2464 Vineyard Rd
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10336, -122.61911
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,199,000 ($1,055,000–$1,343,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 30, 2024, 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
- ! 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 High 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 27 Stirrup Ln A K A (0.11 mi NE, 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 (~$14,239/yr at $1,199,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,187/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:
- 15,115 sq ft (0.35 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2464 VINEYARD RD
Zoning & Land Use
Undesignated — Undesignated (Novato)
A2-B4 — Agriculture Limited (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 A2-B4.
- 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 A2-B4.
- 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 A2-B4.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High 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 06041C0276D, 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: $1,055,000 – $1,343,000 · Status: Off market
HUD Small Area FMR (ZIP 94947) · FY 2026
Studio $2,250 · 1BR $2,690 · 2BR $3,260 · 3BR $4,160 · 4BR $4,320
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 71 total building permits recorded within ½ mile.
- New construction4 permits (1 units)
- Adds housing (ADU)1 permit (1 units)
- Demolition1 permit
- Additions & renovations7 permits
- Building systems49 permits
- Repairs2 permits
- Other7 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)0.11 mi NE
In "Applied" for 8.8 yr (since Feb 8, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 2500 Vineyard Rd (Applied)0.16 mi W
In "Applied" for 3.3 yr (since Jul 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.17 mi W
In "Applied" for 4.2 yr (since Aug 23, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 2450 Vineyard Rd (Issued)180 ft E
Active in "Issued" for 3.5 yr (first record May 3, 2023) with no new permit activity recorded in 3.5 yr.
Entity-resolved builders & contractors in ½ mile: Cornerstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Reyes Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner (13 in ½ mi · New garage / accessory structure); Owner Builder (10 in ½ mi · Remodel / interior alteration); Marco Design Group (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38931 | HVAC / heat pump | Issued | Iss. Jul 30, 2024 | $18,200 | Furnace and AC replacement. remove the existing unites and install the new Mitsubishi heat pump model # MPVFYP54NAMUE1 #… |
| B34546 | Roof replacement | Issued | Iss. Jul 4, 2023 | $20,937 | Tear off and reroof 35 squares with Tiger paw underlayment and class a rated GAF HDZ lifetime shingle. Self cert. — ReRo… |