20 Pillsbury Ln
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09673, -122.60263
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,227,000 ($1,080,000–$1,374,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Sep 9, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 Moderate 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: New home at 1970 Indian Valley Rd (0.14 mi SE, 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 (~$14,561/yr at $1,227,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,213/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:
- 15,725 sq ft (0.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 20 PILLSBURY LN
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
- Moderate 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: $1,080,000 – $1,374,000 · 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 1970 Indian Valley Rd (Issued)0.14 mi SE
Active in "Issued" for 10 yr (first record Nov 14, 2016) with no new permit activity recorded in 4 yr.
- New home at 2052 Hatch Rd (Issued)0.2 mi NW
Active in "Issued" for 5.6 yr (first record Apr 22, 2021) with no new permit activity recorded in 3.2 yr.
- Accessory dwelling unit at 1955 Indian Valley Rd (Issued)0.23 mi SE
Active in "Issued" for 11.6 yr (first record Apr 15, 2015) with no new permit activity recorded in 11.4 yr.
- Accessory dwelling unit at 441 Wilson Ave (Issued)0.37 mi SW
Active in "Issued" for 5.7 yr (first record Feb 25, 2021) with no new permit activity recorded in 5.7 yr.
Entity-resolved builders & contractors in ½ mile: Roof Solutions (1 on parcel, 1 in ½ mi · Roof replacement); Finest Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (9 in ½ mi · Remodel / interior alteration); Owner (5 in ½ mi · Accessory dwelling unit (new or conversion)); Jeffrey Novak Gen Contr (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43764 | HVAC / heat pump | Issued | Iss. Sep 9, 2025 | $19,027 | Replace furnace and AC with new furnace and AC — Replace Mechanical Appliance |
| B43756 | Roof replacement | Issued | Iss. Sep 5, 2025 | $31,800 | Remove and dispose of one existing roofing system. Install one layer of comp shingles. — ReRoofing |