Belvedere
Magical Islands in the Bay
Belvedere is one of the distinctive addresses in Marin County—a small, intimate community perched at the tip of the Tiburon Peninsula, surrounded by the waters of San Francisco Bay. With a population of roughly 2,300 residents living in approximately 900 homes, Belvedere is small, quiet, and consistently among the most coveted places to live in the Bay Area.
View at sunset of San Francisco from Belvedere Island
Map of Belvedere, CA
The Town of Belvedere occupies most of the land south of Hwy 131, Tiburon Blvd. except the northern third of Corinthian Island (hidden here under the title “Tiburon.” Many maps refer to “Belvedere-Tiburon.” However, each is a separate town with its own administration.
The Four Neighborhoods of Belvedere: Which One Fits You?
Belvedere Island
The island is the heart of the community. Accessed by two causeways, built long ago over the bay, it offers an unmatched sense of seclusion for a community this close to San Francisco. Homes range from turn-of-the-century Victorians with wraparound porches to sleek, contemporary residences with floor-to-ceiling glass. Lots tend to be smaller and steeper than elsewhere in Marin, but the views more than compensate. This is where you will find Belvedere’s most storied estates and its highest prices.
East side of Belvedere Island with yacht cub and marina
Corinthian Island
Corinthian Island is connected to the mainland and separated from Belvedere Island by a narrow channel. Two-thirds of the island are in Belvedere, and the other third in Tiburon. It has a slightly more accessible feel, with homes that are often larger in footprint. The neighborhood is named for the Corinthian Yacht Club, which has anchored the community since 1886. There are 58 residences on the island. Waterfront properties here are highly prized, and the street-level walking paths along the water make it a pleasure to explore on foot.
Belvedere Lagoon
Belvedere Lagoon connects the island to the mainland and is lined with some of the area’s most desirable waterfront homes. The lagoon itself is calm and protected—it has been called a “beachfront without the waves.” Lagoon homes typically have private docks, making it easy to launch kayaks, paddleboards, or small boats directly from your backyard. The setting is sunny, the atmosphere is neighborly, and the sense of living on the water is immediate.
Belvedere Lagoon
Beach Road Condominiums
For buyers seeking a foothold in Belvedere at a more accessible price point, a small number of condominium units along Beach Road offer an entry into this exceptional community. These rarely come to market—only three sold in the six-year period from 2019 to 2025—so patience and readiness to move quickly are essential.
Home Styles and Architecture
The architectural diversity of Belvedere is part of its charm. Because the community has been continuously developed since the 1870s, you will find Victorian and Edwardian homes sitting alongside Mediterranean villas, mid-century moderns, and striking contemporary designs. Many homes have been extensively renovated to blend historic character with modern amenities. Waterfront and water-view properties dominate, and homes with private docks command a notable premium.
Belvedere Home Prices and Market Dynamics
Belvedere is consistently one of the most expensive real estate markets in Marin County and one of the most expensive in California. In 2025, the average sale price for the 29 homes sold was approximately $6,300,000, or roughly $1,900 per square foot. Over the six-year period from 2021 through 2025, the average sale price held relatively steady at around $6,025,000, suggesting that this market does not experience the sharp swings seen in other areas—demand is consistent, and supply is perpetually limited.
One important note for buyers doing their own research: automated valuation tools from large national sites often produce misleading figures for Belvedere. When a market sells only about 30 homes per year—roughly two to three per month—a single outlier sale can skew month-over-month statistics dramatically. The most reliable way to understand current market conditions is to review the Belvedere Market Report from local MLS data or speak directly Madeline Schaider. You can also view last month’s sold data and the past two years of sales.
Belvedere Property Values
See our market report for the price of homes sold in Blevedere over the last month and last two years
Off-Market Sales in Belvedere
In the last two years (from 6/2004), 30% of the sales were off-market — not listed in the MLS until sold. This could be an underestimate, as some sales may never appear in the MLS.
Off market sales closed faster than listed sales (11 median total days on market versus 64 days) and the final price was higher (99% of the list price compared to 92%).
Newest Listings
Least Expensive Homes
Most Expensive Homes
Getting to San Francisco: The Commute from Belvedere
Belvedere offers surprisingly practical connections to San Francisco. The most popular option for commuters is the Golden Gate Ferry from Tiburon, a scenic 30-to-37-minute ride across the Bay that deposits passengers at the Ferry Building in the heart of the Financial District. Many residents consider the ferry commute one of the genuine pleasures of Belvedere life—a quiet, scenic transition between home and office rather than a grinding slog on congested highways.
For those who prefer driving, US-101 is accessible via the Tiburon Boulevard connection, and regional bus service is available through Golden Gate Transit, which operates express commuter buses directly to San Francisco.
Schools Serving Belvedere Families
Belvedere students attend schools in the Reed Union School District for grades K–8, then transition to Tamalpais Union High School District for high school. The Reed Union School District serves both Belvedere and Tiburon and has a strong academic reputation—Del Mar Middle School consistently ranks among the top public middle schools in California. For high school, students typically attend Redwood High School in Larkspur or Sir Francis Drake in San Anselmo, depending on the magnet program chosen. You can learn more about school performance across Marin on our Marin Schools page.
Private school options are also accessible from Belvedere, with several well-regarded independent schools within a short drive throughout Marin and into San Francisco.
Boating, Recreation, and the Belvedere Way of Life
Boating has been woven into the fabric of Belvedere since the town’s founding. The community is home to two of the oldest and most prestigious yacht clubs in California: the San Francisco Yacht Club, founded in 1869, and the Corinthian Yacht Club, founded in 1886. Both clubs host racing programs, social events, and junior sailing instruction, and membership adds a rich social dimension to life in the community.
