by Dorsi Bonner
What’s on a lot of buyers’ minds these days? Whether you’re just starting your home search, have been looking for a year or more, or took a break and are ready to jump back in, you may be asking: What kind of home can I afford now that mortgage rates are above 7%?
Buyers waited for rates to fall. After a dip, they rose again: Freddie Mac’s weekly average for a 30-year fixed mortgage was 7.40% as of October 15, unchanged from the prior week. We are hearing from first-time buyers and people who have outgrown their homes. They’re ready to move and know waiting has a cost.
Which Marin town can I afford?
The single-family figures below come from my BAREIS MLS comparative market analysis, generated October 1, 2026, with closed sales from July through September. These 13 cities and communities are listed alphabetically. The first table shows homes marked active on October 1; the second shows closed, on-market sales in the report. Each price and price-per-square-foot figure is the median of the individual properties in that city; the square-foot median excludes listings without a reported size. Greenbrae and Kentfield are unincorporated communities.
Marin County Home Prices by Town — October 2026
Single-family homes: active listings
City | Active homes | Median asking price | Median asking $/sq. ft. |
|---|---|---|---|
Belvedere | 9 | $8,880,000 | $2,439 |
Corte Madera | 4 | $2,224,000 | $1,140 |
Fairfax | 13 | $1,399,000 | $853 |
Greenbrae | 4 | $1,795,000 | $936 |
Kentfield | 2 | $3,645,000 | $1,274 |
Larkspur | 6 | $1,745,000 | $1,241 |
Mill Valley | 29 | $1,995,000 | $1,000 |
Novato | 69 | $1,435,000 | $589 |
Ross | 2 | $13,972,500 | $1,909 |
San Anselmo | 17 | $1,750,000 | $839 |
San Rafael | 53 | $1,599,000 | $753 |
Sausalito | 6 | $4,715,000 | $1,436 |
Tiburon | 22 | $5,972,500 | $1,437 |
Single-family homes: closed sales
City | Closed sales | Median sale price | Median sold $/sq. ft. | Median sold / original ask |
|---|---|---|---|---|
Belvedere | 8 | $5,350,000 | $1,805 | 99.4% |
Corte Madera | 17 | $2,000,000 | $1,078 | 103.9% |
Fairfax | 16 | $1,283,500 | $724 | 101.0% |
Greenbrae | 6 | $1,913,500 | $1,056 | 105.9% |
Kentfield | 13 | $3,500,000 | $1,369 | 98.5% |
Larkspur | 17 | $2,350,000 | $1,179 | 100.0% |
Mill Valley | 48 | $2,236,000 | $1,126 | 103.5% |
Novato | 109 | $1,208,750 | $650 | 99.2% |
Ross | 5 | $3,895,000 | $1,731 | 103.0% |
San Anselmo | 35 | $1,750,000 | $972 | 104.4% |
San Rafael | 127 | $1,650,000 | $826 | 100.3% |
Sausalito | 11 | $2,650,000 | $1,036 | 102.1% |
Tiburon | 30 | $3,350,000 | $1,433 | 99.2% |
How to read the last column: A figure of 103% means the midpoint sale closed at about 3% above its original asking price. We calculated each home’s sale-to-original-ask percentage, then took the city median, consistent with the report’s “SP% OP” measure. We excluded pending and contingent listings and the report’s separate “sold off MLS” group. In small markets, a handful of unusual homes can move the median sharply. Source: BAREIS MLS comparative market analysis supplied by Dorsi Bonner; analysis of 236 active and 442 closed records in the communities shown.
Condos
Here is the separate BAREIS MLS condo report, also generated October 1. The same method applies: medians of individual properties, with active listings and closed, on-market sales separated. A dash means no qualifying record in this report, not that the community has no condos. Where there is only one sale, the median is simply that home’s result and may not reflect the wider market. The condo report includes 95 active and 104 closed listings in the communities shown; pending, contingent, and 10 off-MLS sales are excluded.
Condos: active listings
City | Active condos | Median asking price | Median asking $/sq. ft. |
|---|---|---|---|
Belvedere | 0 | — | — |
Corte Madera | 0 | — | — |
Fairfax | 1 | $798,000 | $644 |
Greenbrae | 7 | $750,000 | $636 |
Kentfield | 1 | $995,000 | $873 |
Larkspur | 5 | $459,500 | $586 |
Mill Valley | 7 | $1,230,000 | $847 |
Novato | 26 | $477,000 | $453 |
Ross | 0 | — | — |
San Anselmo | 1 | $895,000 | $680 |
San Rafael | 34 | $512,000 | $506 |
Sausalito | 7 | $810,000 | $665 |
Tiburon | 6 | $1,069,000 | $736 |
Condos: closed sales
City | Closed sales | Median sale price | Median sold $/sq. ft. | Median sold / original ask |
|---|---|---|---|---|
Belvedere | 0 | — | — | — |
Corte Madera | 5 | $570,000 | $613 | 95.2% |
Fairfax | 0 | — | — | — |
Greenbrae | 10 | $705,000 | $603 | 92.4% |
Kentfield | 1 | $595,000 | $489 | 99.3% |
Larkspur | 4 | $1,322,500 | $990 | 101.3% |
Mill Valley | 11 | $1,275,000 | $874 | 99.4% |
Novato | 26 | $508,500 | $469 | 98.7% |
Ross | 0 | — | — | — |
San Anselmo | 0 | — | — | — |
San Rafael | 28 | $530,000 | $494 | 96.9% |
Sausalito | 11 | $1,000,000 | $815 | 95.0% |
Tiburon | 8 | $1,332,500 | $978 | 99.3% |
The last column is the median of each condo’s sale price divided by its original asking price. Source: BAREIS MLS comparative market analysis supplied by Dorsi Bonner, October 1, 2026.
