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The Marin County Market as a whole is in better shape than most of the Bay Area, and most of California.   Sonoma County is a bit harder hit.  The middle upper ends of the market are fairly stable, ($1mil - $2mil and above) although the low ends represented in Novato and parts of San Rafael are still hitting bottom, due to adjustible rate loans continuing to hit people on tighter budgets and forcing sales.

We are starting to see a lot of all cash buyers coming into these markets and quietly scooping up properties.  That is an indicator that the experienced investor sees excellent investment value - In my view an indication of the bottom of the market cycle.

Will there still be more hardship in that low end - yes.  I believe we will see it all throughout the summer and perhaps through fall.

Is it time to buy?  All throughout the price ranges I believe it is an excellent value opportunity.  This is not a "flip" market.  It is a time to buy the home you want to live in for the next five years or so.

Many clients ask me whether it matters if they put laminate floors in the house instead of hardwood.  Although laminate is a lower cost alternative, I usually recommend hardwood if you can afford it.   Price them both out - installed - and you may be surprised that the price is not as hugely different as you thought.

Genuine hardwood floors are a valuable upgrade.  Pergo-like laminates can have a nice look, but won't add as much value to your home.

When you are looking for distressed sales, in my opinion the REO market is a good place to look.  REO's are real estate properties owned by the bank, after foreclosure proceedings.

Prior to foreclosure sellers often try to sell their homes as a "short sale" meaning they attempt to sell it for less than the total loan amount owed to the bank.  Sometimes that fails prior to foreclosure starting.    Also, when a buyer attempts to offer on a short sale they need to be ready to be patient, because banks sometimes won't respond for 30, 60, or even 90 days to their offer.

Once foreclosure occurs, you can bid on the home at the court house, but the lenders will usually make a minimum bid for what is owed, so again, you may not want to bid that high.

But once the property becomes owned by the bank, the bank is motivated to get that liability off their books and they proceed to a publicly listed REO sale.  This process is more straightforward than a short sale and you are likely to see good values.