San Anselmo, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
San Anselmo is an incorporated town of about 12,600 people in the Ross Valley of central Marin County, California, whose downtown sits on San Anselmo Creek and where about two-thirds of homes are owner-occupied. Redfin put its median sale price at $1,549,512 for the three months to September 2026. Redfin rates the town “most competitive”: homes sold in a median of 16 days and for 108.8% of their list price.
- County
- Marin County
- Government
- Incorporated town
- ZIP code
- 94960
- Population
- 12,555 (July 2025, Census estimate)
- Median sale price
- $1,549,512 (3 months to Sep 2026, Redfin)
- Water
- Marin Water (Marin Municipal Water District)
- Fire protection
- Ross Valley Fire Department
San Anselmo homes for sale
Current MLS listings in San Anselmo are shown below; for open-house times, check each listing or ask us to arrange a private showing. To widen the search to Fairfax, Ross, Kentfield or Sleepy Hollow, use our Marin property search and filter by town and price.
What do homes in San Anselmo sell for?
$1,549,512
3 months to September 2026, Redfin
16
September 2026, Redfin
108.8%
September 2026, Redfin
Most San Anselmo homes sell quickly and above their asking price. In September 2026, 63.4% of sales closed above list and Redfin rated the town 93 out of 100 on its Compete Score, its “most competitive” band. The median price was 3.2% lower than a year earlier, while the median price per square foot rose 28.4%, which suggests a different mix of homes sold rather than a 28% jump in value. With about 30 sales a month, read any single month with caution.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price | $1,549,512 (down 3.2% year over year) | 3 months to September 2026, Redfin (its calculation from MLS data) |
| Median price per square foot | $964 (up 28.4%) | September 2026, Redfin |
| Homes sold | 30 (23 a year earlier) | September 2026, Redfin |
| Sold above list price | 63.4% | September 2026, Redfin |
| Homes with a price drop | 23.1% | September 2026, Redfin |
| Median value, owner-occupied homes | $1,576,700 | 2020–2024, U.S. Census Bureau (ACS) |
| Marin County single-family median, for comparison | $1,678,750 (up 1.7%) | September 2026, C.A.R. |
A sale-to-list ratio near 109% means the list price is usually a starting point. We pull the last six months of sales on comparable streets, adjust for lot slope, parking and the creek, and set an offer range before you tour, so you’re not deciding at the review date.
Downtown, the creek and the flood-relief project
San Anselmo Creek runs through the middle of downtown, and some buildings were built over it. So flooding is the first thing to research near the creek. The December 2005 flood caused nearly $95 million in damage across Fairfax, San Anselmo, Ross, Kentfield and Larkspur, according to the Marin County Flood Control District, which set up the Ross Valley Flood Protection and Watershed Program in response. It works through Flood Control Zone 9, formed in 1965, which covers most of the 28-square-mile watershed from White’s Hill to the bay and collects a storm drainage fee.
What the San Anselmo project has done
The district’s San Anselmo Flood Risk Reduction Project, under way since 2016 with a $25 million budget, is the program’s main project for downtown San Anselmo. Its funding is an $8.7 million state Department of Water Resources grant plus $16.3 million from Zone 9, and the towns of San Anselmo, Ross and Fairfax are partners.
| Piece of work | What it does | Status (district pages, accessed October 2026) |
|---|---|---|
| Building removal, 634–636 San Anselmo Avenue | Removed a building that spanned the creek; its foundation was to come out the following year and the bank next to the park to be restored | Street-level structure removed in May 2020; the district lists the removal as completed in 2020 |
| Sunnyside Nursery flow diversion and storage basin | Holds about 33 acre-feet of peak creek flow on the former nursery site, about a mile northwest of downtown Fairfax, and lets it drain back once the peak passes | Excavation was scheduled to start in September 2020; the district says the basin was finished in 2022–2023 and is operating |
| Building Bridge 2 (BB2) | Removal of a second downtown structure, with creek-bank improvements and flood mitigation for the buildings downstream that its removal affects | Listed as a project component; no completion date published |
The basin only takes water when the creek overflows into it, so it sat empty through the winter 2022–23 storms (Flood Control District). None of this removes the need to check an individual property: the projects aim to reduce flooding, but a lender still goes by the FEMA zone on the current map.
