Ross, CA Real Estate & Homes for Sale
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Ross is a small incorporated town in the Ross Valley of central Marin County, California, where the residential zoning runs from 5,000-square-foot lots to 10-acre estates and Corte Madera Creek runs through town. Redfin put its median sale price at $3.4 million for the three months to July 2026, about double the county median. With only a handful of sales a month, each one moves that figure.
- County
- Marin County
- Government
- Incorporated town
- ZIP code
- 94957
- Median sale price
- $3.4 million (3 months to Jul 2026, Redfin)
- School district
- Ross School District (K–8)
- Fire protection
- Ross Valley Fire Department
- Sewer
- Ross Valley Sanitary District
Ross homes for sale
Current MLS listings in Ross are shown below. Because so few homes come up here, many buyers watch Kentfield, San Anselmo and Larkspur at the same time; our property search lets you set up one alert across all four.
What do homes in Ross sell for?
$3.4M
3 months to July 2026, Redfin
14
3 months to July 2026, Redfin
11
July 2026, Redfin
Ross is a thin, high-priced market. Redfin’s three-month median of $3.4 million was 4.9% below a year earlier, homes went under contract in a median of 14 days, and Redfin says the average home sold about 4% above list over the past year. Some of Redfin’s single-month figures for Ross, including one box based on a single sale and a price per square foot that more than doubled, swing too widely to use.
| Measure | Figure | Period and source |
|---|---|---|
| Median sale price | $3.4 million (down 4.9% year over year) | 3 months to July 2026, Redfin (its calculation from MLS data) |
| Homes sold | 11 (8 a year earlier) | July 2026, Redfin |
| Median days on market | 14 (22 a year earlier) | 3 months to July 2026, Redfin |
| Typical sale versus list price | About 4% above list | Past 12 months, Redfin |
| Marin County single-family median, for comparison | $1,678,750 (up 1.7%) | September 2026, C.A.R. |
For pricing, we build comparables street by street. Lot size, flat usable land, the distance to Corte Madera Creek and the condition of the house explain more of the spread in Ross than any town-wide median.
Lot sizes and what Ross zoning allows
Ross sorts its single-family land into nine zoning districts, and the district matters as much as the house when you buy. The minimum lot size climbs from 5,000 square feet to 10 acres, and as lots get bigger, the share a house may cover gets smaller (Town of Ross zoning summary, July 2021).
| District | Minimum lot | Building coverage and floor area ratio | Side / rear setbacks |
|---|---|---|---|
| R-1, R-1:B-6, B-7.5, B-10 | 5,000 to 10,000 sq ft | 20% | 15 ft / 40 ft |
| R-1:B-15, B-20 | 15,000 to 20,000 sq ft | 15% | 18–20 ft / 40 ft |
| R-1:B-A | 1 acre | 15% | 25 ft / 40 ft |
| R-1:B-5A | 5 acres | 10% | 45 ft / 70 ft |
| R-1:B-10A | 10 acres | 10% | 50 ft / 70 ft |
Every district caps height at 30 feet. In practice, a floor area ratio of 15% on a one-acre lot allows roughly 6,500 square feet of floor area, and 10% on five acres about 21,800, before other limits. If you’re buying to expand or rebuild, have us pull the parcel’s district and the house’s existing floor area from the Town before you set a price, because a home already at its limit has little room to grow.
Flood risk along Corte Madera Creek and Ross Creek
Corte Madera Creek runs through Ross, and the Town says the areas near it and Ross Creek are the most likely to flood. Ross lists three 100-year storms in recent decades, in 1982, 1986 and 2006, and a stream gage on Corte Madera Creek behind the Ross fire station reports the water level in real time; the Town says flooding is imminent when that gage reaches 19 feet (Town of Ross).
Across the valley, the December 2005 flood caused nearly $95 million in damage in Fairfax, San Anselmo, Ross, Kentfield and Larkspur, according to the Marin County Flood Control District. It led to the Ross Valley Flood Protection and Watershed Program, run through Flood Control Zone 9, where Ross holds one of the seven advisory-board seats.
