395 Panoramic Hwy
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.89939, -122.56288
Executive Verdict · Public-Records Synthesis
Zoned R1-B4 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,215,000 ($1,949,000–$2,481,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 18, 2025, 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 D: possible but undetermined flood hazard)
all of the lot of the parcel intersects Zone D: possible but undetermined 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 High Fire Hazard Severity Zone (State Responsibility Area) (about 24% 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 at 65 Ridge Ave (0.16 mi SW, applied). 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 (~$25,923/yr at $2,215,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,160/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:
- 16,248 sq ft (0.37 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 395 PANORAMIC HWY
Zoning & Land Use
R1-B4 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned R1-B4 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 76% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B4, a single-family residential zone. Very High Fire Hazard Severity Zone (State responsibility area) covers about 76% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B4, a single-family residential zone. The lot is 16,248 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (State responsibility area) covers about 76% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 24% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 76% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone D: possible but undetermined flood hazard (all of the lot) · FIRM panel 06041C0465E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,949,000 – $2,481,000 · Status: Off market
HUD Small Area FMR (ZIP 94941) · FY 2026
Studio $2,730 · 1BR $3,270 · 2BR $3,960 · 3BR $5,060 · 4BR $5,240
Developments Deserving Closer Investigation & Active Area Builders
- New home at 65 Ridge Ave (Applied)0.16 mi SW
In "Applied" for 4 yr (since Oct 27, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $3,000,000 declared valuation across 1 permit).
- New home at 526 Panoramic Hwy (Issued)0.34 mi NW
Active in "Issued" for 4.6 yr (first record Apr 21, 2022) with no new permit activity recorded in 2 yr. High-impact scale (1 housing unit, $1,329,450 declared valuation across 2 permits).
- New home at 49 Ridge Ave (Applied)0.21 mi SW
In "Applied" for 5.1 yr (since Oct 15, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 688 Sequoia Valley Rd (Applied)0.25 mi SE
In "Applied" for 3.2 yr (since Sep 6, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Mountain House Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (35 in ½ mi · Remodel / interior alteration); Owner (14 in ½ mi · Remodel / interior alteration); Vida Building (2 in ½ mi · Remodel / interior alteration); Osmun Construction (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43506 | HVAC / heat pump | Issued | Iss. Aug 18, 2025 | $9,338 | Install a 12k BTU ductless mini-split heat pump with 1 indoor head unit. — Mechanical Appliance |