16 Circle Way
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89201, -122.53497
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,273,000 ($2,000,000–$2,546,000).
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 11,238 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$39,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 5, 2026).
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. 16.3 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 2 new homes (0.16 mi NE, 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 (~$26,590/yr at $2,273,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,216/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:
- 11,238 sq ft (0.26 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 16 CIRCLE WAY
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 11,238 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
- Not in a State-mapped fire hazard severity zone
- 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: $2,000,000 – $2,546,000 · 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
- 2 new homes (Issued)0.16 mi NE
Active in "Issued" for 5.7 yr (first record Mar 1, 2021) with no new permit activity recorded in 5.7 yr. High-impact scale (2 housing units, 1 deed-restricted affordable across 0 permits).
- 2 new homes (Issued)0.16 mi NE
Active in "Issued" for 5.7 yr (first record Mar 1, 2021) with no new permit activity recorded in 5.7 yr. High-impact scale (2 housing units, 1 deed-restricted affordable across 0 permits).
- 9 new homes (Issued)0.2 mi NE
Active in "Issued" for 5.4 yr (first record Jun 9, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (9 housing units across 0 permits).
- New commercial building at 100 Harvard Ave (Issued)0.27 mi SE
Active in "Issued" for 23 mo (first record Dec 26, 2024) with no new permit activity recorded in 18 mo. High-impact scale ($6,500,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Earl Adams Tile Coping And Plastering Adams Pool Solutions (1 on parcel, 1 in ½ mi · Pool / spa); Capstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Clough James S Enterprises (1 on parcel, 1 in ½ mi · General repair); Divine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (77 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46108 | Roof replacement | Issued | Iss. Mar 5, 2026 | $21,450 | ReRoofing |
| 174567 | Pool / spa | Issued | Iss. Jul 24, 2023 | $90,000 | Add (N) Spa To (E) Pool And Resurface (E) Pool |
| B20389 | Electrical / panel | Issued | Iss. Nov 19, 2019 | $3,000 | New 4 circuit transfer switch — New Circuits / Outlets |
| 152014 | General repair | Issued | Iss. May 18, 2016 | $21,000 | Ret Wall - Partial Repl |