The Corte Madera Creek project
The program’s work in Ross is the Corte Madera Creek Flood Risk Management Project, which covers the concrete channel from Lagunitas Road in Ross downstream into Kentfield. It aims at protection from a 25-year flood for Ross and Kentfield, and it includes removing the old fish ladder and lowering the channel, raising channel walls and adding a pump station. The environmental impact report was certified on August 17, 2021, with the element once planned for Frederick Allen Park dropped, and construction was scheduled from fall 2022 to winter 2026, at about $18 million (Flood Control District). A 25-year design level sits well below the 100-year storms the Town lists, so flood insurance still matters near the creek.
How to check a Ross address
FEMA restudied the Ross Valley’s creeks after the Town’s map had been revised in 1981 and 2009; the 2012 preliminary maps drew a regulatory floodway in Ross for the first time (Town of Ross staff report, June 2012). The resulting flood maps for Marin County and its cities, Ross included, took effect on March 17, 2014 (Federal Register, January 30, 2014), so check the Map Service Center for any later change to your panel.
- Ask the Town’s Floodplain Manager. At no charge, the Town will tell you whether a property is in the flood hazard area on the current FEMA map, its zone and base flood elevation, any known local drainage problems or dam-failure inundation zone, past flood depths, and whether it has an Elevation Certificate on file (Town of Ross).
- If the house is in a FEMA Special Flood Hazard Area, a federally backed mortgage will require flood insurance. Get a quote before you remove your inspection contingency.
- Ask the seller about water in the basement, crawl space or garage in past storms, and look for flood vents, sump pumps and raised equipment.
Wildfire, water and insurance
Wildfire is the second hazard to check. Ross is a member of the Ross Valley Fire Department, which it joined on July 1, 2012; the other members are San Anselmo, Fairfax and the Sleepy Hollow Fire Protection District. An amendment to the joint powers agreement effective January 1, 2022 provided for closing the Ross fire station, and the department’s listed stations are now in San Anselmo, Sleepy Hollow and Fairfax. In March 2025 the State Fire Marshal’s proposed Fire Hazard Severity Zone maps for Ross, San Anselmo and Fairfax were released for review, with comments taken by the Ross Valley Fire Department (Town of Fairfax notice). Check the adopted map for the parcel.
- AB 38: in a High or Very High zone, the seller provides a defensible-space inspection from the six months before the sale, or buyer and seller agree in writing that the buyer will get one within a year.
- Measure C: Ross is in the Marin Wildfire Prevention Authority area. Its ten-year parcel tax, approved in March 2020, was set at up to 10 cents per building square foot (or $75 per multifamily unit) and is adjusted for inflation each year, so a large house pays more; check the line on the seller’s tax bill.
- Water: Ross lies inside Marin Water’s service area, which Marin LAFCO describes as running from the Golden Gate Bridge north to southern Novato and west to the San Geronimo Valley. The district’s supply comes mostly from rain on its Mt. Tamalpais and west Marin reservoirs (Marin Water), so ask about irrigation use on a large garden.
- Insurance: for a wooded lot near the creek, ask for fire and flood quotes in the first days of escrow.
Renting out a Ross home or ADU
Ross has few rules on short stays, but that can change. As of the Town’s May 11, 2023 staff report, Ross didn’t regulate short-term rentals of single-family homes, while its accessory dwelling unit rules already required ADUs and junior ADUs to be rented for more than 30 days. The report counted three short-term rental listings in town and asked the Town Council whether to prohibit, allow or regulate them; it also noted that levying a transient occupancy tax, which Ross did not have, would require a ballot measure (Town of Ross). Ask the Planning Department for the current rule before you count on rental income.
Long-term rentals fall under state law. California’s rent cap (Civil Code §1947.12) limits annual increases to 5% plus inflation, or 10%, whichever is lower, but single-family homes not owned by a corporation, a REIT or an LLC with a corporate member are exempt if the tenant receives the required written notice. A sale here pays only Marin County’s transfer tax of $1.10 per $1,000 of value; Ross adds none (Marin County Recorder).
The Marin Art & Garden Center and daily life
The Marin Art & Garden Center, at 30 Sir Francis Drake Boulevard, is the town’s historic garden and arts campus. It occupies part of “Sunnyside”, the estate George Austin Worn and Annie Ross Worn chose in 1863 and Jonathan G. Kittle bought in 1882, and it was founded on August 6, 1945 by a group of women leaders and conservationists. The roughly 11-acre campus includes the 1864 Octagon House, now the José Moya del Pino Library, the barn used by the Ross Valley Players and the 1957 Livermore Pavilion, and in 2022 it was listed on the National Register of Historic Places and the California Register of Historical Resources.
