Issue #9 | Dec 11, 2024
Greetings | Fire Safety | Buzzworthy Sales | Good Times | Million $ Homes | Good Eats | By The Numbers | The Tool Shed
Twinkle Lighting celebrates our 7th year in Tiburon!
Hi Friends.
I for one cannot wait to turn the page on 2024! It wasn't one of my best years, but thank goodness I am an eternal optimist, so I'm going all in on 2025. Won't you join me?
We have been feeling the seasonal winding down of the real estate market: few new listings and longer days on market for those that have remained active since autumn. We have also seen buyer's become more discerning, less eager to deal with fixers, foundations or the financial rollercoaster of mortgage interest rates. You know what? As a buyer, you should be picky. With a median home price in Marin topping $2 million, homes are a huge investment. Maintaining homes properly is another investment and one not to be taken lightly. I am grateful each and every day in big part to Michael's general construction skill set and hands-on management of our largest investment - our home.
To that end, we're investing time over the holidays to track our projects, plan and budget for the year ahead. I highly recommend you do the same, and might I suggest you start with one of the most preventable and cost effective tasks at hand: Fire Safety. Check out the infographic below for what you can do right now!
And in the next issue we'll continue this conversation with how to secure and keep Fire Insurance in these tough times.
Happy Holidays (Hanukkah, Christmas, Kwanzaa) to you and yours, Suzanne
Buzzworthy Home Sales
(November 25 - December 8)
Stinson Beach
List Price | $4,220,000
Sales Price | $4,125,000
Price Per Sq Ft | $2755
Days on Market | 225
1 Offer
2 Bed 2 Bath
Listing Courtesy of: The Sherfey Group | MLS: 323919823
Alto | Mill Valley
List Price | $1,995,000
Sales Price | $2,480,113
Price Per Sq Ft | $1312
Days on Market | 6
12 Offers
4 Beds 2 Baths
Listing Courtesy of: Courtney Whitaker | MLS: 324087083
Good Times | A Worthy Cause
COMFORT & JOY EVENT, MARIN CITY | DECEMBER 21
This is my favorite type of event: a two-fer! A fun-filled, friends and family community gathering AND an opportunity to give back and support those in need.
It's not too late to make a difference! Donations are still being accepted for this event: books, games, toys, snacks, decorations and more.
Produced by the Marin Giving Tree, the Foundation behind projects such as: quarterly distribution of super-stashed toiletry and essentials backpacks for the unhoused, since 2019. Volunteers stuff and stash over 1200 units per year at St. Andrews Church in Marin City (volunteers are always welcome!). Everything is donated privately (ie: no grants or funding) and the Marin Giving Tree is not affiliated with any other Marin City or Marin County organizations, so your contributions mean so much more.
Help make this inaugural event an annual one by supporting with cash or gift purchases at the links below or via the QR codes on the bottom poster art.
I saw this data a few weeks ago and held onto it as we close on 2024. For perspective, as you have seen in previous issues of Under The Redwood, Marin's median home value has easily kept pace with the nation's top metro - San Jose - month over month, the entire year.
Courtesy of The New York Times
Good Eats | Food Scene
BURGERS
As I'm writing this, I am salivating over my next meal in just a few hours: the incomparable cheeseburger from Mill Valley's Buckeye Roadhouse. From the glistening, bronzed, poppy seed bun and perfectly cooked, juicy meat slathered in the accompanying garlic aioli and skinny fries, nothing beats this burger. Granted, this is a 'fine dining' experience, not your burger shack experience, so it'll set you back over $20.
Pro Tip: Skip the dining room and head to the bar for a warm and welcoming experience from the stellar staff.
Runner Up's
Roam Artisan Burgers: Lots of patty options (think beef, turkey, bison, veggie), 100% grass-fed beef, homemade buns. May take a minute since these are legit made-to-order burgers, but well worth it. Coming in at half the price of a fine-dining burger and worth every penny. @Corte Madera Town Center
Super Duper: Bargain prices, just greasy enough, super secret sauce and speedy service. Combine one order garlic fries with regular fries for ultimate happiness. Mill Valley and Novato locations
MARIN REAL ESTATE REPORT
Weekly Stats Ending December 8
THE TOOL SHED | IS ADU 4 U?
By Michael Twing
(Contractor's License #891692)
Thermal & Moisure!
Let's get it dried in! Now that we’ve confirmed the layout, framing, electrical, plumbing, etc and have ordered all the things set to arrive on site, we can focus on sealing the place up. The completed rough work included installation and flashing of all the windows and exterior doors as well as penetrations through the roof and walls for plumbing and HVAC. These pipes, gaps and holes require flashing and sealing from air and moisture.
Speaking of HVAC (heating, ventilation, air conditioning), most modern homes that are sealed up will need ventilation and room to “make up air” as well. For example, you’ll most likely have a bathroom fan, range or cooktop exhaust fan; with air going out, you’ll need air coming in. This ensures a level of comfort while keeping moisture from building up in and around surfaces. When engineered correctly, these systems will prevent cold air from coming in. Extreme whole house moisture control is dependent upon which climate zone you are building in; areas of dry weather vs wet weather play a big part on the various systems that are used.
For our mild, temperate California climate, we’ll be using a breathable vapor barrier to keep moisture off wall cavities from our cooking and bathing activities that could cause a potential mold issue. In addition, we’ll caulk sill plates, corners, or any penetrations that air can be drawn in or out. Even so, some new construction requirements include an air test where smoke is introduced to reveal places that need to be sealed. While not a big ticket item, thermal and moisture practices take time and considerable thought.
The bigger budget concern is insulation with plans requiring a minimum R-value. R-value measures resistance to heat/cold exchange. Typically this translates into R-13 for walls and R-30 for ceilings and roofs. There's been a few new products on the market recently as well as existing ones that still work well for our climate. Batts of fiberglass insulation - that pink stuff with a moisture resistant backing - are still widely used. Another popular product is rock wool, made from minerals; just remember to fluff it, not stuff it! I’ve often seen insulation incorrectly installed - pressed into crevices and stuffed behind pipes. These products need to be cut and placed properly to perform as the manufacturer indicated.
One of my favorite types of insulation is sprayed foam. Both closed cell and open cell have significant advantages. And yes, a couple disadvantages as it makes it more difficult to remodel. However, when sprayed well, it provides an instant seal from bugs and drafts, while creating a super quiet, sealed environment. I used spray foam on the last two ADU’s with overall success.
Thermal and moisture activities, while not so exciting, really are an important part of any build and it is wise to budget accordingly. With a good crew though, it should be done in a day.
Next edition: it’s time to cover up those walls.
You got this!