50 A Half Moon Rd
Novato 94947 · Novato · Coordinates: 38.09267, -122.58591
Executive Verdict · Public-Records Synthesis
Zoned RVL-80 in Novato with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,109,000 ($943,000–$1,275,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RVL-80 allows residential use qualifying for ministerial ADU review under state law.
Source: Novato zoning · CA Gov. Code 66314
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 (Local 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.41 mi SW, 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)
- ! Bulk building permits not published for Novato
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Novato)
Parcel & Assessor
- Lot size:
- 19,602 sq ft (0.45 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 50A HALF MOON RD; 50 HALF MOON RD
Zoning & Land Use
RVL-80 — Very Low Density Residential (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RVL-80 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RVL-80 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Very low density and rural residential: large-lot; confirm SB 9 with the city.
- SB 9: split into two lotsCan't tell
Zoned RVL-80 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Very low density and rural residential: large-lot; confirm SB 9 with the city.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0279D, 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: $943,000 – $1,275,000 · 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)
3 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 33 total building permits recorded within ½ mile.
- New construction2 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.41 mi SW
Active in "Applied" for 22 mo (first record Jan 23, 2025) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
- New home (Issued)0.31 mi NW
Active in "Issued" for 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 3.3 yr.
- Johnk Urban Lot Split (Entitled)0.34 mi NE
Active in "Entitled" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 16 mo.
- Demolition at 1611 Indian Valley Rd (Issued)0.35 mi S
Active in "Issued" for 7.9 yr (first record Dec 10, 2018) with no new permit activity recorded in 7.8 yr.
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 1 entry (report years 2021).