15 Stirrup Ln
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10402, -122.61762
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 $1,281,000 ($1,127,000–$1,435,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$37,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 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 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)
- ! Delayed or open permit activity on this parcel
Pool / spa (171043): Issued after 12 mo (2.6× the 136d median) — above the 75th percentile for pool / spa permits in Unincorporated Marin (median 136d, 75th pct 241d, n=162).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 27 Stirrup Ln A K A (180 ft 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)
Parcel & Assessor
- Lot size:
- 24,611 sq ft (0.56 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 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: $1,127,000 – $1,435,000 · 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)180 ft N
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)0.25 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)0.25 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).
- Pool / spa (171043) (Issued)On this parcel
Issued after 12 mo (2.6× the 136d median) — above the 75th percentile for pool / spa permits in Unincorporated Marin (median 136d, 75th pct 241d, n=162).
Entity-resolved builders & contractors in ½ mile: Rjdj (1 on parcel, 2 in ½ mi · Pool / spa); Custom Housing (1 on parcel, 1 in ½ mi · New garage / accessory structure); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gagne Brothers Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner (11 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42902 | HVAC / heat pump | Issued | Iss. Jun 26, 2025 | $9,000 | Install 5 ton heat pump in backyard — Mechanical Appliance |
| B41880 | Plumbing / water heater / sewer | Issued | Iss. Apr 3, 2025 | $1,400 | REPLACE 50 GALLON GAS WATER HEATER LIKE FOR LIKE LOCATED IN GARAGE — Replace Plumbing Fixtures(s) |
| 171043 | Pool / spa | Issued | Iss. Mar 31, 2022 | $110,000 | New Gunite Pool & Spa |
| 162608 | New garage / accessory structure | Issued | Iss. Sep 11, 2019 | $300,000 | Reconfig Roof; Rmdl; Trellis T.D. 4/8/19 |