Is Petaluma or Sonoma County cheaper? And what about the commute?
Petaluma can offer a lower entry point. As of August 31, 2026, Zillow Research estimated the typical single-family value at about $922,000 in Petaluma, compared with $1.16 million in Novato. Its typical condo/co-op value in Petaluma was about $605,000. These are estimates for the housing stock, not asking prices for today’s inventory. See Zillow Research’s housing data for its downloadable single-family and condo/co-op home value datasets. Sonoma County has many distinct markets, so compare the town and home type you actually want.
Then test the commute you would actually make. Driving time, fuel, parking, and days in the office matter. SMART connects Petaluma to Larkspur; the Golden Gate Ferry can take you onward to San Francisco. Check transfer times in both directions before deciding what the price difference is worth to you.
Petaluma is wonderful in its own right. Its riverfront supported poultry and dairy trade, and its historic downtown has character, restaurants, and shops. We love our Sonoma neighbors and help buyers there, too.
How do I make the monthly payment work?
Unless you are buying with cash, start with a mortgage broker or lender and get preapproved. Keep that letter ready so you can move quickly when a home fits; sellers often ask for it. Seek referrals, speak with a few lenders, and compare Loan Estimates. A broker who understands self-employment or 1099 income can help you work through documentation early. The CFPB’s home page is a starting point for its mortgage guidance.
Ask your lender to model several down payments, perhaps 20%, 25%, 30%, 35%, and 40%, using your actual rate and loan costs. Compare a 30-year fixed loan with an adjustable-rate mortgage and, if needed, jumbo financing. For a $1 million home at an illustrative 7.40% fixed rate for 30 years, the monthly principal and interest would be about:
Down payment | Loan amount | Monthly principal and interest |
|---|---|---|
20% ($200,000) | $800,000 | $5,539 |
25% ($250,000) | $750,000 | $5,193 |
30% ($300,000) | $700,000 | $4,847 |
35% ($350,000) | $650,000 | $4,500 |
40% ($400,000) | $600,000 | $4,154 |
Each extra $50,000 down saves roughly $346 a month in this example. The right point may be between round percentages: weigh the payment against the cash you would keep for reserves. Add property tax, insurance, maintenance, and any HOA dues. Your quoted rate and loan terms may differ from the national average.
We’ve helped buyers use programs that let them put 3% down. CalHFA’s MyHome program, for example, offers eligible first-time buyers using a conventional CalHFA loan a deferred junior loan of up to 3% of the price or appraised value toward a down payment or closing costs. Ask an approved loan officer to check the income, occupancy, education, property, and financing requirements. Condos, co-ops, and manufactured homes can also expand the search, subject to financing and property rules. If relatives are helping with a gift, tell your lender early and document its source and terms as part of your loan file.
Could a condo be the home for me?
Absolutely. A well-run condo community may offer shared green space, playgrounds, a gym, and neighbors who care for the place together. The HOA board helps care for those shared spaces and buildings. It could be your family’s home for the long run. If you want a detached house later, it could also be a stepping stone.
HOAs often handle exterior maintenance, but check what your dues cover and what upkeep remains your responsibility so you can budget for both. Your mortgage broker or lender will factor the monthly HOA dues into your loan qualification. Review the HOA’s budget, reserves, insurance, meeting minutes, rules, and any planned special assessments, which are extra charges for shared expenses. The community and the association’s finances both matter.
Is it a good time to buy?
It is a personal financial decision, and yes, it can be a good time if you have a comfortable monthly budget, adequate reserves, and a home you expect to keep for several years. Paying down a mortgage builds equity; appreciation may add to it, though it is never guaranteed. Waiting can mean paying rent longer or facing a different price and rate later. Build a plan that works without relying on a future refinance.
Bring in the people you trust: your lender, CPA or financial advisor, and an attorney if trusts or complex family funds are involved. Then meet our RARE Properties Northern California team. We work at all price points across Marin, Sonoma, and San Francisco. Give us a buzz, and we’ll connect you with the team member whose local expertise best matches your search.
