REO) listings, which are bought much like other homes with an agent, inspections and financing. Get pre-approved, research title and liens, and budget for repairs.

Foreclosure assistance programs

Options include HUD-approved housing counseling, lender hardship programs and state programs that have been offered through the California Housing Finance Agency. Availability changes, so check current programs early.

Foreclosure auction tips and investment risks

Auction buyers usually need cashier’s checks, may not be able to inspect the interior, and can inherit liens or occupants. Research title, budget for repairs and eviction costs, and understand that some properties are worth less than they appear.

Foreclosures for sale in Marin County

Bank-owned and distressed listings are rare in Marin. Monica and Michelle can set up alerts and let you know when one appears.

Questions

01How long does foreclosure take in California?

Usually several months from the Notice of Default to the trustee sale, often longer.

02Can I sell my house if I’m behind on payments?

Yes. Selling before the trustee sale can protect your equity and credit. Talk with Monica and a housing counselor as early as possible.

03Are there foreclosures for sale in Marin County?

Foreclosures are relatively rare in Marin. Monica and Michelle can alert you to bank-owned and distressed listings when they appear.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Energy-Efficient, Solar & Eco-Friendly Homes in Marin County

Buying and selling sustainable homes in Marin: solar, clean power, heat pumps, EV charging and wildfire-resilient design.

Eco-friendly homes in Marin

Marin has long led on sustainability. Many homes have solar panels, heat pumps, EV chargers and drought-tolerant landscaping, and MCE, the county’s community choice energy provider, offers a 100% renewable electricity option.

Solar-powered homes for sale

Owned solar usually adds value and transfers simply. Leased systems or power-purchase agreements require the buyer to take over the contract, so review terms early.

Net-zero, LEED-certified and energy-efficient homes

Certified net-zero and LEED homes are rare but growing. Look for documented efficiency: insulation, high-performance windows, heat pumps, battery storage and energy bills. California’s building code sets high energy standards for new construction and major remodels.

Wildfire resilience

In much of Marin, wildfire hardening is part of a sustainable home: ember-resistant vents, Class A roofing, defensible space and fire-smart landscaping. The Marin Wildfire Prevention Authority offers information and programs.

Green building materials for homes

Common choices include reclaimed and FSC-certified wood, low-VOC paints and finishes, recycled-content insulation, high-performance windows, cool roofing and permeable paving.

Eco-conscious real estate trends and sustainable living communities in California

Buyers increasingly ask about electrification, batteries, EV charging, water-wise landscaping and walkability. In Marin, towns such as Mill Valley, Fairfax and San Anselmo are known for sustainability programs and walkable, trail-connected neighborhoods.

LEED-certified homes in Marin

LEED-certified (Leadership in Energy and Environmental Design) homes in Marin and San Francisco are rare. Ask Monica and Michelle to search for certified homes, or for homes with comparable documented efficiency.

Energy-efficient homes in Marin County

Look for homes with heat pumps, solar and battery storage, upgraded insulation and windows, and recent energy bills. Ask Monica and Michelle to flag listings with these features.

Questions

01Does solar increase home value in Marin?

Owned solar generally adds value; leased systems can complicate a sale.

02What is MCE?

MCE is Marin’s community choice energy provider, offering renewable electricity options to residents.

03Are there LEED-certified homes in Marin?

A small number exist; more homes have documented energy upgrades without formal certification.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Real Estate Investing in Marin & San Francisco: 1031 Exchanges, Duplexes & Vacation Homes

What investors should know about 1031 exchanges, multifamily property, rent control, vacation homes and property taxes in Marin and San Francisco.

1031 exchange basics

A 1031 exchange (under Internal Revenue Code Section 1031) lets investors defer capital gains tax by selling investment real estate and buying like-kind property. You generally have 45 days to identify replacement property and 180 days to close, and a qualified intermediary must hold the funds. Primary residences do not qualify.

Duplexes and multifamily property

Small multifamily buildings can generate income or house family members. In San Francisco, many older buildings are covered by rent control and eviction rules; several Marin jurisdictions have tenant protections as well. Review rent rolls, leases and local ordinances before buying.

Vacation homes and short-term rentals

Second homes on the coast are popular. Short-term rental rules vary by city and in unincorporated Marin, so confirm what is allowed before counting on rental income.

