Mill Valley, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Mill Valley is an incorporated city of about 13,800 people at the foot of Mount Tamalpais in southern Marin County, California, beside Richardson Bay. Redfin put its median sale price at $1,898,743 in August 2026. The city covers 4.78 square miles of land, and the unincorporated neighborhoods around it, such as Tamalpais Valley, Homestead Valley and Alto, follow Marin County’s rules instead of the city’s.
- County
- Marin County
- Government
- Incorporated city (City of Mill Valley)
- ZIP code
- 94941
- Median sale price
- $1,898,743 (Aug 2026, Redfin)
- Population
- 13,799 (Census estimate, July 2025)
- Water
- Marin Water
- Fire service
- Southern Marin Fire Protection District
Mill Valley homes for sale
Current MLS listings for Mill Valley appear below. A Mill Valley mailing address doesn’t always mean the city itself, so we confirm the jurisdiction for each home that interests you. Use our Marin County property search to add Sausalito, Tiburon and the rest of southern Marin.
What do homes in Mill Valley sell for?
$1,898,743
August 2026, Redfin
102.7%
August 2026, Redfin
20
August 2026, Redfin
Mill Valley sells for more than Marin County as a whole, and it sells fast. Redfin’s August 2026 figures show the typical home closing above its asking price after about three weeks, with 53% of sales going over list. The median was 16.9% lower than a year earlier, but with 52 sales in August (38 a year earlier), a change in the mix of homes that sold (a few large view homes one month, more condos the next) can move the median as much as any change in value.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price, City of Mill Valley | $1,898,743 (down 16.9% year over year) | August 2026, Redfin (MLS and public records) |
| Median price per square foot | $1,090 (down 2.4%) | August 2026, Redfin |
| Homes sold | 52 (38 a year earlier) | August 2026, Redfin |
| Sold above list price | 53.0% | August 2026, Redfin |
| Redfin Compete Score | 86 of 100, “Very Competitive” | Three months to August 2026, Redfin |
| Median value of owner-occupied homes | $2,000,000 or more (the Census top code) | 2020–2024, Census ACS |
| Marin County median, single-family | $1,678,750 (up 1.7% year over year) | September 2026, C.A.R. |
The Census figure is capped at $2 million, so it tells you only that the typical owner-occupied Mill Valley home was worth at least that much over 2020–2024. Mill Valley adds no city transfer tax: only Marin County’s $1.10 per $1,000 applies, or about $2,090 at the August median. Our Marin County real estate guide compares prices and costs across the county.
Is the address in the City of Mill Valley or unincorporated Tam Valley?
Check this before anything else. Mill Valley’s city limits enclose 4.78 square miles (Census, 2020), but the communities around it, including Tamalpais Valley, Homestead Valley, Alto, Almonte and parts of Strawberry Point, are unincorporated and governed by Marin County. Mill Valley mailing addresses run well past the city line: Mount Tamalpais State Park’s own address is 3801 Panoramic Highway, Mill Valley.
| Question | Inside the City of Mill Valley | Unincorporated Tam Valley and neighbors |
|---|---|---|
| Planning and building permits | City of Mill Valley | Marin County Community Development Agency |
| Short-term rentals | City registration each year; allowed in most legal units | County license under Code Chapter 5.41, capped countywide; new applicants join a waitlist |
| Hotel tax on stays of 30 days or less | 10% (city) | 10% in unincorporated Marin (14% inside the West Marin tax area) |
| Sewer lateral inspection when you sell | Required by city code (see below) | The city code doesn’t apply; ask the local sewer agency |
| Local services | City of Mill Valley | Tamalpais Community Services District in Tam Valley: sewer collection, garbage and recycling, parks |
| Rent-increase mediation | Not in the county program | Mandatory mediation for rent increases over 5% in 12 months |
The Tamalpais Community Services District serves about 7,500 people over 1.7 square miles of unincorporated Tam Valley (Marin LAFCo, 2020). For buyers there, the short-term rental rules are the biggest difference: under Marin County’s program, a license ends automatically when the property changes hands, so a buyer can’t take over the seller’s rental permit. The mediation rule comes from the county’s Mandatory Mediation Program, which covers unincorporated Marin, San Rafael and Fairfax only.
