13201 Pt Reyes Petaluma Rd
Point Reyes Station 94956 · Nicasio · Unincorporated Marin · Coordinates: 38.07395, -122.76175
Executive Verdict · Public-Records Synthesis
Zoned ARP-60 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,680,000 ($1,478,000–$1,882,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Nov 12, 2025, 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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 3% of the lot of lot)
Zone A: 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)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (about 95% 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)
- ! Year 1 Prop 13 tax reset (~$19,770/yr at $1,680,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,648/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:
- 8,058,600 sq ft (185.00 ac)
- Assessor use:
- Rural - Unimproved
- Addresses on lot:
- 13201 PT REYES PETALUMA RD
Zoning & Land Use
ARP-60 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-60 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned ARP-60 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-60 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 95% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 5% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 3% of the lot); Zone X: minimal flood hazard (about 97% of the lot) · FIRM panel 06041C0235D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,478,000 – $1,882,000 · Status: Off market
HUD Small Area FMR (ZIP 94956) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Martinelli Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Creative Services (1 on parcel, 1 in ½ mi · Roof replacement); Marin Mechanical Ii (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Marin Master Builders (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44754 | Electrical / panel | Issued | Iss. Nov 12, 2025 | $60,000 | Update and replace electrical wiring, fixtures and receptacles on 2nd and third level of barn. All new electrical work w… |
| B43283 | Plumbing / water heater / sewer | Issued | Iss. Jul 30, 2025 | $19,500 | Run approximately 180' of 4" HDPE fire line and 150" 4" ABS sewer line — New Plumbing Fixture(s) |
| B24800 | Roof replacement | Issued | Iss. Feb 4, 2021 | $49,340 | REPLACE THE EXISTING ROOFING WITH STANDING SEAM METAL ROOFING OVER A CLASS-A SELF ADHERING UNDERLAYMENT. ALSO REPLACE TH… |
| B24486 | Electrical / panel | Issued | Iss. Dec 23, 2020 | $5,000 | Replace existing 200 amp 3 phase electrical service with new 200 amp service in similar location. Existing service and M… |
| B23476 |