Checking FEMA flood zones along San Anselmo Creek
Lenders decide whether flood insurance is required from FEMA’s Flood Insurance Rate Map, not from the Zone 9 projects. FEMA’s final flood hazard determinations for Marin County and its cities, San Anselmo included, took effect on March 17, 2014, with the Town’s Public Works Department at 525 San Anselmo Avenue listed as the place to view the maps (Federal Register); check the Map Service Center for any later change to a panel. If a house sits in a FEMA Special Flood Hazard Area, a federally backed mortgage will require a flood policy, and the premium varies from house to house. Before you offer on a house near the creek:
- Look up the address on FEMA’s Flood Map Service Center and note the zone and map panel date.
- Ask the seller for an Elevation Certificate, and the disclosure packet’s Natural Hazard Disclosure report.
- Get a flood insurance quote during the inspection period, even if the map shows the house outside the mapped zone, so you know the cost before you commit.
- Ask about past water in the crawl space or garage, sump pumps and any flood-proofing work, and check the permits.
Creekside lots are part of San Anselmo’s appeal and part of its risk. Budget for flood insurance on any home within a block of the creek until a map lookup and a quote say otherwise.
New construction and condos in San Anselmo
Brand-new homes are uncommon in San Anselmo, but the Town has planned for more. Its state housing target for 2023 to 2031 is 833 homes, and the Housing Element update that plans for them came with General Plan, zoning map and zoning code amendments; the environmental document filed with the state in June 2023 covers sites totalling about 45 acres in residential and commercial zones across town (CEQAnet). That points to infill on existing residential and commercial lots, plus accessory dwelling units (ADUs), rather than new subdivisions.
For buyers, that means three practical things:
- A “new construction” listing is usually a single rebuilt or substantially remodelled house. Ask for the final permits and certificate of occupancy.
- An ADU can add rental income or extra living space, but confirm it was permitted and whether it has its own utility meters.
- For a condo or townhome, add Fairfax, Larkspur and Corte Madera to your saved search, and ask us to watch the Town’s planning agenda for new infill projects.
The former seminary campus
The campus in the hills of San Anselmo was long the home of the San Francisco Theological Seminary (SFTS). Under an agreement announced in February 2019, the University of Redlands set out to acquire the seminary and its campus (University of Redlands). The campus is now the University of Redlands’ Marin campus, home to its Graduate School of Theology, which the university describes as the result of the merger with SFTS, plus its School of Business & Society, event venues and lodging (University of Redlands).
For buyers nearby, the campus is an active neighbour: Redlands markets eleven event venues there, with onsite lodging, so visit a house close by at more than one time of day.
Fire, water and insurance
Wildfire is the second hazard to check after flooding, especially on hillside streets. In March 2025 the State Fire Marshal’s proposed Fire Hazard Severity Zone maps for San Anselmo, Fairfax and Ross were released for review, with comments going to the Ross Valley Fire Department at 777 San Anselmo Avenue (Town of Fairfax notice). Check the adopted map for the parcel.
- Fire department: the Ross Valley Fire Department is a joint powers authority of San Anselmo, Fairfax, Ross and the Sleepy Hollow Fire Protection District; its Station 19 in San Anselmo also houses the administration office (Ross Valley Fire).
- Fire zone and AB 38: if the house is in a High or Very High zone on the adopted map, the seller must provide a defensible-space inspection from the six months before the sale, or both sides agree in writing that the buyer will get one within a year of closing.
