12 Hillcrest Rd
Tiburon 94920 · Unincorporated Tiburon · Unincorporated Marin · Coordinates: 37.90473, -122.47996
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $3,179,000 ($2,798,000–$3,560,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 13,634 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 3, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.16 mi S, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$37,009/yr at $3,179,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,084/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 13,634 sq ft (0.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12 HILLCREST RD
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 13,634 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0488E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,798,000 – $3,560,000 · Status: Off market
HUD Small Area FMR (ZIP 94920) · FY 2026
Studio $2,820 · 1BR $3,380 · 2BR $4,100 · 3BR $5,230 · 4BR $5,420
Developments Deserving Closer Investigation & Active Area Builders
- New home (Issued)0.16 mi S
Active in "Issued" for 3.8 yr (first record Feb 9, 2023) with no new permit activity recorded in 3.8 yr.
- New home at 4134 Paradise Dr (aka 4130) (Issued)0.32 mi E
Active in "Issued" for 4.4 yr (first record Jun 2, 2022) with no new permit activity recorded in 4.2 yr.
- New home (Issued)0.33 mi S
Active in "Issued" for 2.2 yr (first record Sep 11, 2024) with no new permit activity recorded in 2.2 yr.
- Accessory dwelling unit at 4126 Paradise Dr (aka 4126a) (Issued)0.35 mi SE
Active in "Issued" for 4.4 yr (first record Jun 9, 2022) with no new permit activity recorded in 3.6 yr.
Entity-resolved builders & contractors in ½ mile: Renewal By Andersen (1 on parcel, 1 in ½ mi · Windows / doors / siding); Equinox Roofing Solutions (1 on parcel, 1 in ½ mi · Roof replacement); North HVAC Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner (6 in ½ mi · New garage / accessory structure); Owner Builder (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39690 | HVAC / heat pump | Issued | Iss. Oct 3, 2024 | $6,720 | Furnace Change out Like for like — Replace Mechanical Appliance |
| B38743 | Roof replacement | Issued | Iss. Jul 15, 2024 | $20,000 | Re-roof, tear-off of 23SQ, Install Owens Corning TruDefinition® DURATION® COOL SHINGLES — ReRoofing |
| 147076 | Windows / doors / siding | Issued | Iss. May 13, 2015 | $22,665 | Replace 2 Doors ***Expired |