Mill Valley’s neighborhoods and homes
Mill Valley’s homes range from low ground near Richardson Bay, inside the county’s flood control zone, to canyon and hillside lots below Mount Tamalpais. About 66% of homes are owner-occupied, and the median gross rent was $3,278 over 2020–2024 (Census ACS). Redfin’s neighborhood data uses names such as Mill Valley Heights, Shelter Ridge, Panoramic and Edgewood, and files Tamalpais Valley and Muir Woods Park under Tamalpais-Homestead Valley. These are working labels, not legal boundaries, so the parcel map and the title report decide what an address actually is.
The city’s 2023–2031 Housing Element update amended the general plan’s housing and land-use elements, the land-use and zoning maps and the municipal code to plan for housing at all income levels; its final supplemental environmental impact report was filed with the state on May 18, 2023 (CEQAnet). If you’re buying next to a site that may be redeveloped, ask the planning department what the new zoning allows.
What to check before buying in Mill Valley
The sewer lateral inspection at sale
Mill Valley requires a sewer lateral inspection when a home is sold. Under Municipal Code § 17.04.270, before title transfers the owner must give the City Engineer an inspection report from a licensed plumber, including a closed-circuit TV inspection of the lateral, the private pipe between the house and the public sewer main. The seller must tell the buyer in writing that the city requires the inspection and any repair (Mill Valley Municipal Code).
- If it isn’t done before closing, the buyer must provide the report within 30 days of the transfer and becomes responsible for any repairs. The city issues a repair notice within three business days of a report, with 180 days to fix the lateral.
- Exemptions: a lateral installed or replaced within the past 20 years; a conforming inspection or permitted repair within the past three years; sales in a common interest development such as a condominium; and shared laterals that existed by January 1, 2015.
- Remodels: a building permit for work worth $50,000 or more, counting projects over the prior three years together, also triggers an inspection.
Negotiate the sewer lateral early. Ask the seller for the inspection video and report with the disclosures, and agree in the purchase contract who pays for any repair, because a buyer who closes without a report takes on the obligation.
Wildfire zones and the city’s fire-safe programs
Fire hazard zones are mapped parcel by parcel, and they drive both the paperwork at sale and the insurance quote. The Southern Marin Fire Protection District, which serves Mill Valley, Sausalito, Tiburon and unincorporated southern Marin, took its ordinance adopting CAL FIRE’s updated Fire Hazard Severity Zone maps to a first reading on April 23, 2025, with a public hearing set for May 26, 2025 (Southern Marin Fire). The maps sort land into Moderate, High and Very High zones.
- At sale: if the home is in a High or Very High zone, California’s AB 38 rule requires the seller to provide documentation of a defensible-space inspection made within six months before the sale, or the buyer and seller agree in writing that the buyer will get one within a year.
- City vegetation management: Mill Valley spends about $400,000 a year to remove brush, keep fire breaks and improve emergency access, taking about 300 tons of fuel out of the city each year. The program also offers home inspections, an app to estimate defensible space, a demonstration garden and accreditation for neighborhoods that organize (City of Mill Valley).
- Countywide: Mill Valley is inside the Marin Wildfire Prevention Authority, funded by the Measure C parcel tax, set in 2020 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. It’s collected with the property tax bill.
Get insurance quotes as soon as you’re in contract. On a canyon or ridge lot, the price and availability of fire coverage can change the numbers on a purchase.
Flood zones near Richardson Bay
Flooding in the Mill Valley area comes from creeks and tides next to Richardson Bay. The Marin County Flood Control District’s Flood Control Zone 3 was formed in 1956 for creek and tidal flooding next to the bay. It covers the City of Mill Valley and the unincorporated communities around it, more than 13 square miles and 12,560 parcels, and its subwatersheds are Arroyo Corte Madera del Presidio, Warner Creek and Coyote Creek. The district maintains 1.3 miles of levees and 13 pumps at five pump stations, and periodically dredges lower Coyote Creek.