Property taxes: Proposition 13 and Proposition 19

California property taxes are based on purchase price, with limited annual increases. Proposition 19 lets eligible homeowners, such as those 55 and older, transfer their tax base to a replacement home in California, and changed the rules for inherited property. Consult a tax advisor for your situation.

Real estate investment analysis and due diligence

Analyze cash flow, cap rate, cash-on-cash return and long-term appreciation, and stress-test for vacancies, repairs and rate changes. Due diligence includes inspections, rent rolls, leases, permits, zoning, insurance and local tenant rules.

Real estate investment taxation

Rental income, depreciation, capital gains, 1031 exchanges and California property tax rules all affect returns. Work with a tax advisor who knows real estate.

Portfolio management, diversification and exit strategies

Diversify across property types and locations, keep reserves, and plan exits in advance: sale, 1031 exchange, refinance or holding for heirs, each with different tax consequences.

REITs and real estate crowdfunding

Real estate investment trusts (REITs) and crowdfunding platforms offer exposure to real estate without owning property directly. They are more liquid or more passive than owning a rental, but you give up control. Consult a financial advisor.

Commercial real estate and mixed-use property

Monica and Michelle focus on residential property, including small multifamily and mixed-use buildings, and can refer commercial specialists within Engel & Völkers for larger commercial investments.

Real estate investment mentoring and networking events

Local investor meetups, Realtor and lender networks and professional associations are good places to learn. Monica regularly connects clients with experienced lenders, property managers and contractors.

Motivated sellers and off-market opportunities

Some of the best investment opportunities come from owners who need to sell quickly because of relocation, divorce, inheritance or deferred maintenance. Monica and Michelle work with these sellers discreetly and can alert investors to suitable properties.

How to rent your house

Check local rules, prepare the home, set rent from comparable rentals, screen tenants fairly and in line with fair-housing law, use a written lease and keep proper reserves. Many owners hire a property manager. In San Francisco and some Marin jurisdictions, tenant protections limit rent increases and evictions.

Questions

01Can I do a 1031 exchange into Marin property?

Yes, if both properties are held for investment or business use and you follow the exchange rules with a qualified intermediary.

02Is San Francisco rent control a concern for buyers?

For many older multi-unit buildings, yes. Understand the rules and tenant history before you buy.

03Can I transfer my property tax base to Marin?

Under Proposition 19, eligible homeowners may be able to. Check with a tax professional and the county assessor.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Mortgages, Down Payments & Closing Costs in Marin County & San Francisco

A plain-English guide to types of home loans, FHA vs conventional, pre-approval, down payment assistance, mortgage rates and who pays closing costs.

Loan preapproval vs prequalification

Prequalification is an estimate; preapproval (pre-approval) pre-approval means a lender has verified your income, assets and credit. In competitive Marin and San Francisco markets, sellers expect pre-approval, and full underwriting is stronger still.

Types of home loans

  • Conventional loans, the most common choice
  • Jumbo loans for amounts above the conforming limit, common in Marin and San Francisco
  • FHA loans, with lower down payments and their own limits
  • VA loans for eligible veterans and service members
  • Adjustable-rate mortgages, which can lower early payments
  • Bridge loans that help buyers purchase before selling

FHA vs conventional loans

Federal Housing Administration (FHA) loans allow smaller down payments and more flexible credit but require mortgage insurance and have loan limits and property standards. Conventional loans often cost less for buyers with strong credit and at least moderate down payments. In high-priced Marin, conventional and jumbo loans are far more common.

FHA loans in Marin County

FHA can work for condos and lower-priced homes within the county’s FHA limit; condo complexes must be FHA-approved. Ask a lender for current limits.

Down payment assistance programs

First-time buyers may qualify for California Housing Finance Agency programs and, occasionally, local programs. Income and price limits apply, so check eligibility early.

Mortgage rates forecast

Rates move with inflation, the economy and Federal Reserve policy, and forecasts often miss. Focus on a payment you can afford now; refinancing may be possible if rates fall.

Closing costs and who pays them

Buyers typically pay lender fees, appraisal, prepaid interest, insurance and tax impounds and part of escrow and title fees. Sellers typically pay commissions, transfer taxes and their share of escrow and title. Local custom differs between counties and everything is negotiable.

Questions

01Who pays closing costs in California?

Both sides pay some. Buyers usually pay loan-related costs; sellers usually pay commissions and transfer tax. Local custom and negotiation decide the rest.

02What is the difference between prequalification and pre-approval?

