118 Barbaree Way
Tiburon 94920 · Strawberry · Unincorporated Marin · Coordinates: 37.89535, -122.49795
Executive Verdict · Public-Records Synthesis
Zoned RMP-18.1-BFC in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $3,324,000 ($2,925,000–$3,723,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-18.1-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 17, 2022, 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)
- ✓ Above-average reinvestment in Strawberry
43 substantial renovation & housing permits over 24 months (28.4 per 1,000 parcels vs. 16.3 citywide baseline) (#1 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Strawberry)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 95% 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: New commercial building at 118 E Strawberry Dr (0.47 mi NW, 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 (~$38,676/yr at $3,324,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,223/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:
- 57,543 sq ft (1.32 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 118 BARBAREE WAY; 119 BARBAREE WAY; 120 BARBAREE WAY
Zoning & Land Use
RMP-18.1-BFC — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-18.1-BFC (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-18.1-BFC (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-18.1-BFC (multifamily residential), not a single-family residential zone.
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 (about 95% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 5% 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: $2,925,000 – $3,723,000 · 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 commercial building at 118 E Strawberry Dr (Applied)0.47 mi NW
Active in "Applied" for 8.1 yr (first record Oct 3, 2018) with no new permit activity recorded in 8.1 yr. High-impact scale ($1,600,000 declared valuation across 1 permit).
- New home (Entitled)0.48 mi NE
In "Entitled" for 6.9 yr (since Dec 10, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 50 Barbaree Wy - Clubhouse (Issued)0.13 mi W
Active in "Issued" for 11.8 yr (first record Jan 27, 2015) with no new permit activity recorded in 11.7 yr.
- Demolition at 50 Barbaree Way (Issued)0.13 mi W
Active in "Issued" for 10 yr (first record Nov 28, 2016) with no new permit activity recorded in 9.8 yr.
Entity-resolved builders & contractors in ½ mile: Rb Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Regency General Contractors (154 in ½ mi · Remodel / interior alteration); Owner Builder (23 in ½ mi · Remodel / interior alteration); Owner (22 in ½ mi · Remodel / interior alteration); Juan Calmell (4 in ½ mi · Demolition).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B29778 | Roof replacement | Issued | Iss. May 17, 2022 | $58,800 | Cove at Tiburon: Bldg 20, Units 9-17 (Channel Landing). Tear off and re-roof of Bldg 20 (also known as 9-17 Channel Land… |
| B29777 | Roof replacement | Issued | Iss. May 17, 2022 | $44,500 | Bldg 16, Units 36-41. Tear off and re-roof of Building 16 (also known as 36-41 Barbaree Way). — ReRoofing |