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Belvedere California 94920
BlackStone, a California corporation, represents sellers and purchasers of Belvedere homes. We practice Single Agency, exclusively, and not Dual Agency. This means that we represent seller clients and buyer clients, but we never represent both on the same parcel of real estate.
This site discusses the multiple listing service; historical sales prices; seller disclosures; buyer inspections; property taxes; mortgage financing; real estate brokerage ..... Issues affecting home ownership such as schools, mass transit, demographics .... are included; as are The BlackStone Commentaries.
This site is NOT intended as a clone of the Chamber of Commerce, lauding the beauty of Tiburon Peninsula. THAT, is done well, by the Chamber and others.
BELVEDERE
The "official" Belvedere site has links to the City's offices and departments. See also, Statistical data for Belvedere.
The 2000 Census reported the Belvedere population at 2,125. Year 2000 demographics for Belvedere are available at the ABAG site: population, race, sex, age, housing, education .....
HISTORICAL HOME PRICES
BY YEAR, SINCE 1965
You can track average sales prices from 1965 to date, and median sale prices from 1994 to date: Belvedere. The total sales represent BOTH single family and common interest (condominiums, coops, PUDs].
BY MONTH, SINCE 1995
I have developed the following table to track the number of single family Belvedere homes sold, per month, since January, 1995, together with the average sale price, per month. For example, in January of 1997 there were 3 homes sold, at an average price of $1,305,000.
BELVEDERE - AVERAGE PRICE OF SINGLE FAMILY HOMES
FROM 1995 |
| YR |
JAN |
FEB |
MAR |
APR |
MAY |
JUN |
| 95 |
807,500
2 |
895,000
1 |
890,000
1 |
0
0 |
undiscl
1 |
705,816
3 |
| 96 |
619,500
2 |
775,000
1 |
882,333
3 |
833,000
2 |
991,483
4 |
1,656,000
5 |
| 97 |
1,305,000
3 |
735,000
1 |
1,011,250
4 |
983,333
3 |
1,427,500
4 |
1,135,000
2 |
| 98 |
800,000
3 |
1,085,000
4 |
1,105,000
2 |
1,378,750
4 |
1,158,666
3 |
1,133,750
4 |
| 99 |
1,150,000
1 |
1,966,666
3 |
1,158,750
4 |
1,490,050
5 |
1,911,071
7 |
3,950,000
3 |
| 00 |
2,100,000
1 |
1,736,666
3 |
1,025,000
1 |
2,205,000
3 |
2,499,166
6 |
1,800,000
2 |
| 01 |
1,950,000
2 |
2,910,000
1 |
4,750,000
1 |
2,510,000
5 |
0
0 |
2,299,000
2 |
| 02 |
1,467,500
2 |
1,460,000
2 |
2,750,000
3 |
2,318,000
3 |
1,848,000
5 |
2,651,250
4 |
| 03 |
1,675,000
2 |
1,212,500
2 |
1,425,000
4 |
2,325,000
2 |
1,655,000
2 |
1,746,666
3 |
| 04 |
1,825,000
1 |
1,673,000
2 |
4,050,000
3 |
3,338,750
2 |
1,960,000
3 |
2,616,250
4 |
| 05 |
2,794,167
6 |
1,912,500
2 |
3,018,000
5 |
1,925,000
1 |
3,691,713
6 |
2,695,000
1 |
| 06 |
1,925,000
1 |
2,225,000
2 |
3,500,000
2 |
4,458,625
4 |
2,584,000
1 |
3,481,389
9 |
| 07 |
2,505,000
5 |
2,525,000
1 |
2,347,750
2 |
3,462,500
4 |
0
0 |
3,071,875
4 |
| 08 |
3,578,950
1 |
0
0 |
2,795,000
2 |
2,936,333
3 |
5,050,000
3 |