Prequalification is an estimate; pre-approval is based on verified income, assets and credit.

03Are FHA loans common in Marin County?

Less common than in lower-priced areas, because many homes exceed FHA limits, but they can work for condos and lower-priced homes.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Homes for Sale in Marin County & San Francisco: Waterfront, Historic, Condos, Ranches & More

Find the kind of home you want: waterfront and beachfront homes, historic homes, fixer-uppers, condos and townhouses, duplexes, ranches, horse properties and first homes.

Waterfront homes for sale

Marin’s waterfront homes are found in Belvedere, Tiburon, Sausalito, Bel Marin Keys in Novato and along Tomales Bay. Some include private docks.

Beachfront properties and lakefront homes

Beachfront homes are concentrated in Stinson Beach, especially Seadrift. Marin has few true lakefront homes; lagoon-front homes in Belvedere Lagoon, Seadrift and Bel Marin Keys offer a similar experience.

Mountain and view homes

Homes on the slopes of Mount Tamalpais in Mill Valley, Kentfield and the Ross Valley offer mountain living close to the city, with views, trails and redwoods.

Historic homes for sale

Historic Victorians, Craftsman and shingle-style homes can be found in Sausalito’s Old Town, downtown Mill Valley, Larkspur, Ross, San Anselmo and San Rafael’s Gerstle Park, as well as throughout San Francisco.

Fixer-upper house listings

Fixer-uppers appear in every Marin town, often as estate sales or long-held homes. Budget carefully for permits, contractors and timelines, and consider Elevate Home Services financing for sellers who want to improve before listing.

Eco-friendly, solar and net-zero homes for sale

See the green homes guide for solar, net-zero and energy-efficient homes.

Luxury condos, condos and townhouses for sale

Luxury condos are found in San Francisco’s Russian Hill, Nob Hill, Pacific Heights and waterfront buildings, and in Sausalito and Tiburon near the water. Marin condos and townhouses are more common in San Rafael, Larkspur, Corte Madera, Mill Valley’s Strawberry area and Novato.

Condo vs townhouse

A condo owner typically owns the unit’s interior, while the association owns the structure and land. A townhouse owner often owns the structure and sometimes the land beneath it. HOA fees, rules and insurance differ, so review documents carefully.

Duplexes for sale

Duplexes and small multifamily buildings appear in San Rafael, Sausalito, Larkspur, Mill Valley and San Francisco. They suit investors, multigenerational families and buyers who want rental income.

Ranch properties and horse farms

Ranches and horse properties are found in Novato, Nicasio, the San Geronimo Valley and West Marin, and just north in Sonoma County, some of the closest horse farms outside San Francisco.

New construction homes

New construction is limited in Marin; most new homes are individual rebuilds or small developments. Hamilton in Novato and newer San Rafael communities are among the larger newer neighborhoods.

Best homes for first-time homebuyers and more affordable homes

First-time buyers often start with condos, townhomes or smaller homes in San Rafael, Novato and parts of Larkspur and Corte Madera, or with San Francisco condos and TICs. Monica and Michelle can show you where your budget goes furthest.

Mixed-use properties and buildable lots

Mixed-use buildings are found in downtown districts such as San Rafael, Sausalito and San Anselmo. Buildable lots are rare and often have slope, access or utility challenges; investigate zoning and feasibility before buying.

Questions

01Where are waterfront homes for sale in Marin?

Belvedere, Tiburon, Sausalito, Bel Marin Keys in Novato and Tomales Bay in West Marin.

02Where can first-time buyers find homes in Marin?

Often in San Rafael, Novato and condo and townhome communities in central Marin.

03Are there horse properties near San Francisco?

Yes, in Novato, Nicasio and West Marin, and in nearby Sonoma County.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Best Neighborhoods in Marin County: Families, Schools, Walkability & Lifestyle

Where to live in Marin based on schools, walkability, dogs, biking, privacy and the city-versus-suburb question.

Best neighborhoods for families in Marin

Families often look at Tiburon, Mill Valley, Corte Madera, Larkspur, Ross, Kentfield and San Anselmo for schools, parks and community, and at San Rafael and Novato for more space for the money.

Marin neighborhoods with the best schools

Many Marin public school districts are highly regarded, including Reed Union (Tiburon and Belvedere), Mill Valley, Ross, Kentfield, Larkspur–Corte Madera and Ross Valley, feeding into the Tamalpais Union High School District. Always verify assignment by address, and visit schools before you buy.