Beyond sailing, residents enjoy kayaking and paddleboarding on the lagoon, walking the winding hillside streets with their ever-changing views, and day-tripping to Angel Island State Park via the Tiburon-Angel Island Ferry. The island’s hiking trails, historic fortifications, and car-free roads make it a perfect half-day escape that most Bay Area residents never fully discover—but Belvedere residents have it at their doorstep.
Recreational programs for families and adults are offered through The Ranch: Belvedere-Tiburon Recreation Programs, which provides fitness classes, youth sports, summer camps, and community events. For dining, shopping, and entertainment, downtown Tiburon’s Main Street is a short walk or bike ride away. See our Tiburon page for a full rundown of what’s available nearby.
A History of Belvedere
Here is an unusual personal history of Belvedere by Paige Peterson, published in the New York Social Diary. Great photos too!
A Local Landmark: The China Cabin
One of Belvedere’s most beloved local treasures is the China Cabin on Beach Road—the ornately gilded Victorian social saloon salvaged from the sidewheeler SS China (1866) before the ship was scrapped. Beautifully restored, it is open to the public on Saturdays and Sundays from April through October, 1 to 4 pm, and can be rented from the Belvedere-Tiburon Landmarks Society for private gatherings. It is the kind of irreplaceable historical detail that gives Belvedere its particular sense of depth and story.
China Cabin
Community Information
Belvedere shares a downtown with Tiburon, providing shops, services, and dining.
- Belvedere City Hall and Police Department
- Fire and emergency services are provided by the Tiburon Fire Department.
- Local bus transportation via Marin Transit
- San Francisco commuter buses via Golden Gate Transit
- The Ranch: Belvedere-Tiburon Recreation Programs
- City Information
- Ferry Schedule to San Francisco
- The Ark Newspaper for local news and events
- Tiburon schools also serve Belvedere.
Is Belvedere Right for You? Comparing Your Options in Marin
Belvedere is an exceptional place to live, but it is not right for everyone. The community is small and quiet by design—there are no shops or restaurants on the island itself. If you value walkable retail and a more active street life, you may find the tradeoff challenging, despite Tiburon’s proximity. The hillside terrain also makes some areas less accessible for those with mobility considerations, and the single-road access to the island means traffic can occasionally stack up during peak commute hours.
For buyers who prioritize views, privacy, water access, a tightly held community character, and proximity to San Francisco, Belvedere is genuinely hard to match. If you’d like to explore the full range of what Marin has to offer, our Marin Towns overview provides a side-by-side look at every community, and our Marin luxury properties page highlights the finest homes currently available across the county.
Frequently Asked Questions: Buying a Home in Belvedere, CA
- 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 current data.
This data is taken directly from the Marin Multiple Listing Service.
Belvedere offers estate-style single-family homes on the island, waterfront homes along Belvedere Lagoon, hillside residences with Bay views, and a small number of condominiums along Beach Road (only three sold in the last six years). Styles include Victorian, Mediterranean, contemporary, and ultra-modern. Most properties have some water view, and many lagoon homes have private docks. Undeveloped lots are rare, though a few are have been sold in the last few years on the west shore area.
- Belvedere averages only about 25–35 home sales per year, meaning inventory is limited. Well-priced homes that show well often receive multiple offers.
- The median days on market is 147 days, suggesting moves slower. This is common for luxury properties.
- In mid-2025, only 18% of homes needed a price drop, down from 40% in late 2024.
Purchase of some properties in Belvedere involves assuming a lease on the the property land. Leases on residential properties are $6,000 to $9,500+ per month, with a median of $9,200 per month in 2025.
The Belvedere Land Company, founded in 1890, played a major role in developing the Belvedere-Tiburon area. This company holds the land leases on 137 residential properties, approximately 15% of the +/- 900 single family homes in Belvedere.
Belvedere’s waterfront properties, particularly along Beach Rd and San Rafael Ave, and Belvedere lagoon properties may be in FEMA flood zones requiring separate flood insurance. Both Belvedere Island and Corinthian Island are hills with maximum elevations of 72 feet and 365 feet, with most properties well above present or projected flood zones.
Neither Belvedere or Corinthian Islands are presently in high fire risk zones. See information on specific properties at MarinMap.org.
Hillside properties may be subject to fire safety inspections from the local fire department, which can result in required vegetation clearance or other corrective work. Your agent and the disclosure reports will provide property-specific detail. Home insurance considerations in California have changed significantly in recent years; our guide to finding the best home insurance policy can help you navigate this landscape.
The most popular option is the Golden Gate Ferry from Tiburon, which takes approximately 30–37 minutes and arrives at the Ferry Building. Many residents find the ferry commute one of the genuine pleasures of Belvedere life. Drivers can access US-101 via Tiburon Boulevard, and commuter bus service is available via Golden Gate Transit. Local bus connections are offered through Marin Transit
Yes, it can be challenging and time consuming. Zoning, the permitting permitting process, and community concerns (views, historic character) all make large remodels more complicated. To get started or check your project requirements, visit the Belvedere Planning & Building How-To Guide and the the informative FAQ’s.
Ready to Explore Belvedere Homes?
Buying a home in Belvedere is one of the most significant financial decisions you will make, and one of the most rewarding. Our team has deep roots in the community and knows its nuances—which streets catch the afternoon sun, which lagoon homes have the best dock access, where the best views are found, and how to position an offer to succeed in a market that moves quickly and forgives little.
Browse Marin luxury properties to see the full picture. When you are ready to talk, we are here. Contact us to get started.