179 Wild Horse Valley Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09646, -122.62315
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 $1,257,000 ($1,106,000–$1,408,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$24,090 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 7, 2023).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 2500 Vineyard Rd (0.45 mi 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)
- ! Year 1 Prop 13 tax reset (~$14,906/yr at $1,257,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,242/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:
- 22,041 sq ft (0.51 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 179 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: $1,106,000 – $1,408,000 · 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
- New home at 2500 Vineyard Rd (Applied)0.45 mi N
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).
- Demolition at 176 Wild Horse Valley Dr (Issued)280 ft E
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)0.16 mi NE
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.8 yr.
- Accessory dwelling unit at 1 Rebelo Ln (Issued)0.45 mi NW
Active in "Issued" for 2.8 yr (first record Jan 24, 2024) with no new permit activity recorded in 2.8 yr.
Entity-resolved builders & contractors in ½ mile: Suacci (3 on parcel, 3 in ½ mi · Solar / battery storage); Owner (7 in ½ mi · Remodel / interior alteration); Owner Builder (4 in ½ mi · Remodel / interior alteration); Barkley Builders (2 in ½ mi · Remodel / interior alteration); P And M Builders (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33730 | Solar / battery storage | Issued | Iss. May 7, 2023 | $20,000 | Instal Enphase 10T Battery Back Up to Exisiting Solar |
| B31422 | Solar / battery storage | Issued | Iss. Oct 19, 2022 | $700 | We are putting Solar on roof (PERMIT B-30965) Inspector reminds that we must Replace older Zinco Sub Panel in garage add… |
| B30965 | Solar / battery storage | Issued | Iss. Sep 7, 2022 | $25,000 | Solar Electric /Photo Voltaic Installation of 21 Q Cell 400 watt Solar Panels (8.4 Kwh) with Enphase IQ-8 Micro Inverter… |