For buyers, the center is a neighbour as well as an amenity. The Ross Valley Players perform in its barn, so if you’re looking at a house close by, visit once on a show night.
Schools and getting around
Ross has its own elementary district. The Ross School District runs a single K–8 school, Ross School, and its high school students go on to Redwood, Archie Williams or Tamalpais high schools in the Tamalpais Union High School District, according to the Marin County Office of Education. Confirm enrollment for a specific address with the districts.
Sir Francis Drake Boulevard, where the Art & Garden Center sits, is the main road through the valley toward US 101. Golden Gate Transit Route 132 runs between neighbouring San Anselmo and San Francisco (Golden Gate Transit), and Golden Gate Ferry and SMART trains both stop at Larkspur Landing.
Ross compared with nearby areas
| Area | Government | One verified difference |
|---|---|---|
| Ross | Incorporated town | Median about $3.4 million (3 months to July 2026, Redfin); Ross School District |
| Kentfield | Unincorporated (county rules) | Kentfield School District; county short-term rental licences and waitlist |
| San Anselmo | Incorporated town | Median $1,549,512 (3 months to September 2026, Redfin); Ross Valley School District |
| Larkspur | Incorporated city | City rent stabilization ordinance; SMART station and ferry terminal |
| Fairfax | Incorporated town | ZIP median $1,199,481 (3 months to August 2026, Redfin); short-term rentals must register with the Town |
How Diamond Real Estate Group helps Ross buyers
Buying in Ross usually means competing for one of a few listings and paying for a lot more than a house, so the homework needs to be done early. We ask the Town for the flood-zone and elevation information, check the fire map and the Measure C charge, read the permit history for additions and pools, start insurance quotes, and price the home against comparable lots rather than the town median. For estate-level homes across the county, see our luxury real estate services; for agents active here, our guide to Marin County real estate agents; and for the wider market, our Marin County real estate guide.
Selling a home in Ross
Ross is a town with its own building department, and it asks more of a seller before listing than most of Marin. Three local items apply to a typical single-family sale: the Town’s building report, a fire resale inspection and the sanitary district’s lateral certificate.
| Item | Who issues it | When and what to know |
|---|---|---|
| Report of residential building record | Town of Ross | Required before listing, or before signing a sale agreement if there’s no listing (Municipal Code 15.32.030). Valid up to six months; fee per the Town’s current schedule. |
| Fire resale inspection | Ross Valley Fire Department | Required for single-family homes listed for sale; $190; exterior only; done within a week of applying. |
| Sewer lateral Certificate of Compliance | Ross Valley Sanitary District | Triggered by the sale; buyer and seller decide who obtains it, with 90 days after close of escrow. |
What the Town report looks at
The Town’s sample report shows the range: electrical items such as GFCI outlets and labeled panels, furnace and water heater connections, earthquake strapping, smoke alarms and carbon monoxide devices, guardrails, pool barriers and chimney spark arresters. Public works items cover roof and area drains tied to the storm drain, driveway culverts, sidewalks and vegetation that blocks creek flow. On the sample, building corrections are due within six months and public works corrections within 60 days, so get bids before you price.
Fire and the lateral
The fire inspection checks vegetation clearance, dead wood and debris, address numbers, firewood and propane tank placement, spark arresters and Knox key switches on electric gates. Ross Valley Fire says the report and its code requirements belong in the seller’s disclosures. Separately, the state’s AB 38 rule applies if Marin County Fire’s lookup places the parcel in a High or Very High zone.
For the lateral, a contractor’s video comes first, then a district permit and a pressure test witnessed by the district inspector. Ask the district whether the lateral already passed within the last 20 years.
Transfer tax and buyer questions
Ross has no town transfer tax; the county’s $1.10 per $1,000 applies, as our transfer tax guide explains. In Diamond’s North Bay markets the seller customarily pays it, but that’s negotiable. Buyers of larger Ross lots commonly ask for permits on pools, additions and guest houses, and for the Town’s flood-zone information near Corte Madera Creek. The Marin selling requirements page compares Ross with nearby towns, and a private home valuation is the usual first step.
Sources for this section: Town of Ross: Residential Building Report application (RMC 15.32.030); Town of Ross: Sample Report of Residential Building Record; Ross Valley Fire Department: Resale inspections; Ross Valley Sanitary District: Compliance (private sewer laterals); 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).
