What Are King Tides?
King Tides are the highest predicted tides of the year, caused by the alignment of the sun, moon, and Earth. They typically occur in the winter and can push water levels well above normal high tide, even on calm days.
In Marin, they’re most noticeable in areas like Sausalito, Richardson Bay, parts of Mill Valley, Corte Madera, and low-lying sections of San Rafael.
They’re temporary and expected, but they offer a useful preview of how coastal areas respond to extreme conditions.
Why King Tides Matter for Buyers and Homeowners
From a real estate standpoint, King Tides act as a real-world stress test for coastal neighborhoods.
They can reveal:
- How well drainage systems perform
- Whether streets or garages temporarily pool water
- How close water gets to structures at peak tide
- The effectiveness of seawalls and shoreline protections
This is insight you don’t get from listings or disclosure packages alone.
King Tides vs Actual Flood Risk
Seeing high water does not automatically mean a home is unsafe or high risk.
Many Marin properties near the water are:
- Properly elevated
- Designed with coastal conditions in mind
- Located in managed tidal zones
- Fully insurable
The key difference is understanding which locations perform well and which need extra consideration. That’s where local experience matters.
What I Encourage Buyers to Observe
When King Tides are happening, it’s a great time to pay attention to:
- Street access during peak tide
- Drainage around foundations
- Garage and driveway exposure
- How long water lingers after high tide
This isn’t about avoiding coastal living. Marin’s waterfront is one of its biggest draws. It’s about going in with clear eyes and good information.
The Bigger Picture
Local cities and agencies also use King Tides to plan infrastructure improvements and understand long-term sea level trends. For homeowners and buyers, it’s a reminder that Marin’s beauty comes with real geography, and knowing how to read it matters.
If you’re relocating to Marin, considering a home near the water, or want to understand how a specific neighborhood behaves during King Tides, I’m happy to walk you through it.
Reach out anytime.
