10 Hotaling Ct
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.96105, -122.54227
Executive Verdict · Public-Records Synthesis
Zoned RR-B3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,568,000 ($2,260,000–$2,876,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RR-B3 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$98,780 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 5, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Kentfield
103 substantial renovation & housing permits over 24 months (40.9 per 1,000 parcels vs. 16.3 citywide baseline) (#7 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Kentfield)
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 Moderate Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
Pool / spa (90390): Pending in review for 4.1 yr (11.0× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 138 Cypress Ave (0.31 mi E, 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)
Parcel & Assessor
- Lot size:
- 25,788 sq ft (0.59 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10 HOTALING CT
Zoning & Land Use
RR-B3 — Residential Restricted (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RR-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RR-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RR-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0458F, 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: $2,260,000 – $2,876,000 · Status: Off market
HUD Small Area FMR (ZIP 94904) · FY 2026
Studio $2,260 · 1BR $2,710 · 2BR $3,280 · 3BR $4,190 · 4BR $4,340
Developments Deserving Closer Investigation & Active Area Builders
- Pool / spa (90390) (Applied)On this parcel
Pending in review for 4.1 yr (11.0× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
- Addition (adds square footage) (90389) (Applied)On this parcel
Pending in review for 4.1 yr (9.4× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- New home at 138 Cypress Ave (Issued)0.31 mi E
Active in "Issued" for 8.6 yr (first record Apr 23, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (1 housing unit, $1,020,000 declared valuation across 2 permits).
- New home at 29 Mann Dr (Issued)0.32 mi SE
Active in "Issued" for 12.7 yr (first record Mar 6, 2014) with no new permit activity recorded in 12.4 yr. High-impact scale (1 housing unit, $1,030,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Vital Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Lookinland Custom Building (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Dickson (1 on parcel, 1 in ½ mi · HVAC / heat pump); Starving Plumbers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (29 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181800 | Addition (adds square footage) | Issued | Iss. Jun 5, 2026 | $50,000 | Remodel Basement Media Rm; Add Powder Room |
| 181081 | Remodel / interior alteration | Issued | Iss. Feb 10, 2026 | $80,000 | Convert Bedroom & Bath To Bath And Closet |
| B44477 | Solar / battery storage | Issued | Iss. Oct 22, 2025 | $72,129 | Roof-mount PV 9.2kW DC and ESS 30kWh AC. |
| 90390 | Pool / spa | Applied | App. Oct 7, 2022 | $310,000 | Pool |
| 90389 | Addition (adds square footage) | Applied | App. Oct 7, 2022 | $3,100,000 |