Ross real estate FAQs
How much do homes in Ross, CA cost?
Redfin’s median sale price for Ross was $3.4 million for the three months to July 2026, down 4.9% from a year earlier. With about a dozen sales in a busy month (11 in July 2026), a single large sale can shift the median noticeably.
How quickly do Ross homes sell?
Quickly when priced right. The median time on market was 14 days over the three months to July 2026, down from 22 a year before, and Redfin says homes sold about 4% above list on average over the past year.
Is Ross an incorporated town?
Yes. Ross has its own town government, planning department and floodplain manager, so town rules apply to building, ADUs and rentals. Neighbouring Kentfield is unincorporated and follows county rules.
Which schools serve Ross?
The Ross School District runs Ross School, a single K–8 school. High school students attend Redwood, Archie Williams or Tamalpais high schools in the Tamalpais Union High School District.
Does Ross flood?
Parts of it can. The Town says areas near Corte Madera and Ross creeks are the most likely to flood, and it lists 100-year storms in 1982, 1986 and 2006. Ask the Town’s Floodplain Manager for a free flood-zone lookup on any address.
What is the Corte Madera Creek flood project?
It’s the Flood Control District’s project on the concrete channel from Lagunitas Road in Ross into Kentfield, aiming at protection from a 25-year flood. Its environmental report was certified in August 2021 and construction was scheduled from fall 2022 to winter 2026.
Can I build new or add on to a home in Ross?
Yes, within the zoning limits. Each of Ross’s nine single-family districts caps building coverage and floor area at 10% to 20% of the lot and height at 30 feet, so the lot’s district and the home’s existing floor area set how much you can add. Get both from the Town before you price a rebuild or addition.
Are there historic landmarks in Ross?
The Marin Art & Garden Center, on part of the 19th-century Worn and Kittle estate, was listed on the National Register of Historic Places and the California Register in 2022. Its grounds include the 1864 Octagon House and the barn used by the Ross Valley Players.
Can I rent my Ross home on Airbnb?
As of May 2023, Ross didn’t regulate short-term rentals of single-family homes, but its ADU rules require ADU and junior ADU rentals to run more than 30 days, and the Town Council was weighing whether to regulate. Check the current rule with the Town before you buy.
Is there a hotel or transient occupancy tax in Ross?
Not as of the Town’s staff reports. A 2015 report noted that adopting one would need majority voter approval, and the May 2023 report said a transient occupancy tax would require a ballot measure to enact. Confirm with the Town whether that has changed.
Who provides water, sewer and fire service in Ross?
Marin Water supplies water and the Ross Valley Sanitary District handles sewer. Fire protection comes from the Ross Valley Fire Department, which Ross joined in 2012; a 2022 amendment to the department’s agreement provided for closing the Ross station, and the department lists stations in San Anselmo, Sleepy Hollow and Fairfax. Ross property owners also pay the Measure C wildfire parcel tax.
Is there a transfer tax when buying in Ross?
Only Marin County’s documentary transfer tax, $1.10 per $1,000 of value. Ross doesn’t add a city transfer tax.
How can I find a trusted realtor for Ross and Kentfield?
Check any agent’s license on the California DRE website and ask how many Ross and Kentfield sales they’ve handled recently. Our guide to Marin County agents lists brokerages with their DRE license details, and it discloses that we’re one of them.
Sources & notes
- Redfin: Ross housing market (July 2026) and C.A.R.: September 2026 home sales and price report
- Town of Ross: flood information, FEMA maps and map information service and short-term rentals staff report (May 11, 2023)
- Marin County Flood Control District: Flood Control Zone 9 and Corte Madera Creek Flood Risk Management Project; Town of Ross: FEMA revised maps staff report (June 8, 2012) and FEMA final flood hazard determinations, Marin County (Federal Register, January 30, 2014)
- Town of Ross: zoning regulations summary (July 2021), Marin Art & Garden Center: historic timeline and Ross Valley Fire Department: JPA
- Proposed fire hazard maps for Fairfax, San Anselmo and Ross (March 12, 2025), Marin Wildfire Prevention Authority: Measure C and Marin Water (and Marin LAFCO on its service area)
- Marin County Office of Education: school districts, Marin LAFCO: Ross Valley Sanitary District and Marin County Assessor-Recorder: transfer tax
- California Civil Code §1947.12 and Golden Gate Transit: bus routes
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.
