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Notes from the North Bay

Honest advice on buying and selling, plus dispatches from the towns I know best: Novato, Petaluma, and everything between them.

A stack of blank documents, a silver pen, house keys, and succulents on a sunlit oak table, with a cozy California home interior blurred in the background

2026-10-30 · 5 min read

Do Home Buyers Have to Pay Their Agent's Commission Now in California?

The commission rules changed: buyer-broker agreements are now required before touring, and sellers no longer advertise buyer-agent pay on the MLS. Here is who actually pays in Novato and Petaluma, and what to ask before you sign.

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A single-story California ranch home in a leafy North Bay neighborhood on a crisp late-October afternoon, warm golden light on the facade and amber fall foliage framing the yard

2026-10-28 · 5 min read

Who Pays the Property Taxes When You Buy a Home in Novato or Petaluma This Fall?

California's first property tax installment is due November 1. Here is who pays at your fall closing, how escrow prorates the bill, and what a supplemental tax bill means for North Bay buyers.

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A California ranch home in warm late-October light with orange fall foliage framing the facade, the kind of well-presented home that can still stand out in a quieter November market

2026-10-26 · 5 min read

Should I Sell My House Before the Holidays or Wait for Spring in Novato or Petaluma?

The honest late-October answer: November sellers face far less competition and more serious buyers, but California historically pays better in spring. Here is how to decide for your home.

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Golden October light over a hillside North Bay neighborhood with oak trees and single-family homes, the kind of market the buyer versus seller numbers describe

2026-10-23 · 5 min read

Is It a Buyer's or Seller's Market in Marin and Sonoma Right Now?

The October 2026 answer: Marin is a firm seller's market at a $1.7 million median, Sonoma is two-speed around the $1 million line, and what it means for buyers and sellers in Novato and Petaluma.

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A mid-century California ranch home in Novato in warm late-October light, with a neat lawn, oak trees, and an open front door, the kind of home the affordability math is really about

2026-10-21 · 5 min read

How Much House Can I Actually Afford in Marin or Sonoma in 2026?

With 30-year rates near 7.4 percent and homeowners insurance now counted in your loan payment, here is how lenders really size your budget in Marin and Sonoma.

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A ranch-style home on a grassy country lot at the foot of Sonoma Mountain in late-October light, the kind of space and privacy Penngrove offers

2026-10-19 · 5 min read

What Is It Like to Live in Penngrove, Sonoma County?

Country living at the foot of Sonoma Mountain, ten minutes from Petaluma: ranch homes on acreage, a tight-knit Main Street, and the wells, septic, and schools to understand first.

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A tree-lined Marin County street in warm October light with a well-kept single-family home, the kind of property buyers are bidding on

2026-10-16 · 5 min read

How Much Over Asking Do You Need to Bid in Marin or Sonoma in 2026?

It depends almost entirely on one thing: how fast the home goes into contract. Fresh Q3 2026 Marin data shows homes under contract within 14 days closed at 110.65 percent of list, while homes that sat a month closed at 98.42 percent. Here is how to know what a fair offer looks like.

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Golden October light over a North Bay pumpkin patch with rows of pumpkins, a red barn, and a corn maze

2026-10-14 · 4 min read

Where Are the Best Pumpkin Patches and Halloween Events in Novato and Petaluma in 2026?

Pumpkin patches are open now through Halloween in both towns. Here is the confirmed 2026 lineup, from Grossi Family Farm in Novato to the Petaluma corn maze and family events.

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Golden October light over a hillside North Bay neighborhood with oak trees and single-family homes

2026-10-12 · 5 min read

Will Home Prices Drop in Marin or Sonoma County in 2026?

No big drop is on the horizon. Marin prices are still climbing, Sonoma has cooled a few percent, and Petaluma is still selling fast. Here is what the October 2026 numbers actually show.

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Golden-hour view of a craftsman first home in a Novato or Petaluma neighborhood with a white front door

2026-10-09 · 5 min read

Can You Get Down Payment Help Buying a Home in Marin or Sonoma in 2026?

Yes. California's CalHFA programs can cover up to 20 percent of a first home's price, and several stack together. Here is how Dream For All, MyHome, and the rest actually work for North Bay buyers.

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Golden-hour view of a craftsman home in Petaluma with autumn leaves on the lawn

2026-10-07 · 5 min read

How Much Does It Cost to Sell a Home in Novato or Petaluma?

Sellers in California typically spend 6 to 10 percent of the sale price on commissions, transfer taxes, and closing costs. Here is the real 2026 breakdown for Novato and Petaluma, and what you can actually control.

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A classic two-story duplex with two front doors on a shared porch in a tree-lined Novato neighborhood on a golden autumn afternoon

2026-10-05 · 5 min read

Is Buying a Duplex or 2-4 Unit a Good Investment in Marin or Sonoma in 2026?

A 2-4 unit property can be one of the smartest moves in this market, but Marin and Sonoma are two very different games. What a duplex or fourplex really costs in 2026, what the numbers look like, and the questions to ask before you buy.

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Golden-hour view across a Bel Marin Keys lagoon with private docks, sailboats, and waterfront homes

2026-10-02 · 5 min read

What Is It Like to Live in Bel Marin Keys, Novato?

Bel Marin Keys is the Bay Area's rare lock-access lagoon community: private docks, palm-lined streets, and boats that reach San Pablo Bay. What it is really like to live there, what it costs, and what to ask before you buy.

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Golden-hour view across the Petaluma River toward the historic downtown and hillside Victorian homes

2026-09-30 · 5 min read

Petaluma East vs. Petaluma West: Which Side Should You Buy On?