2,747,500
3 |
| 09 |
2,375,000
1 |
0
0 |
4,050,000
2 |
3,912,500
2 |
2,975,000
2 |
-
- |
| CONTINUED |
| YR |
JUL |
AUG |
SEP |
OCT |
NOV |
DEC |
TOTAL |
| 95 |
798,000
3 |
807,800
5 |
950,000
1 |
1,000,000
6 |
680,300
1 |
1,100,000
1 |
827,230
25 |
| 96 |
1,092,857
7 |
852,555
2 |
771,666
3 |
916,666
3 |
1,152,400
5 |
880,000
2 |
1,038,847
39 |
| 97 |
837,375
4 |
1,609,166
6 |
1,253,833
6 |
1,232,500
4 |
1,916,500
4 |
1,027,725
7 |
1,248,804
48 |
| 98 |
1,217,500
4 |
1,576,666
3 |
1,320,200
5 |
1,450,000
1 |
3,235,000
1 |
1,565,250
8 |
1,330,571
42 |
| 99 |
2,027,000
5 |
1,757,142
7 |
2,393,600
5 |
2,100,000
2 |
2,108,333
6 |
2,420,834
2 |
1,009,148
50 |
| 00 |
1,312,500
2 |
3,560,000
2 |
1,700,000
2 |
3,358,333
3 |
7,200,000
1 |
4,825,000
2 |
2,629,107
28 |
| 01 |
1,647,500
1 |
2,346,875
8 |
3,256,428
7 |
1,500,000
1 |
1,510,000
2 |
0
0 |
2,548,183
30 |
| 02 |
2,933,333
3 |
2,560,000
5 |
1,500,000
1 |
2,562,666
3 |
2,425,000
1 |
0
0 |
2,316,156
32 |
| 03 |
2,537,333
3 |
2,476,000
3 |
1,290,000
1 |
2,820,219
2 |
2,572,500
8 |
1,647,000
5 |
2,039,471
37 |
| 04 |
1,990,800
5 |
3,227,500
6 |
2,074,500
2 |
2,000,000
1 |
2,909,760
2 |
3,625,000
2 |
2,702,455
33 |
| 05 |
3,245,000
3 |
3,141,250
4 |
2,193,333
3 |
1,644,200
3 |
0
0 |
2,716,667
3 |
2,806,076
38 |
| 06 |
2,433,333
3 |
3,032,500
2 |
2,545,000
2 |
0
0 |
2,262,500
2 |
3,110,000
1 |
3,138,867
30 |
| 07 |
8,100,000
1 |
6,322,000
5 |
3,488,333
3 |
6,500,000
1 |
2,000,000
1 |
4,562,500
4 |
3,880,903
31 |
| 08 |
6,485,000
1 |
3,252,000
2 |
4,050,000-
4 |
2,175,000
1 |
0
0 |
7,475,000
3 |
4,132,193
23 |
Developed from statistics compiled by the Bay Area Real Estate Information Service [BAREIS]
BELVEDERE MUNICIPAL CODE
The Belvedere Municipal Code is online. Use the following as general guidelines, and assume that the online Code is not current.
The regulation of trees, including their effect on sunlight and views, is covered at Chapter 8.28 Trees.
Floor Area Ratio is covered at Title 19, Zoning.
19.08.203 Floor area, gross
19.08.205 Floor area, net
19.08.210 Floor area ratio
The generic restraint on construction which obstructs a neighbor's views is covered at Section 19.56.010:
Restrictions generally
No structure shall be constructed to a height in any one part exceeding the heights set forth in this chapter. Height shall be measured above the grade existing prior to the commencement of any work on the site. Maximum heights shall only be allowed an cases where there is no significant view blockage.
TIBURON-BELVEDERE SCHOOLS
Reed Union School District
"The Reed Union School District (RUSD) is an elementary district serving the southern Marin communities of Belvedere, Tiburon, and a portion of East Corte Madera. Its three school sites are located in Tiburon: Reed School for kindergarten through second grade; Bel Aire School for grades 3, 4 and 5; and Del Mar Middle School for grades 6, 7 and 8. District enrollment is around 1,000 students, with class sizes averaging under 25."