Walkable communities

Downtown Mill Valley, Sausalito, Tiburon, Larkspur and San Anselmo offer the most walkable living, with cafés, shops and transit nearby.

Dog-friendly neighborhoods

Marin is one of the most dog-friendly places in the Bay Area, with trails and shoreline paths. Mill Valley, Tiburon’s shoreline path, Corte Madera, San Anselmo and Fairfax are favorites.

Most bike-friendly areas

The multi-use path from Sausalito through Mill Valley to Corte Madera, the Cal Park Hill tunnel between Larkspur and San Rafael, and the SMART pathway make southern and central Marin some of the best biking areas in the region, and Mt. Tam is famous for road and mountain biking.

Gated communities in Marin

Marin has few gated communities. Seadrift in Stinson Beach is the best known; elsewhere, privacy usually comes from large lots and private roads, as in Kent Woodlands or parts of Belvedere and Ross.

Urban living vs suburban living: San Francisco or Marin?

San Francisco offers walkability, culture and shorter commutes for city jobs; Marin offers more space, schools, nature and a slower pace, with ferries and the Golden Gate Bridge linking the two. Monica and Michelle help many clients make this move.

Questions

01What is the best town in Marin for families?

It depends on budget, schools and commute. Tiburon, Mill Valley, Corte Madera, Ross and San Anselmo are popular starting points.

02Are there gated communities in Marin County?

Very few; Seadrift in Stinson Beach is the best known.

03Which Marin towns are most walkable?

Mill Valley, Sausalito, Tiburon, Larkspur and San Anselmo.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeDevelopment & zoningMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

New Developments, Zoning & Land Use in Marin County and California

What homeowners and buyers should know about new developments, zoning changes, buildable lots, ADUs, lot splits and California land use rules.

New developments in Marin

Each Marin city has adopted a housing element that plans for new homes, often near downtowns, shopping centers and transit. Large developments are rare; most new housing is small multifamily, ADUs and infill.

Zoning changes and new housing laws

State laws such as SB 9, which allows certain lot splits and duplexes on single-family lots, and expanded ADU rules have changed what owners can build. Local rules, hazards and historic districts still apply, so check with the city before you buy or build.

Land use regulations in California

Projects may involve local zoning and design review, the California Environmental Quality Act (CEQA), and, along the coast, the California Coastal Act and Coastal Commission permits. Wildfire, flood and slope rules also shape what can be built in Marin.

Buildable lots

Buildable lots in Marin are scarce and often steep. Before buying, confirm zoning, utilities, access, geotechnical conditions, fire requirements and the likely design-review path.

Upcoming commercial developments and mixed-use projects

Commercial and mixed-use proposals are typically discussed at city planning commission meetings. Following those agendas is the best way to learn what is coming to a neighborhood.

Real estate opportunity zones

Opportunity zones are federally designated census tracts where qualifying investments can receive tax benefits. Check the official map from the U.S. Treasury’s CDFI Fund and talk with a tax advisor before investing.

Questions

01Can I split my lot in Marin under SB 9?

Possibly. Eligibility depends on zoning, hazards and other rules. Check with your city planning department.

02Do I need a Coastal Commission permit?

Many projects in coastal zones such as Stinson Beach, Bolinas and parts of West Marin require coastal permits.

03Where can I learn about new developments near me?

Your city’s planning department and planning commission agendas.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleMLS & listingsReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

MLS Listings Explained: Access, Syndication, Listing Tips & Listing Without an Agent

How the Multiple Listing Service works for buyers and sellers in Marin and San Francisco, and how to make a listing stand out.

What are MLS listings?

The Multiple Listing Service is a database of homes for sale shared among licensed agents. Most homes in Marin and San Francisco are listed through the regional MLS, then shared with consumer websites.

MLS access for homebuyers

Buyers see MLS listings through agent and brokerage websites and portals such as Zillow, Redfin and Realtor.com. Working with an agent gives you full details, alerts, private and off-market listings and showing access. MLS database subscriptions are generally limited to licensed members.

MLS listing syndication

Syndication sends a listing from the MLS to portals and brokerage websites. Engel & Völkers also markets listings through its global network.

MLS listing tips, photo tips and descriptions

Use professional photos, put the best image first, include floor plans and video, and write an accurate, specific description. Avoid overused phrases and anything that could raise fair-housing issues.