- Look up the parcel: the city sends owners to MarinMap’s “Flood Hazard Zone” tab to see whether an address is in a FEMA flood zone (City of Mill Valley).
- Insurance: lenders that are federally regulated or insured require flood insurance on homes in a FEMA special flood hazard area.
- Remodels: the Building Official reviews work done over a two-year period to decide whether it counts as a “substantial improvement,” which brings floodplain construction rules into play. Ask whether the house has a FEMA Elevation Certificate.
Short-term rentals and the hotel tax
Mill Valley allows short-term rentals (stays of under 30 consecutive days), but every one must register with the city and renew each year. Registration costs $181, or $90 to renew, and the host also needs a residential short-term rental permit and a business license. Rentals are allowed in any legally permitted residential unit except deed-restricted ADUs and junior ADUs, and on a lot with a junior ADU the main house can’t be rented at the same time (City of Mill Valley). Hosts collect the city’s 10% transient occupancy tax and pay it monthly. If rental income matters to your purchase, confirm the unit’s permit history first.
Water, sewer and parcel taxes
Mill Valley’s water comes from Marin Water, which gets about 75% of its supply from rain falling on its own 22,000 acres of watershed. The property tax bill also carries voter-approved parcel taxes: Measure C for wildfire prevention, plus measures for the Mill Valley School District and the Tamalpais Union High School District listed in the Marin County Office of Education’s 2026–27 parcel tax summary. Ask for a recent tax bill so you can see the total.
Mount Tamalpais, Old Mill Park and schools
Mount Tamalpais State Park has no entrance fee, though the East Peak, Pantoll and Bootjack lots charge for parking, and many of its trails connect with Muir Woods National Monument. Five of Marin Water’s reservoirs, Alpine, Bon Tempe, Kent, Lagunitas and Phoenix, sit on the mountain’s north slope.
- Old Mill Park: at Throckmorton Avenue and Cascade Drive, the park holds the site of the first sawmill in Marin County, which John Reed built around 1833–34 on Rancho Corte Madera del Presidio, according to the state Office of Historic Preservation.
- Trails: our guide to Marin County hiking trails covers the routes up Mount Tam.
Public schools are in the Mill Valley School District for kindergarten through eighth grade, which also covers Tamalpais Valley and Strawberry, and the Tamalpais Union High School District for grades 9 to 12 (Marin County Office of Education). Both levy voter-approved parcel taxes. Confirm the schools for a specific address with the district.
Getting around from Mill Valley
Mill Valley has no SMART station or ferry terminal of its own. The main transit options are:
- Bus to San Francisco: Golden Gate Transit Route 114 runs between Mill Valley and San Francisco, and Route 120 serves nearby Strawberry (Golden Gate Transit, September 2026 service).
- Ferry: Golden Gate Ferry boats leave from Sausalito and from Larkspur for San Francisco (Golden Gate Ferry).
- SMART train: the nearest station is Larkspur, at 600 Larkspur Landing Circle, linked to the ferry terminal by shuttle.
- To the coast: Marin Transit Route 61 runs from Sausalito through Marin City, Tam Junction and the Manzanita Park and Ride, then over Panoramic Highway to Stinson Beach and Bolinas (Marin Transit).
Mill Valley compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Mill Valley | Incorporated city | City short-term rental registration; sewer lateral inspection at sale; median $1,898,743 (Aug 2026, Redfin) |
| Sausalito | Incorporated city | Golden Gate Ferry service to San Francisco; floating homes in its marinas; short-term rentals banned in homes; median $1,574,250 (Sep 2026, Redfin) |
| Tiburon | Incorporated town | Outside the Marin Wildfire Prevention Authority, so no Measure C parcel tax; its own ferry to San Francisco |
| Larkspur | Incorporated city | A SMART station at Larkspur Landing and a Golden Gate Ferry route to San Francisco |
| Muir Beach | Unincorporated, coastal zone | Water from a small community services district; private septic systems, per the district’s 2007 guidebook; county rental license capped at 20 |
How Diamond Real Estate Group helps Mill Valley buyers
In Mill Valley the homework is about the site as much as the house. Before you commit, we confirm whether the address is in the city or the county, request the sewer lateral report and video, look up the fire and flood zones, check the permit history on additions and rebuilt hillside decks, and read recent sales for what they were: lot slope, access, view and condition, not just price per square foot.
