Ross, CA Real Estate Listings & Homes for Sale

Ross straddles Corte Madera Creek; flats near Ross Common, Lagunitas Rd, Poplar Ave, and Shady Lane can experience storm‑driven flooding and high groundwater. Evaluate FEMA status, historic high‑water marks, French drains/sump systems, raised mechanicals, and lot grading. Request any elevation certificates and past flood claims. Older crawlspaces should be checked for moisture, efflorescence, and sill‑plate rot. Plan for flood insurance where applicable and consider backflow prevention and yard recontouring as part of total ownership cost.

Most addresses feed the highly regarded K‑8 Ross School and Redwood High (TUHSD), but boundaries are parcel‑specific—confirm per property. Homes around Ross Common and Ross School enjoy walkability yet see bell‑time congestion and parking spillover. The Branson School draws regional traffic and event activity; measure noise/parking impacts at peak hours. For ADUs or home offices, check on‑site parking requirements and how school schedules affect your block’s flow. Documented walk/bike routes and access to playing fields help long‑term resale.

Ross’s hallmark is large, gardened parcels with heritage oaks and redwoods. Tree ordinances and riparian setbacks can constrain additions, pools, fencing, and hardscape near roots and creek banks. Expect story‑poles, neighbor noticing, and a design review process focused on massing, materials, and privacy/view impacts. Engage an arborist early to map critical root zones; plan drainage so patios, courts, and lawns don’t waterlog trunks. Tall hedges and gates may require permits; verify any recorded view/privacy easements before altering the landscape.

Upper Ross and slopes edging MMWD watershed trade serenity and trail access (Phoenix Lake, Natalie Coffin Greene Park) for hillside engineering and wildfire diligence. Steep drives, limited turn‑arounds, and stair streets affect daily living and emergency access. For remodels, budget for geotech work, retaining walls, and comprehensive drainage. Prioritize Class‑A roofs, ember‑resistant vents, noncombustible cladding, and defensible space. Confirm evacuation routes to Sir Francis Drake Blvd and understand vegetation‑management obligations for larger, wooded parcels.

Many Ross homes are older estates served by Ross Valley Sanitary District; private sewer lateral testing/repair is commonly required at sale or major permit—price this into your offer. Inspect private bridges/long drives for load ratings, deck condition, and insurance implications. Large landscapes often rely on irrigation wells or high‑demand MMWD service; validate well output/permits, backflow devices, drought restrictions, and controller zoning. Electrical (knob‑and‑tube), unbraced cripple walls, and aged clay/steel utilities are frequent upgrade line items in due diligence.

Ross inventory is thin and heterogeneous—historic cottages, mid‑century, and bespoke estates—making comps tricky. Unique homes can outstrip lender appraisals; prepare for appraisal‑gap strategies or higher down payments. Many sales happen off‑market; agent network and pre‑inspection readiness are decisive. Short contingency timelines favor buyers who have contractors, arborists, geotechs, and insurers queued for quick site walks. For long‑term value, weigh privacy and garden potential as heavily as bedroom count—these are core Ross premiums.