159 Wild Horse Valley Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09519, -122.62250
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,260,000 ($1,109,000–$1,411,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 4, 2026).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 176 Wild Horse Valley Dr (420 ft N, 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 (~$14,940/yr at $1,260,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,245/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:
- 45,999 sq ft (1.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 159 WILD HORSE VALLEY DR
Zoning & Land Use
A2-B4 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B4 (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-B4 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2-B4 (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: $1,109,000 – $1,411,000 · 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
- Demolition at 176 Wild Horse Valley Dr (Issued)420 ft N
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 2.5 yr.
- Demolition at 80 Palomino Cir (Issued)0.22 mi N
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.8 yr.
Entity-resolved builders & contractors in ½ mile: Jemico (2 on parcel, 2 in ½ mi · Windows / doors / siding); K And S Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Booth And Little (1 on parcel, 1 in ½ mi · Roof replacement); Valentine (1 on parcel, 1 in ½ mi · General repair); J And A Plumbing And Rooter Service (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45756 | Windows / doors / siding | Issued | Iss. Feb 4, 2026 | $5,575 | Non-structural Door/Window Replacement |
| 180697 | General repair | Issued | Iss. Dec 11, 2025 | $5,300 | Install 2 Push Piers - Re-Level Foundation |
| B38322 | Roof replacement | Issued | Iss. Jun 7, 2024 | $23,000 | tear off existing roof and install new Class A roof — ReRoofing |
| B33702 | Solar / battery storage | Issued | Iss. May 2, 2023 | $40,500 | 10.125 kW-DC Residential Roof Mount Solar PV Installation |
| B32878 | Windows / doors / siding | Issued | Iss. Mar 8, 2023 |