How to list on the MLS without an agent

Owners can buy flat-fee MLS services through a licensed broker who enters the listing but provides limited help. You remain responsible for pricing, disclosures, showings and negotiation.

Questions

01Can buyers access the MLS?

Indirectly, through agent websites and portals. Full access and alerts come through an agent.

02Can I list my home on the MLS without an agent?

Yes, through a flat-fee MLS broker, but you handle most of the sale yourself.

03What is MLS syndication?

Automatic sharing of a listing from the MLS to real estate websites and portals.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningReal estate careersReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

How to Become a Real Estate Agent in California

License requirements, the real estate exam, continuing education, Realtor vs broker roles and career paths, with an invitation to talk with Monica and Michelle about joining Engel & Völkers.

Real estate license requirements in California

To become a salesperson, you must be at least 18, complete three college-level real estate courses (Real Estate Principles, Real Estate Practice and one elective), pass the state exam, and complete fingerprinting and a background check through the California Department of Real Estate (DRE). Check the DRE website for current requirements.

How to pass the real estate exam

Study the DRE exam outline, take timed practice exams, focus on practice, law, finance and contracts, and schedule the exam soon after finishing your courses while the material is fresh.

Best real estate schools near me

Choose a DRE-approved school; many offer online and in-person courses. Compare pass rates, exam prep and flexibility.

Real estate continuing education online

California licensees must complete continuing education to renew their licenses every four years. DRE-approved online courses are widely available.

Realtor vs broker: roles and salary

A salesperson works under a licensed broker; a broker can operate independently and supervise agents. Most agents are paid by commission, so income varies widely with experience, market and effort.

Real estate agent career path

Many agents start on a team, build a niche such as luxury, relocation or investment property, and later lead teams, become brokers or move into management. Monica, a former Marin County Manager and VP of Sales at Engel & Völkers, is happy to talk with people considering a career in real estate.

Questions

01How long does it take to get a real estate license in California?

Often a few months, depending on how quickly you finish the courses and schedule the exam.

02Do I need a college degree to become an agent?

No, but you must complete the required real estate courses and pass the state exam.

03Who can I talk to about joining Engel & Völkers in Marin?

Contact Monica Costa and Michelle Pender for an informal conversation.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate marketing & tech

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?
Communities & guides Real estate guide

Real Estate Marketing & Technology: Video, Virtual Tours, Drones & AI

How modern real estate marketing works, and the technology Monica and Michelle use to reach buyers for their clients.

Virtual home tours and virtual tour platforms

3D tours, video walkthroughs and interactive floor plans let buyers explore a home before visiting, which helps out-of-area and international buyers. Monica and Michelle include them in their listing marketing.

Real estate video marketing

Cinematic property films, agent introductions and short social clips build interest. Video is especially effective for luxury, view and waterfront homes.

Best drone for real estate photography

The best drone for real estate photography is one flown by a licensed pilot with a high-resolution, stabilized camera. Aerial photos show lots, views and proximity to water and trails. In the United States, commercial drone pilots must hold an FAA Part 107 certificate, and some areas near airports and parks restrict flights.

AI tools for Realtors

Agents use AI to draft descriptions, analyze market data, answer common questions and stay responsive. This site’s Ask M&M assistant is one example; Monica and Michelle still handle every client personally.

Best CRM, real estate website builders and lead generation software

Agents use CRM systems to stay in touch with clients, websites to share listings and guides, and digital advertising to reach buyers. For sellers, what matters is that the agent uses these tools to put your home in front of qualified buyers.

Questions

01Do virtual tours help sell homes?

Yes. They attract more engaged buyers and help out-of-town buyers decide to visit.

02Is drone photography allowed for real estate?

Yes, with an FAA-certified commercial pilot and in permitted airspace.

03Do Monica and Michelle use video and virtual tours?

Yes, as part of their listing marketing.

More guides

Home selling guideHome buying guideHow to choose a RealtorWhat is my home worth?Housing market trendsForeclosure & short salesGreen & solar homesInvesting & 1031 exchangesMortgages & closing costsHomes for sale by typeNeighborhoods & lifestyleDevelopment & zoningMLS & listingsReal estate careers

Community guides

RossKentfieldTiburonMill ValleySan AnselmoCorte MaderaStinson BeachMuir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & MichelleWhat’s my home worth?