Austin Klar tours a new 5-bedroom, 4.5-bath home in Mill Valley's Sycamore Park neighborhood, listed at $4.5 million. The 2,672-square-foot house sits on a 6,600-square-foot lot and includes an attached one-bedroom ADU. Klar compares the price to recent sales on nearby streets to assess the market value.
What's up everyone? This is Austin Klar, your lawyer turned real estate agent and real estate developer in San Francisco and Marin County. I'm in the Sycamore Park neighborhood of Mill Valley outside a brand new construction home at 43 Oxford Avenue. This 5-bed, 4.5-bath, 2,672-square-foot home sits on a 6,600-square-foot lot and was just listed for $4.5 million, about $1,680 a foot. I'm gonna give you a tour of this spectacular home in a minute, but if you have any questions about the neighborhood or the property, definitely reach out to me. My contact information is in the description below. I will personally answer every call call, every email, every text, and I'd be more than happy to help you. And if you like videos just like this, please subscribe to my channel and don't forget to click the bell so you're alerted every single time I post a video. Right before we get to the house, I'm gonna give you a super quick overview of why Sycamore Park is such a great neighborhood. It is conveniently located just a few minutes away from downtown Mill Valley, the Mill Valley Lumberyard, Whole Foods, and some of Mill Valley's best restaurants. It's also great for commuting. It has super easy access to the main streets of Mill Valley, Miller, and East Blythedale, and both of those will lead you to the highway. Unlike a lot of other parts of Mill Valley and other parts of Marin, the neighborhood is pretty much entirely flat, and the streets are relatively wide, making it easier to navigate than a lot of the windy, narrow roads of other parts of the neighborhood. So now that you have an overview of what Sycamore Park is like, let's get to the part you've been waiting for— the house tour. The home is situated on the southern side of Sycamore Park, just a short walk to Whole Foods Market on Miller Avenue. It's on a flat lot, open block, fully detached from its neighbors, and the finishes in this one do not disappoint. When you enter the home, there's a small entryway with a powder room immediately to your right. The home then opens up into the main living space with a beautiful kitchen connected to a living room with double-height vaulted ceilings. No expense was spared in the kitchen, and there is a ton of storage space. The under-cabinet lighting is a nice touch, and I think it makes a big difference aesthetically, and for someone like me who cooks a lot, it is super helpful. Mm-hmm. As you head further into the house, you have your dining room and main living space with incredible natural light and more storage. Living room opens up to a beautiful deck and yard, which I'll show you in a minute. Around the corner, heading back toward the front of the house, is the laundry room and bedroom with an ensuite bathroom. As you head upstairs, there's a separate sort of informal living area off a landing before you're on the second level. And then at the second level, you have 3 full bedrooms, 2 bathrooms. Both the guest rooms are big enough to fit queen-size beds, and the primary has plenty of space, big walk-in closet, double vanity in the bathroom, which, you know, for me is an absolute must, especially at this price point. Heading back down to the backyard, you have this beautiful deck big enough for dining off the living area. Perfect indoor-outdoor flow, and it leads to this flat grass area perfect for kids, dogs, parties, whatever you want to do to entertain. You also have access to a 1-bed, 1-bath ADU from the backyard. You enter into the kitchen and dining space and it opens up into what is effectively a studio bedroom, living room, and then the bathroom. So what is a house like this worth? Did they price it right? There aren't a lot of trades of this type of new construction in Sycamore Park. There have been 2 that are pretty darn close. One traded in April of 2023, the last one traded in October of 2022. There are 2 things really to keep an eye out for for a property like this. One, the location within Sycamore Park itself. Oxford Avenue is, you know, definitely a nice street, but not as nice as some of the other streets in Sycamore Park. As you get further north into Sycamore Park, streets are a little bit more desirable, a little bit quieter, closer to downtown, not as many power lines overhead, for example. And the homes tend to be a lot nicer surrounding each other as well, whereas the houses on Oxford aren't quite as nice altogether. Second thing to keep in mind for a house like this, square footage of the house on Oxford is 2,600-ish square feet spread across an ADU and a main house. The main house is about 2,000-ish square feet, ADU about 5, 600 square feet. So when you're looking at a price per foot comparison, uh, you can't really do a direct comparison because ADU square footage is not the same as main house square footage. There are two other comps that sold, both of them about the same same size living space, but all within one main house. This first one on Valley Street sold back in October 2022. Similar sized home with one less bed, one and a half less baths, but this footage is all contained within one main house. So the spaces are larger compared to the spaces you have at Oxford where 20% or so of the footage is contained within that guest house. Also, the lot at Valley was a lot larger by over 1,000 square feet. Valley Street was also new construction and location-wise pretty comparable on the south side of Sycamore Park. So just looking at Valley, I think Oxford is a tad overpriced. It should be much closer and I think slightly under what Valley went for last October. You also have this one that sold on Elm in April of 2023. On its face, looking at the stats, you know, smaller lot, smaller footage, you'd think Oxford is actually priced pretty well by comparison, but Elm's a much more desirable street, better location in Sycamore Park, closer to downtown, also surrounded by a lot nicer homes, not as many power lines overhead compared to Oxford. And remember, this one is like Valley, which, you know, all the footage is within the main house, not spread across a main house and an ADU. ADUs definitely have value, but on a price-per-foot basis, a lot less than main house square footage. Also remember, this one on Elm sold back in April, when interest rates were in the mid-6s compared to now in the mid-7s, and it sold in the spring, which is, you know, the most expensive time of year to buy real estate, whereas this is selling in a much slower market in the fall. So I think Oxford is more likely to sell closer to Valley's price than to Elm's price. Well, there you have it. I hope you enjoyed the tour of 43 Oxford Avenue. It is a great house in a great neighborhood. If you're thinking about relocating or want more information about Mill Valley or any other market in San Francisco or Marin County, definitely reach out to me. My contact information's in the description below. I will personally answer every call, every email, every text, and I'd be more than happy to help you. And if you like videos just like this, please subscribe to my channel and don't forget to click the bell so you're alerted every single time I post a video.