- Marin Wildfire Prevention Authority: San Anselmo is inside the Measure C area, a ten-year parcel tax approved in March 2020, set at up to 10 cents per building square foot (or $75 per multifamily unit) and adjusted for inflation each year, which pays for fuel reduction, evacuation planning and defensible-space evaluations.
- Water: San Anselmo is inside the service area of Marin Water, which gets about 75% of its supply from rain on its Mt. Tamalpais and west Marin watersheds and buys the rest from Sonoma Water. Ask the seller for recent bills.
- Insurance: request quotes as soon as you’re under contract. Fire and flood exposure together can raise the cost of insuring a hillside or creekside home.
Renting out a San Anselmo home
Rentals in San Anselmo run under state law, after voters turned down two local tenant measures. In 2024 the Town Council passed a rent ordinance (Ordinance No. 2024-1185) limiting yearly increases for buildings of three or more units; a referendum put it on the November 5, 2024 ballot as Measure N, and 63.11% voted no in the Local News Matters tally of county returns. Measure O, which would have required longer notice, relocation payments and a right to return after no-fault evictions, failed with 66.19% voting no (Local News Matters; KQED).
That leaves California’s Tenant Protection Act. It caps yearly increases on covered units at 5% plus inflation, or 10%, whichever is lower, and exempts a house or condo not owned by a corporation, a REIT or an LLC with a corporate member when the tenant has received the required written notice (Civil Code §1947.12). San Anselmo also isn’t one of the Marin jurisdictions with mandatory rent-increase mediation, which covers only unincorporated Marin, San Rafael and Fairfax (County of Marin). If you plan to hire property management, ask the manager to show how they apply the state cap and notices.
Short-term rentals are a separate question. Marin’s county licence and waitlist apply only outside the cities, so confirm San Anselmo’s own rules and any tax registration with the Town’s Planning Division before you count on nightly income.
A sale here pays only the county’s documentary transfer tax of $1.10 per $1,000 of value; San Anselmo adds no city transfer tax (Marin County Recorder). For investment property, see our investor services.
Getting around and daily life
Sir Francis Drake Boulevard is the main road east to US 101 and west to Fairfax. Golden Gate Transit Route 132 runs between San Anselmo and San Francisco, and Marin Transit Route 68 stops at the San Anselmo Hub on its way between the San Rafael Transit Center and West Marin (Golden Gate Transit; Marin Transit). SMART trains stop in downtown San Rafael and at Larkspur Landing.
Public schools are in the Ross Valley School District for kindergarten through eighth grade, whose office is at 110 Shaw Drive and which lists Brookside, Hidden Valley and Wade Thomas schools at San Anselmo addresses, and the Tamalpais Union High School District, whose Archie Williams High School is on Sir Francis Drake Boulevard in San Anselmo (Marin County Office of Education). Confirm the assigned schools for a specific address with the districts.
San Anselmo compared with nearby towns
| Town | Government | One verified difference |
|---|---|---|
| San Anselmo | Incorporated town | Median $1,549,512 (3 months to September 2026, Redfin); downtown sits on San Anselmo Creek |
| Fairfax | Incorporated town | Voters repealed its rent stabilization and just-cause ordinances (Measure I, 2024); short-term rentals must register with the Town |
| Ross | Incorporated town | Its own elementary district (Ross School District) and the Marin Art & Garden Center |
| Kentfield | Unincorporated (county rules) | County planning and the county’s short-term rental licence apply |
| San Rafael | Incorporated city | Adds a $2 per $1,000 city transfer tax; SMART stations |
How Diamond Real Estate Group helps San Anselmo buyers
In a market where most homes sell above asking within a few weeks, preparation decides the outcome. Before the offer date we pull the FEMA map panel and any Elevation Certificate, check the fire-zone status and the permit history, get flood and fire insurance quotes started, and set a price range from recent comparable sales. If you’re also selling, see our seller services; for the wider county, our Marin County real estate guide, and for agents who work here, our guide to San Anselmo realtors.
