Belvedere

• Belvedere homes are among the most expensive in Marin. In 2025 the average price of the 29 homes sold was about $6,300,000 or about $1,900 a square foot.
• High prices are attributed to the limited inventory, exceptional views, prestige, and proximity to San Francisco.
• Over the last six years, 2021-2025, the average sale price has been $6,025,847, indicating relatively level sale prices year to year.
• Market reports for Belvedere from large companies like Zillow and Redfin are often misleading when they compare sales in consecutive months or sales in the same month from consecutive years. With only 35 home sales per year or three per month, statistical changes may be insignificant.
• See the Belvedere Market Report for the last 6 months.

This data is taken directly from the Marin Multiple Listing Service.

The town of Belvedere includes a mix of property types: estate-style single-family homes (especially on the island and waterfront), homes along lagoons, hillside residences with views, and a few condo units (only three sold in the last six years). Styles include Victorian, Mediterranean, contemporary, and ultra-modern. Many homes are waterfront or water view.

Commissions are negotiable and must be specified in the listing agreement that you sign with your broker. The commission to the selling agent has been typically 2.5% of the sale price, but always negotiable. You pay nothing in advance; this payment comes out of the escrow account at the completion of the sale.

Historically, the seller has paid another 2.5% to the buyer’s broker. Since the work and cooperation of buyer’s agents is important for a successful sale, we encourage that they are paid a fair fee. The seller, buyer, or both may choose to compensate the buyer’s agent. It is important to know that while buyers may first see homes of interest on the internet, most buyers hire a Realtor to represent their interests, both personal and financial. From the sellers perspective, buyer’s agents are essential for marketing and selling a home.

Resale Report. Every city requires a resale report that may include an in-person inspection of your property. The report addresses building permits recorded for your home and safety issues, The cost is about $200.

Fire Safety Inspection and Report. A fire safety report is provided by the local fire department. This examines potential fire hazards adjacent to your home and specifies required or recommended corrections. The inspection and report are about $200.

Sewer Lateral Inspection. Most cities require a video inspection and report on your sewer lateral line. This portion of the sewer line runs from your home to the main line in the street. Based on this report, the city may require repairs or replacement of your sewer lateral. The inspection and report are about $200.

Natural Hazard Disclosure. This third-party report provides a comprehensive account of any natural hazards that may affect your property, including flooding and fire risk. The cost is $100.

The current practice when selling a Marin home is to obtain professional inspections of your home before you offer it for sale. These inspections detail the current condition of your house. Inspection reports will be available to potential buyers as part of the disclosures that we provide.

The inspection reports result in simplified sales and often a greater profit for you. Since home sales are “As Is,” buyers are informed of existing issues, and they are less likely to ask for a reduced price or financial compensation for repairs. For high-cost items, like a roof or sewer line replacement, we may also obtain cost estimates from contractors and include these in your disclosures.

Madeline chooses inspectors that are recognized by buyers’ agents. Most buyers will not re-inspect your property.

Structural inspection. This inspection evaluates the condition of your home, including its foundation, drainage, siding, windows and door, electrical system, plumbing, roofing, heating, and improvements. The inspection and report are about $850.

Pest Inspection. This inspection checks for the presence of termites, wood-boring beetles, rodents, and dry rot caused by dampness. The inspection is about $350.

Roof Inspection (optional). If the structural inspection indicates roofing issues, a roof inspection will confirm these issues and provide a cost estimate for repairs or replacement.  This inspection is often free.

Drainage Inspection (optional). If the structural inspection indicates drainage issues under or around the house, this inspection will confirm the conditions and provide a cost for repairs.  The inspection is about $300.

In Marin County, buyers pay most closing costs. However, you will pay these closing costs out of escrow at the completion of the sale:

• County transfer tax is 1.1% of the sale price. On a $2M sale, this is $2,200.
• City transfer tax, only in San Rafael, is 0.2% of the sale price. On a $2M sale, this is $400.
• Interest payments on your existing mortgage since your last payment.
• The balance of your mortgage.
• Property taxes until closing. This depends on when last paid your property taxes. If you are paid past the date of sale, you may receive a refund.
• Title and escrow fees. About $600.

To obtain the best price for your home, it is important to present a property that appeals to buyers. This could cost from $0 to $150,000. In our experience, we have found that improving the appearance will yield a 2-5-fold return on your investment, and your home will sell faster, with more offers.

Here are a few considerations concerning improvements to your home:

• Appearance is critical. If your home looks good, buyers will be attracted, and they will tend to overlook shortcomings, for example, the lack of a garage. Buyers shop for homes on the internet, and most look first at your home on the internet, and then decide to visit if they like what they see.
• You must satisfy the expectations of younger buyers. For example, they like wide plank oak floors, white walls, quartz countertops, and stainless-steel appliances. They may not value the styles and finishes that you like.
• Buyers will focus on items that you neglected to improve, for example, a worn garage door. This may create a question, “What else have they neglected?”
• Young buyers have considerable buying power, but not time. They are busy working and raising children. They typically want a house that is ready to live in. They may be uninterested in and inexperienced in remodeling projects.

At Madeline Schaider Real Estate, we understand how correct preparation is critical to closing a sale. We can advise you on the best ways to spend your improvement dollars for the highest return. We will go over every detail with you to enhance the potential of your home and to emphasize what’s important and available for optimal return on your investment.

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In addition to the negotiated sale price, there will be closing costs, insurance, and possibly a commission to your agent. Read more

Financial planning for owning a home includes payments for mortgage loans, property taxes, insurance, other property fees, utilities, and maintenance. Read more

An experienced agent saves you money and protects your considerable investment. An agent can also find homes that are not advertised on the internet. Read more