517 Pixie Trl
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89925, -122.55037
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,320,000 ($2,042,000–$2,598,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 16,901 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$16,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Oct 10, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Homestead
22 substantial renovation & housing permits over 24 months (20.7 per 1,000 parcels vs. 16.4 citywide baseline) (#2 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Homestead)
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 High 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 (0.13 mi NE, entitled). 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 (~$27,130/yr at $2,320,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,261/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:
- 16,901 sq ft (0.39 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 517 PIXIE TRL
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 16,901 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
- High 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 06041C0468F, 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: $2,042,000 – $2,598,000 · 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 (Entitled)0.13 mi NE
In "Entitled" for 6.3 yr (since Aug 11, 2020), 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, 1 deed-restricted affordable across 0 permits).
- New home (Entitled)0.39 mi E
In "Entitled" for 6.4 yr (since Jun 23, 2020), 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, 1 deed-restricted affordable across 0 permits).
- MFR/Office Overlay (Entitled)0.5 mi NE
In "Entitled" for 13 mo (since Oct 13, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (5 housing units across 0 permits).
- New home at 2 Hart Ln (Issued)0.11 mi NE
Active in "Issued" for 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 5.9 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (3 on parcel, 3 in ½ mi · Electrical / panel); Gopher It Trenchless (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); North HVAC Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44305 | HVAC / heat pump | Issued | Iss. Oct 10, 2025 | $4,064 | REMOVE AND REPLACE 80 GALLON ELECTRIC HEAT PUMP WATER HEATER IN UTILITY ROOM. LIKE FOR LIKE SAME LOCAITON. — Replace Plu… |
| 180085 | General repair | Issued | Iss. Sep 15, 2025 | $74,100 | (N) Concrete Pile & Grade Beam System For Proposed Deck Extension By Others. 11 Drilled Concrete Piers. |
| B40620 | EV charger | Issued | Iss. Dec 19, 2024 | $1,400 | 30A Dryer Circuit & 50A EV Circuit — New Circuits / Outlets, EV Charging Station |
| B39993 | Plumbing / water heater / sewer | Issued | Iss. Oct 29, 2024 | $5,000 | Water service replacement from the house to the water meter with 1 HDPE DR11 plastic water pipe with tracer wire. Buildi… |
| B37657 |