Reed School
"Reed School offers a nurturing climate for the primary age student. In addition to a full academic program, there is a school-wide focus on develop- mentally appropriate programs, positive reinforcement, integration of art into the curriculum, Spanish and culture, beginning computer education, and a special motor development program. The school facilities include a multi-purpose room, library, music room and turfed athletic field. Average class size is 19. "
Bel Aire School
"Bel Aire offers an academic curriculum in language arts, math, history/ social studies, and science. The school facility includes a multi-purpose room, library, computer laboratory, music room, and turfed athletic field. Average class size is 18 in 3rd grade and 25 in 4th and 5th grades."
Del Mar Middle School
"Del Mar provides a daily academic program in language arts, math, science, history/ social studies, and physical education, with electives in art and computer technology. Students take Spanish daily in the 7th and 8th grades for a semester or full year and twice a week in 6th grade. Class size in academic subjects ranges from 21 to 25. There is also a small "opportunity class" designed to meet the needs of students who have difficulty with the traditional middle school schedule. "
For links to private schools in Tiburon try the Online Guide to Bay Area Private Schools.
For STAR test results see our Blackstone-Marin site.
Also, any school can be compared to other schools in the District, the County and the State using the Education Data Partnership site. From the "Reports" menu select "Schools". After entering "Marin" in the County field, then select any elementary, middle or high school district. Then, from "Related Links" choose "Compare Schools". In the grid for "Compare schools" pay attention to each field to insure that the result matches your search: eg, comparing one school to all in the County.
CRIME DATA
The Marin County Sheriff: The Department is charged with law enforcement outside of incorporated areas, which are divided into four areas. The unincorporated neighborhoods of Southern Marin are in Area 1.
The Attorney General: This Office logs crime statistics for every city and county in California. The
County of Marin crime statistics are found on its site.
Megan's Law: since 1999 every lease or rental agreement for real property, or real property sales contracts for residential real property, must contain written notice that a prospective purchaser can access the data base containing information about registered sex offenders.
Not a pleasant topic, but it is important to understand how to access the online sex offender database called
Megan's Law, and what it contains. It is maintained by the California Attorney General. On entering the site one must first read and consent to a general Disclaimer.
There are seven search modes: by name, city, ZIP Code, or county; or within a predetermined radius of a selected address, park, or school.
There are pictures of every registrant, and most include addresses. The 'more info' link provides tabs for descriptions, offenses, scars/marks, and aliases.
EVEN MORE LINKS RE BELVEDERE REAL ESTATE AND HOMES FOR SALE
The real estate links along the left "frame" are those that we believe would prove most helpful for those interested in the structure of a transaction to purchase a San Francisco home. Below are links for those not as ready to commit to purchasing, who want first to explore in broader detail the purchase of a Belvedere home, or real estate in general.
* craig's list of belvedere homes for sale
* professional publishing
* Real estate authors: jack guttentag, bob bruss, john reed
* marin independent journal real estate section
* international real estate digest
* marin association of realtors
* lawyer referral, marin county bar association
* realty times
* nolo press, real estate
* department of real estate
* department of real estate reference book
* belvedere community profile
* irs pub 530: purchase of home
* irs pub 523: sale of home
* dataquick
* tiburon peninsula foundation
* thomas bros guide covers marin and san francisco
* before purchasing a (rare) belvedere condominium
All information on this site is deemed accurate but should be independently verified. In addition, some information is date/time sensitive. And some of the ordinances and customs are exclusive to the City & County of San Francisco.
Although I am a broker-attorney I am not YOUR broker-attorney - YET. For specific questions and inquiries I recommend that you contact the Marin County Bar Association Lawyer Referral Service. For a nominal Referral Service fee you can have an otherwise free consultation with an attorney specializing in real estate, taxation ......
400 Montgomery 505 San Francisco 94104 ~ 415.781.3000
3030 Bridgeway 112 Sausalito 94965 ~ 415.381.1000
Info@BlackStone-Marin.com
Copyright ©1996 through current year, BlackStone, All Rights Reserved.
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