20 Stirrup Ln
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10464, -122.61719
Executive Verdict · Public-Records Synthesis
Zoned A2-B3 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,242,000 ($1,093,000–$1,391,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$10,598 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 31, 2024).
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 (170 ft W, 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 (~$14,733/yr at $1,242,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,228/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:
- 21,693 sq ft (0.50 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 20 STIRRUP LN
Zoning & Land Use
A2-B3 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B3 (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 A2-B3 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2-B3 (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
- 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: $1,093,000 – $1,391,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)170 ft W
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).
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.28 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).
- New home at 2500 Vineyard Rd (Applied)0.29 mi SW
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 2450 Vineyard Rd (Issued)0.11 mi SW
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: All Phase Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Herbs Pool Service (1 on parcel, 1 in ½ mi · General repair); Ed Keller Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (11 in ½ mi · New garage / accessory structure); Owner Builder (10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38238 | Solar / battery storage | Issued | Iss. May 31, 2024 | $25,600 | Install rooftop mounted PV solar system. The system is rated at 7.7 kW AC and includes 22 modules and microinverters. In… |
| B37234 | Roof replacement | Issued | Iss. Mar 6, 2024 | $39,000 | Remove one lightweight tile roof and replace with new 30 pound underlayment and new Class A architectural Shingle. Repla… |
| 175924 | General repair | Issued | Iss. Feb 6, 2024 | $32,890 | Pool Repair/Remodel: Split Main Drain, Replace Plater & Waterline Tile |