Belvedere vs. Tiburon
Same ZIP code, same schools, very different towns. From someone who grew up in one and lives in the other.
Last updated September 2026 · By Melissa DiVita, REALTOR®, Compass · DRE #01387955 · Marin native, in real estate since 2003
The short answer: Belvedere and Tiburon share the 94920 ZIP code, the Reed Union schools and Redwood High, but they’re two separate cities. Belvedere is small and residential, mostly island and lagoon homes, with a median sale price around $6.0M. Tiburon is larger, with downtown shops, the ferry and a wider range of homes, with a median around $3.46M.
Belvedere and Tiburon share the 94920 ZIP code, the Reed Union schools and Redwood High, and they’re often lumped together as “Belvedere-Tiburon.” But they’re two separate cities, and the difference matters when you buy. I grew up in Belvedere and live in Tiburon, so I get this question a lot.
| Belvedere | Tiburon | |
|---|---|---|
| Size | About 2,100 residents; one of Marin’s smallest cities | About 9,100 residents |
| What it is | Belvedere Island, part of Corinthian Island and the Lagoon | The rest of the peninsula: downtown, Old Tiburon, Bel Aire, Reed Ranch, Paradise Cay and the hills |
| Median sale price | About $6.0M (3-mo, Jun 2026; only 14 sales) | About $3.46M (3-mo, Jul 2026) |
| Shops and restaurants | Almost none inside city limits | Main Street, Ark Row, Tiburon Blvd |
| Yacht clubs | San Francisco Yacht Club, Corinthian (on the border) | Corinthian, Tiburon Yacht Club |
| Schools | Reed Union → Redwood High | Reed Union → Redwood High |
| Flood risk (Redfin) | About 39% of properties at severe 30-year risk | About 12% |
Why people choose Belvedere
- Unmatched views across the Bay and the city from the island.
- Quiet, residential streets with almost no through traffic.
- Lagoon homes with private docks for small boats and paddleboards.
Why people choose Tiburon
- A wider range of homes and prices, from downtown condos to waterfront homes with deep-water docks.
- Walk to Main Street, restaurants and the ferry.
- Flatter streets near the schools in Bel Aire and Reed Ranch.
Things that trip up buyers
- Flood zones. Particularly around the Belvedere Lagoon and Tiburon’s low-lying areas. Get elevation and insurance information early.
- Steep island lots. Foundations, retaining walls and access matter.
- Design review. Both cities review remodels. Plan for approval time.
Quick answers
Are Belvedere and Tiburon the same town? No. They share the 94920 ZIP code and schools, but they’re separate cities. Belvedere is Belvedere Island, part of Corinthian Island and the Lagoon; Tiburon is the rest of the peninsula, including downtown, Old Tiburon, Bel Aire, Reed Ranch and Paradise Cay.
What schools serve Belvedere and Tiburon? Both are in the Reed Union School District for K-8 and feed Redwood High School.
Is flood risk higher in Belvedere or Tiburon? Belvedere. Redfin estimates about 39% of Belvedere properties face severe 30-year flood risk, versus about 12% in Tiburon, especially around the Belvedere Lagoon and Tiburon’s low-lying areas.
Financing in Marin. Most homes here need jumbo financing. My husband Michael DiVita is a mortgage broker and owner of DiVita Home Finance, with access to 40+ wholesale lenders, and he’s a great resource for jumbo and bank-statement loans. Learn more at mycahomeloan.com.
Disclosure: Michael DiVita is my husband. You are free to choose any lender; using DiVita Home Finance is never required, and I receive no referral fee.
Sources
Deciding between the two?
Send me a note through my contact form. Nobody knows these two towns better.