31 Bay Tree Hollow
Novato 94945 · North Novato · Unincorporated Marin · Coordinates: 38.11471, -122.55897
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,163,000 ($1,023,000–$1,303,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$10,818 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Nov 26, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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 (State 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 Apr 1, 2024)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2 Equestrian Ct (0.15 mi N, 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 (~$13,825/yr at $1,163,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,152/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:
- 117,307 sq ft (2.69 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 31 BAY TREE HOLLOW
Zoning & Land Use
Undesignated — Undesignated (Novato)
RSP-0.85 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned Undesignated (other): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in RSP-0.85.
- SB 9: two homes on the lotCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in RSP-0.85.
- SB 9: split into two lotsCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in RSP-0.85.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0281E, 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: $1,023,000 – $1,303,000 · Status: Off market
HUD Small Area FMR (ZIP 94945) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,770 · 4BR $3,960
Nearby Activity (½ mile radius, since November 2024)
0 active or recent development projects and 24 total building permits recorded within ½ mile.
- New construction1 permit
- Additions & renovations1 permit
- Building systems18 permits
- Other4 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2 Equestrian Ct (Applied)0.15 mi N
In "Applied" for 5.6 yr (since Mar 23, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.23 mi S
In "Entitled" for 6 yr (since Oct 26, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Attached ADU (Entitled)0.49 mi S
In "Entitled" for 5.6 yr (since Apr 14, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory Dwelling (Issued)0.23 mi S
Active in "Issued" for 5.2 yr (first record Aug 26, 2021) with no new permit activity recorded in 5.2 yr.
Entity-resolved builders & contractors in ½ mile: Bright Planet Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Rapidflo (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (5 in ½ mi · Addition (adds square footage)); Anello Painting And Construction (2 in ½ mi · Accessory dwelling unit (new or conversion)); Millsap Degnan And Associates (1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44933 | Solar / battery storage | Issued | Iss. Nov 26, 2025 | $25,042 | Residential roof mount PV solar system; 8 modules; 3.24kW; with (1) ESS |
| B32169 | HVAC / heat pump | Issued | Iss. Dec 29, 2022 | $15,000 | Replace existing furnace with same 95% 80K BTU Gas Up Flow/Hoz left Condensing Furnace stage 3.5 ton — Replace Mechanica… |