15 Elderberry Ct
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.10812, -122.52251
Executive Verdict · Public-Records Synthesis
Zoned ARP-2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,349,000 ($1,187,000–$1,511,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,380 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 28, 2023).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 50 Lockton Ln (0.24 mi NE, 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)
- ! Year 1 Prop 13 tax reset (~$15,964/yr at $1,349,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,330/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:
- 54,058 sq ft (1.24 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 ELDERBERRY CT
Zoning & Land Use
ARP-2 — Agriculture Residential Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-2 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotUnlikely
Zoned ARP-2 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned ARP-2 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
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 06041C0282E, 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: $1,187,000 – $1,511,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- New home at 50 Lockton Ln (Issued)0.24 mi NE
Active in "Issued" for 8.7 yr (first record Feb 21, 2018) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, $1,090,000 declared valuation across 1 permit).
- Accessory dwelling unit at 10 Atherton Oaks Dr (Applied)0.11 mi S
In "Applied" for 5.8 yr (since Feb 10, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Mixed-use development at 435 School Rd (Applied)0.34 mi NW
In "Applied" for 5.6 yr (since Mar 26, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 200 Atherton Ave (adu 200a) (Issued)0.18 mi NE
Active in "Issued" for 2.8 yr (first record Feb 8, 2024) with no new permit activity recorded in 18 mo.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 4 in ½ mi · New garage / accessory structure); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Alta Cal Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Kerr Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (5 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36250 | Roof replacement | Issued | Iss. Nov 28, 2023 | $22,000 | Install Owens Corning Duration shingles over one layer of Titanium synthetic underlayment. Install pre-painted edge meta… |
| B35896 | Solar / battery storage | Issued | Iss. Oct 25, 2023 | $31,262 | PV on roof 9.085kW DC 7.6kW DC 23 mods (n) 2x 13.5KWh ESS |
| B23193 | Electrical / panel | Issued | Iss. Aug 10, 2020 | $1,500 | Replace existing 100 amp meter main with a new code compliant meter main with distribution in the same location undergro… |
| 146523 | Windows / doors / siding | Issued | Iss. Apr 6, 2015 | $5,099 | Replace 4 Windows And Slider |