- Licensed agents who serve Mill Valley: our disclosed list, with each DRE license linked.
- Luxury homes in Marin and wine country, for estate and view properties above the median.
- Investment property help, if a rental or ADU is part of the plan.
- Selling first? Start with a home valuation.
For the full process, see how we help buyers.
Selling a home in Mill Valley
Start with the parcel record. Inside the City of Mill Valley, two city rules apply at sale; in unincorporated Tamalpais Valley, Homestead Valley or Alto, Marin County and the local sewer agency set the requirements instead, even with a Mill Valley mailing address.
City requirements
- Residential building record report. Municipal Code Chapter 20.70 requires the owner or agent to get a city report of the property’s authorized use, occupancy and zoning before a residential building is sold or exchanged. It must be delivered to the buyer before closing. The report itself states that it is not a city guarantee of legal compliance or a full disclosure of material facts. Some transfers are exempt, including transfers without valuable consideration and transfers between co-owners; the fee is set by council resolution.
- Sewer lateral report. Under Section 17.04.270, a licensed plumber’s report with a camera inspection goes to the City Engineer before title transfers, signed under penalty of perjury. The seller must also tell the buyer in writing that the city requires inspection and repair. The city issues any repair notice within three business days and allows 180 days for the work; an owner can appeal to the City Manager within 30 days. Condos in a common interest development are exempt, as are recently replaced or inspected laterals.
- Fire and fixtures. In a High or Very High fire hazard zone, AB 38 documentation is due by close of escrow; Marin County Fire’s lookup tool shows which agency inspects the address. State law also requires a written disclosure about non-water-conserving plumbing fixtures (Civil Code 1101.4).
Transfer tax
Mill Valley has no city transfer tax, so a sale pays only the county’s $1.10 per $1,000. Sellers customarily pay in Diamond’s North Bay markets, though the contract can change that; our California transfer tax guide has the details.
What buyers ask to see
Expect requests for the lateral video and report with the disclosures, permits for rebuilt hillside decks and additions, and, on low ground near Richardson Bay, a FEMA elevation certificate if one exists. Having the city report in hand lets you answer questions about a second unit before a buyer raises them. See the Marin County selling requirements for nearby towns, and request a home valuation when you’re ready to price.
Sources for this section: Mill Valley Municipal Code Chapter 20.70: Residential building record (eCode360); Mill Valley Municipal Code 17.04.270: Sewer laterals (eCode360); Marin County Fire: What is an AB-38 inspection?; Marin County Assessor-Recorder: Fees (documentary transfer tax); California Public Law: Civil Code section 1101.4.
Mill Valley real estate FAQs
Is Tam Valley part of Mill Valley?
No. Tamalpais Valley is unincorporated, so Marin County handles its planning, permits and short-term rental licenses, and the Tamalpais Community Services District provides sewer collection, garbage service and parks. It shares the Richardson Bay flood control zone with the city, and Mill Valley mailing addresses extend past the city limits, so check the parcel’s jurisdiction rather than the address.
What is the median home price in Mill Valley?
Redfin’s median sale price for the City of Mill Valley was $1,898,743 in August 2026, 16.9% below a year earlier, at about $1,090 per square foot. For comparison, the Marin County single-family median was $1,678,750 in September 2026 (C.A.R.). Monthly medians in a city this size swing with the mix of homes sold, so we look at several months together.
Who pays for the sewer lateral inspection when a Mill Valley home sells?
The code puts the duty on the seller to provide the report before title transfers, but who pays for any repair is negotiable. If no report is provided, the buyer must supply one within 30 days of closing and takes on the repairs. Condominiums in a common interest development are exempt from the sale requirement.