Selling a home in San Anselmo
San Anselmo is an incorporated town, so building permits and property records sit with the Town, not the county. We could not confirm whether the Town issues a resale building-records report, so ask its building staff when you set a listing date. The other local items come from the sanitary district and the fire department.
Sewer lateral certificate
The Ross Valley Sanitary District requires a Certificate of Compliance for the private sewer lateral when a property is bought or sold. Seller and buyer negotiate who takes it on, and that party has 90 days from close of escrow to comply. The usual sequence:
- A contractor runs a video inspection and says what work is needed.
- The contractor pulls a sewer permit from the district.
- A district inspector witnesses a pressure test at the final inspection and issues the certificate if it passes.
If you think the lateral already complies, the district will check whether the property passed a final inspection in the last 20 years (415-259-2949). Its grant and loan programs offer up to $1,500 toward lateral repairs, and qualifying doesn’t depend on income.
Fire: no local resale inspection, but AB 38 can apply
Ross Valley Fire says its resale inspections are no longer required in San Anselmo. That doesn’t cover the state rule: if the address is in a High or Very High fire hazard zone, the seller must provide an AB 38 defensible-space inspection, or both sides agree in writing that the buyer will get it within a year of closing. Marin County Fire’s lookup tool tells you whether the parcel is in such a zone and where to request the inspection.
Taxes and paperwork buyers ask for
San Anselmo adds no city transfer tax, so a sale pays the county’s $0.55 per $500 of value, which works out to $1.10 per $1,000 (see our transfer tax guide). In Diamond’s North Bay markets the seller customarily pays that tax, though it’s negotiable.
Near the creek, have the FEMA zone, any Elevation Certificate and your flood insurance history ready; buyers ask for them early. On hillside streets, expect questions about permits for additions and retaining walls. State law also requires a written water heater bracing certification and disclosure of noncompliant plumbing fixtures. The Marin selling requirements overview lists the rules town by town, and our seller services page explains how we prepare a listing.
Sources for this section: Ross Valley Sanitary District: Compliance (private sewer laterals); Town of Fairfax: Ross Valley Sanitary District grants and loans for sewer lateral work; Ross Valley Fire Department: Resale inspections; Marin County Fire: What is an AB-38 inspection?; Marin County Assessor-Recorder: Fees (documentary transfer tax); California Public Law: Health and Safety Code 19211 (water heater bracing); California Public Law: Civil Code 1101.4 (water-conserving plumbing fixtures).
San Anselmo real estate FAQs
How much does a house cost in San Anselmo?
Redfin’s median sale price was $1,549,512 for the three months to September 2026, with a median of $964 per square foot. Homes sold for 108.8% of list on average, so expect to pay more than the asking price for a well-priced house.
Are there new construction homes for sale in San Anselmo?
Not many. The Town’s 2023–2031 housing plan makes room for 833 new homes on about 45 acres of infill sites, but most “new” listings today are rebuilt houses, major remodels or homes with a new ADU. Ask for the final permits and certificate of occupancy on anything marketed as new.
Can I find a condo in San Anselmo?
Sometimes, but plan to be patient. Set up a saved search for condos and townhomes in San Anselmo, add nearby Larkspur and Corte Madera, and check the HOA documents, reserves and any special assessments before you offer.
Did the 2005 flood hit San Anselmo?
Yes. The December 2005 flood caused nearly $95 million in damage across the Ross Valley towns, including San Anselmo, and led to the Ross Valley Flood Protection and Watershed Program. Downtown flood-relief work since then includes removing a building that spanned the creek in 2020.
Has the flood risk downtown been fixed?
Reduced, not removed. The Sunnyside Nursery basin stores about 33 acre-feet of peak flow and the 2020 building removal opened the channel, but the Building Bridge 2 work has no published completion date. Check each property’s FEMA zone and get a flood insurance quote.
What is the seminary campus now?
It’s the University of Redlands’ Marin campus. The university agreed in 2019 to acquire the San Francisco Theological Seminary, and the campus now houses Redlands’ Graduate School of Theology, its School of Business & Society and event venues.