Highway 101 splits Petaluma into two genuinely different markets: the historic Victorian core on the west and the newer commuter neighborhoods on the east. Here is how to choose the side that fits how you actually live.

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A modern cedar-and-glass backyard ADU cottage in a Marin County yard in warm late-September light, with the main house softly blurred behind it

2026-09-28 · 5 min read

Can I Build an ADU in Novato or Petaluma and Rent It Out?

Yes, on most lots. State law allows one ADU plus one junior ADU on a single-family property, cities cannot require you to live there, and long-term rentals are allowed. Here is what actually applies in Novato and Petaluma in 2026.

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A California craftsman home in a North Bay neighborhood in warm late-September light, with mature oaks and golden hills behind it

2026-09-25 · 5 min read

Mortgage Rates Hit a One-Year High: Should You Wait to Buy?

The average 30-year fixed rate reached 7.03 percent for the week ending September 24, 2026, its first trip above 7 percent since January 2025. Here is what that changes, and how to buy well anyway.

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A hillside North Bay home in early autumn light with a clean roof, trimmed landscaping, and golden hills in the distance

2026-09-23 · 5 min read

Can You Still Get Home Insurance in Marin and Sonoma in 2026?

Yes, but the rules changed fast: non-renewals resumed in January, the FAIR Plan takes a 29.1 percent rate hike on October 15, and buyers now need an insurance plan before they offer.

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A mid-century ranch home on a quiet Novato street in warm golden-hour light, a mature oak casting long shadows across the front lawn

2026-09-21 · 5 min read

Will California Property Taxes Go Up in 2026?

What the November 2026 property tax ballot measure does and does not do, how Prop 13 still caps your bill, and how Prop 19 changed the rules for passing a home to your kids.

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Aerial view of the North Bay shoreline and Marin hills between Novato and Petaluma

2026-09-18 · 5 min read

Condo vs. House in Novato or Petaluma: Which Is the Smarter Buy?

Condos cost far less to enter, but HOA dues and the insurance squeeze are rewriting the math. Peter compares single-family homes, townhouses, and condos in Novato and Petaluma so you can choose with your eyes open.

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A welcoming North Bay home's front door at golden hour with a brass key resting on the entry step

2026-09-16 · 5 min read

Is Now a Good Time to Buy a First Home in Marin or Sonoma?

Rates near 7 percent, prices still high, and real down payment help on the table. Peter shares what the math says for first-time buyers in Novato, Petaluma, and both counties.

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A sunny street of Spanish-style stucco homes in Hamilton, Novato, with restored tidal marsh and San Pablo Bay in the distance

2026-09-14 · 5 min read

Hamilton, Novato: From an Army Airfield to a Neighborhood by the Bay

How a 1930s Army airfield became one of Novato's most distinctive master-planned neighborhoods, with restored wetlands and a Bay Trail on its doorstep.

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A well-kept gray-blue single-family home with a tidy front lawn and porch on a clear fall afternoon in the North Bay

2026-09-11 · 5 min read

Selling Your Home This Fall in Novato and Petaluma: Pricing and Prep

Fresh fall numbers for Novato, Petaluma, and Marin and Sonoma counties, plus the preparation that actually matters before you put up the sign.

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Autumn street festival market with pumpkins, market stalls with apples and gourds, and glowing string lights in a small-town downtown

2026-09-09 · 4 min read

Fall 2026 Events in Novato and Petaluma: What Is on the Calendar

Antique faires, flea markets, craft beer at the riverfront, a Halloween magic show, Dia de los Muertos, and more. Peter rounds up this fall's events in both towns with dates fresh from each city's own calendar.

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A craftsman home on a Novato street in warm late-September light with autumn clouds gathering on the horizon

2026-09-07 · 5 min read

Fall Home Prep in the North Bay: A September Checklist Before the Rain

Gutters, roofs, drainage, and one very good earthquake drill. Peter's September checklist for getting Novato and Petaluma homes ready before the wet months arrive.

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Aerial view of the North Bay with rolling hills and the bay in soft morning light

2026-09-04 · 5 min read

North Bay Market Update: What Fall Looks Like in Novato and Petaluma

Stable prices, low inventory, and two towns moving at different speeds. Peter breaks down the recent numbers in Novato and Petaluma and what they mean for buyers and sellers this fall.

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A white farmhouse with a red barn and oak-lined gravel driveway at golden hour

2026-09-02 · 4 min read

5 Questions to Ask Before You Make an Offer on a Home

Before you put your offer in writing, ask these five questions with your agent. They separate the confident offer from the costly one.

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Historic downtown Petaluma storefronts at late afternoon light

2026-09-02 · 4 min read

Butter & Egg Days and Beyond: Petaluma's Best Annual Events

From the Butter & Egg Days Parade to Cruisin' the Boulevard, Petaluma keeps its heritage alive all year. A local's calendar of the town's signature annual gatherings.

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A classic craftsman home on a tree-lined North Bay street at golden hour

2026-09-02 · 6 min read

What Happens During a Home Inspection? A Novato Agent's View

Inspections are where buyers get stuck. With a mechanic's eye honed over 20 years in auto repair, Peter explains what a home inspection covers, what it does not, and how to read the report.

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Golden hills above Novato with scattered oak trees at late afternoon light

2026-09-02 · 5 min read

Novato vs. Petaluma: Which North Bay Town Fits You?

Two hometowns, one easy comparison. Peter has lived in both Novato and Petaluma, and breaks down what each North Bay town does best for buyers deciding between Marin and Sonoma.

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