443 Belvedere Ave
Belvedere 94920 · Belvedere · Coordinates: 37.86379, -122.46067
Executive Verdict · Public-Records Synthesis
Zoned R-15 in Belvedere with likely ministerial ADU eligibility and mapped FEMA VE flood due diligence; benchmark value $3,778,000 ($3,211,000–$4,345,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-15 allows residential use qualifying for ministerial ADU review under state law.
Source: Belvedere zoning · CA Gov. Code 66314
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 21% of the lot of lot)
Zone VE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
New home: Active in "Issued" for 2.1 yr (first record Oct 15, 2024) with no new permit activity recorded in 17 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home (180 ft N, 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)
- ! Bulk building permits not published for Belvedere
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Belvedere)
Parcel & Assessor
- Lot size:
- 23,610 sq ft (0.54 ac)
- Assessor use:
- Single-Resid. - Unimproved
- Addresses on lot:
- 443 BELVEDERE AVE
Zoning & Land Use
R-15 (Belvedere)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-15 (single-family residential): state law allows ADUs where homes are allowed. We read R-15 from the zoning code's name; we haven't checked it against Belvedere's code text. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-15, a single-family residential zone. We read R-15 from the zoning code's name; we haven't checked it against Belvedere's code text. FEMA Special Flood Hazard Area (Zone VE) covers about 21% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-15, a single-family residential zone. We read R-15 from the zoning code's name; we haven't checked it against Belvedere's code text. The lot is 23,610 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone VE) covers about 21% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 VE: 1% annual chance flood (Special Flood Hazard Area) (about 21% of the lot); Zone X: minimal flood hazard (about 79% of the lot) · FIRM panel 06041C0527E, 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: $3,211,000 – $4,345,000 · 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
Nearby Activity (½ mile radius, since —)
5 active or recent development projects (5 housing units across completed, permitted, and pipeline stages) and 0 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- New home (Issued)On this parcel
Active in "Issued" for 2.1 yr (first record Oct 15, 2024) with no new permit activity recorded in 17 mo.
- New home (Issued)180 ft N
Active in "Issued" for 2.1 yr (first record Oct 15, 2024) with no new permit activity recorded in 16 mo.
- New home (Issued)190 ft E
Active in "Issued" for 18 mo (first record May 20, 2025) with no new permit activity recorded in 18 mo.
- New home (Entitled)0.25 mi N
Active in "Entitled" for 13 mo (first record Oct 7, 2025) with no new permit activity recorded in 13 mo.
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 3 entries (report years 2025).