Who provides water and fire service?
Marin Water (the Marin Municipal Water District) supplies water, and the Ross Valley Fire Department, based at 777 San Anselmo Avenue, provides fire protection. San Anselmo property owners also pay the Marin Wildfire Prevention Authority’s Measure C parcel tax.
Is there rent control in San Anselmo?
No local cap. Voters rejected the Town’s 2024 rent ordinance (Measure N) and a tenant-protection measure (Measure O) on November 5, 2024, so the state’s Tenant Protection Act sets the limits on covered units. The county’s mandatory mediation program doesn’t cover San Anselmo.
Which school districts serve San Anselmo?
The Ross Valley School District (K–8) and the Tamalpais Union High School District (9–12), whose Archie Williams High School has a San Anselmo address. Ask the districts which schools serve a specific address.
How do I get to San Francisco from San Anselmo without a car?
Golden Gate Transit Route 132 runs between San Anselmo and San Francisco. Marin Transit Route 68 links the San Anselmo Hub with the San Rafael Transit Center, and SMART’s San Rafael station is at 680 Third Street downtown.
Is Sleepy Hollow part of San Anselmo?
No. Marin LAFCO describes the Sleepy Hollow Fire Protection District, based at 1317 Butterfield Road in San Anselmo, as serving “Sleepy Hollow and adjacent portions of unincorporated Ross Valley”, about 2.43 square miles and 2,500 people (Marin LAFCO). Outside the town limits, Marin County planning and its short-term rental licence apply, so check which side of the line a parcel is on.
Is there a city transfer tax in San Anselmo?
No. A sale pays only Marin County’s documentary transfer tax of $1.10 per $1,000 of value. San Rafael is the only Marin city that adds its own transfer tax.
Sources & notes
- Redfin: San Anselmo housing market (September 2026) and U.S. Census Bureau: QuickFacts, San Anselmo town (Vintage 2025; ACS 2020–2024)
- C.A.R.: September 2026 home sales and price report
- Marin County Flood Control District: Flood Control Zone 9, San Anselmo Flood Risk Reduction Project, construction news release (August 19, 2020) and Sunnyside Nursery basin
- University of Redlands: Marin campus and FAQ on the Redlands–SFTS partnership (2019)
- Town of Fairfax: proposed Fire Hazard Severity Zones for Fairfax, San Anselmo and Ross (March 12, 2025) and Marin Wildfire Prevention Authority: Measure C
- FEMA final flood hazard determinations for Marin County (Federal Register, January 30, 2014) and CEQAnet: San Anselmo Housing Element 2023–2031 (June 2023)
- Marin Water: about our water system, Ross Valley Fire Department: JPA and Marin LAFCO on the Sleepy Hollow Fire Protection District
- Rent measures: Local News Matters: November 5, 2024 Marin results, KQED (November 5, 2024) and Civil Code §1947.12
- Marin County Office of Education: school districts
- County of Marin: mandatory mediation program and Marin County Assessor-Recorder: fees and transfer tax
- Golden Gate Transit: bus routes and Marin Transit: Route 68
Figures carry their dates where they appear, and we refresh market numbers every quarter. This is general information, not legal, tax or insurance advice; confirm the rules for a specific property with the agency named. Last reviewed October 2026 by Matthew Martinez.
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Local resource: Marin County planning and township resources. Check official information for the address you are considering; area descriptions do not establish a property’s permitted uses.
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Local property guides
- Buying a Hillside Home in San Anselmo: Site Records, Drainage and Structural Questions
- San Anselmo Home Settings Compared: Access, Slope, Lot Use and Daily Routes
- Renovating a San Anselmo Home: How to Research the Existing House Before Planning Changes
- San Anselmo Homeownership Budget: Insurance, Drainage, Retaining Structures and Maintenance
- San Anselmo Comparable Sales: How to Research Site Utility, Condition and Transactions
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