Marin County Housing Market Report - May 2025 Trends, Prices & Buyer Tips

May 2025 Market Update for 3BD/2BA Homes

As of May 5, 2025, the Marin County housing market continues to evolve. Whether you're a buyer navigating competitive price points or a seller preparing to list, understanding market conditions by price tier is crucial.

We’ve reviewed the latest MLS data for 3+ bedroom, 2+ bathroom single-family homes across Marin County—focusing on three key segments: all inventory, homes priced up to $1.8M, and luxury homes above $3M. Here's what the numbers—and our expert insights—reveal.

📊 Market by the Numbers (as of May 5, 2025)

What This Means for Buyers and Sellers

The May 2025 numbers reflect a diverging market landscape in Marin County. Whether you're buying or selling, understanding the psychology and pace of the market at different price points is critical to making smart, strategic decisions.

Seller Analysis

Homes Priced Up to $1.8M

If you’re a seller with a home priced at or below $1.8M, you’re operating in the most competitive and active price band in the county. With 29.55% of inventory under contract and a Closed-to-Original Price ratio of 103.40%, this segment continues to favor sellers—particularly those who price accurately and launch effectively.

Key Seller Opportunities:

• Speed to market matters. With most homes in this category receiving offers within two weeks, your listing strategy should focus on hitting the ground running—professional photography, pre-market exposure, and agent networking can make or break your launch.

• Over-asking offers are common in this tier. Proper pricing drives competition and often leads to escalations. Trying to "test the market" with a too-high price could backfire and reduce urgency.

• Invest in prep. Even at this more accessible price point, buyers expect turnkey. Light cosmetic updates, staging, and clear disclosures help maximize sale price and minimize time on market.

Homes Priced Over $3M

The ultra-luxury market is more nuanced. While fewer homes are under contract (18.54%), and days on market are longer (46-day average), the Closed-to-Original Price ratio of 102.24% tells us that well-priced homes are still commanding strong offers.

Key Seller Considerations:

• Presentation is everything. Luxury buyers are paying for lifestyle as much as square footage. Focus on emotional impact—architectural photos, elegant staging, and curated marketing materials.

• Expect negotiations. Buyers in this range are deliberate. They may want more time, thorough due diligence, and possible price flexibility if a listing sits beyond 30–45 days.

• Timing & seasonality matter more** in the luxury space. Consider aligning your launch with favorable weather, school timelines, and financial planning windows.

Buyer Analysis

Buyers Shopping Up to $1.8M

You’re in a fast-paced, high-stakes market where decisiveness and preparation are your edge. Homes are moving quickly and often above list price—especially those in popular neighborhoods like Mill Valley, Novato, and San Rafael.

Buyer Tips:

• Have your financing fully underwritten before touring. In competitive segments, there's no room for delays or uncertainty.

• Make your first offer your best—including shortened contingencies, a strong earnest deposit, and a personal connection (yes, that heartfelt letter still matters).

• Partner with a local expert. Off-market opportunities and pre-MLS previews can give you a needed advantage in a tight inventory environment.

Buyers in the $3M+ Range

You're in a market with increased selection and leverage. With over 80% of homes still available, this is your moment to buy thoughtfully—and potentially negotiate favorable terms.

Buyer Strategies:

• Look for DOM opportunities: Listings that have been sitting 30+ days may indicate soft spots for negotiation, price reduction, or seller concessions.

• Focus on long-term value: Think beyond just pricing. View quality of construction, location, school districts, and future resale value through an investment lens.

• Explore off-MLS listings. In this tier, many sellers test the market quietly. Work with a team (like ours) that has access to private listings and agent networks.

Final Thoughts from the Faber Real Estate Team

The data tells a story: Marin County is not one single market—it’s three. Each price point has its own tempo, tactics, and target buyer. Sellers must adapt their strategy to the segment they're in, while buyers must align their preparation with the level of competitiveness.

This is where experience, insight, and execution come in. Our team doesn’t just react to the market—we anticipate it. We know how to price, present, and position your property for maximum success. And for buyers, we offer expert guidance, private opportunities, and trusted negotiation strategies.

Let’s Talk Strategy

Are you curious what your home is worth today? Are you ready to buy but don’t know where to start? Whether you’re exploring your options or ready to act, we’re here to guide you every step of the way.

📩 Reach out today and let’s build your personalized game plan.

Faber Real Estate Team | Compass