Can I rent my Mill Valley home on Airbnb?
Inside the city, yes, if you register the rental with the city, get the permit and business license, renew each year and pay the 10% transient occupancy tax monthly. Deed-restricted ADUs and junior ADUs can’t be rented short term. In unincorporated Tam Valley the county license applies instead, and it can’t be transferred to a buyer.
Does Mill Valley have a city transfer tax?
No. Marin County’s documentary transfer tax of $1.10 per $1,000 of value applies, and San Rafael is the only Marin city the county recorder lists with its own transfer tax. On a $1.9 million sale, the county tax comes to about $2,090.
Is Mill Valley in a high fire hazard zone?
CAL FIRE’s 2025 maps sort land in the communities the Southern Marin Fire Protection District serves into Moderate, High and Very High zones, and the district took its adopting ordinance to a first reading in April 2025. Check the specific parcel on the State Fire Marshal’s map viewer, because the zone decides the AB 38 defensible-space paperwork at sale and affects insurance.
Do Mill Valley homes need flood insurance?
Only homes in a FEMA special flood hazard area need it for a loan from a federally regulated or insured lender. The county formed Flood Control Zone 3 for creek and tidal flooding next to Richardson Bay, so low-lying parcels deserve the closest look. Look up the address on MarinMap’s Flood Hazard Zone tab, and ask the seller for any Elevation Certificate.
Which school districts serve Mill Valley?
The Mill Valley School District serves kindergarten through eighth grade in Mill Valley, Tamalpais Valley and Strawberry, and the Tamalpais Union High School District serves grades 9 to 12. Both levy parcel taxes that appear on the property tax bill. Ask the district which schools serve the address you’re considering.
How do I commute from Mill Valley to San Francisco without a car?
Golden Gate Transit Route 114 runs between Mill Valley and San Francisco, and Golden Gate Ferry boats leave from Sausalito and Larkspur. SMART trains stop at Larkspur, not in Mill Valley, and a shuttle links that station to the ferry terminal.
Are new homes being built in Mill Valley?
The city’s 2023–2031 Housing Element update amended its general plan, land-use map and zoning map to plan for new housing at all income levels, with a final environmental report filed in May 2023. Ask the planning department about any site near a home you’re considering. If you plan an addition worth $50,000 or more, the permit also triggers the sewer lateral inspection.
Where is Old Mill Park?
Old Mill Park is at Throckmorton Avenue and Cascade Drive. The state lists it as the site of the first sawmill in Marin County, built by John Reed around 1833–34 on Rancho Corte Madera del Presidio, the “wood cutting place for the Presidio.”
Who provides water and fire service in Mill Valley?
Marin Water supplies the city, about 75% of it from rain caught on the district’s own watershed. Fire and emergency service comes from the Southern Marin Fire Protection District, which also serves Sausalito, Tiburon and unincorporated southern Marin. Mill Valley is part of the Marin Wildfire Prevention Authority, which funds defensible-space evaluations.
Sources & notes
- Redfin: Mill Valley housing market (August 2026) and C.A.R.: September 2026 sales and price report
- U.S. Census Bureau: QuickFacts, Mill Valley city (Vintage 2025 and ACS 2020–2024)
- City of Mill Valley: short-term rentals, floodplain management, vegetation management program and Municipal Code § 17.04.270 (sewer laterals)
- Marin County Flood Control District: Zone 3, Richardson Bay
- Southern Marin Fire Protection District: Fire Hazard Severity Zone ordinance (April 2025) and Marin Wildfire Prevention Authority: Measure C
- Marin LAFCo: Tamalpais Community Services District and County of Marin: short-term rental licensing
- California State Parks: Mount Tamalpais State Park, Office of Historic Preservation: First Sawmill in Marin County and Marin Water: our water system
- Golden Gate Transit, Golden Gate Ferry, Marin Transit Route 61 and Marin County Office of Education: school parcel taxes
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.
Plan your next move
Share your preferred location, budget, property requirements and timing. We can help organize a focused search, arrange showings or discuss preparing a property for sale.
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.
