1776 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08957, -122.59189
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 $1,222,000 ($1,075,000–$1,369,000).
Upsides & Opportunities
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Nov 16, 2023, 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 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (390 ft NW, 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 (~$14,503/yr at $1,222,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,209/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:
- 14,767 sq ft (0.34 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1776 INDIAN VALLEY RD
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 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: $1,075,000 – $1,369,000 · 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 0 Indian Valley Rd (Applied)390 ft NW
In "Applied" for 22 mo (since Jan 23, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
- New home at 1783 Indian Valley Rd (Issued)370 ft W
Active in "Issued" for 11.8 yr (first record Jan 14, 2015) with no new permit activity recorded in 11.4 yr.
- New commercial building at 1754 Indian Valley Rd (Applied)400 ft SE
Active in "Applied" for 15 mo (first record Jul 29, 2025) with no new permit activity recorded in 15 mo.
- New home at 1763 Indian Valley Rd (Issued)470 ft SW
Active in "Issued" for 12.6 yr (first record Apr 3, 2014) with no new permit activity recorded in 11.4 yr.
Entity-resolved builders & contractors in ½ mile: Peter Levi Plumbing (2 on parcel, 2 in ½ mi · HVAC / heat pump); Anello Painting And Construction (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Divine Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Northwest Exteriors (1 on parcel, 1 in ½ mi · Windows / doors / siding); Murphy Roofing Consulting (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36026 | Electrical / panel | Issued | Iss. Nov 16, 2023 | $2,000 | 10 circuit transfer switch for electric backup system — Replace Circuits / Outlets |
| B30986 | Electrical / panel | Issued | Iss. Sep 9, 2022 | $4,058 | -100A transfer switch installed next to garage sub-panel -30A 240V inlet installed next to generator location — New Circ… |
| B30376 | Windows / doors / siding | Issued | Iss. Jul 14, 2022 | $10,000 | Stucco patching around windows and doors. — Stucco Replacement |
| B29903 | Windows / doors / siding | Issued | Iss. May 31, 2022 | $75,880 | Combo Siding & Window/Door Siding - Valuation $29,880.00 - Remove existing wood siding. Install OSB substrate. Install J… |
| B28644 | HVAC / heat pump |