21 Pinto Ln
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10052, -122.61962
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 $1,224,000 ($1,077,000–$1,371,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Nov 11, 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 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: New home at 2500 Vineyard Rd (0.21 mi 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 (~$14,526/yr at $1,224,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,211/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:
- 20,038 sq ft (0.46 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 21 PINTO 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
- 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: $1,077,000 – $1,371,000 · 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)0.21 mi NW
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).
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.26 mi NW
In "Applied" for 4.2 yr (since Aug 23, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)0.29 mi N
In "Applied" for 8.8 yr (since Feb 8, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 80 Palomino Cir (Issued)0.18 mi SW
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); High Definition Solar (1 on parcel, 1 in ½ mi · Roof replacement); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Gene Burch Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner (13 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44743 | Windows / doors / siding | Issued | Iss. Nov 11, 2025 | $4,460 | Replace 4 retrofit windows — Non-structural Door/Window Replacement |
| B44158 | Windows / doors / siding | Issued | Iss. Oct 1, 2025 | $2,230 | Replace 2 retrofit windows. — Non-structural Door/Window Replacement |
| B43932 | Roof replacement | Issued | Iss. Sep 17, 2025 | $49,500 | Installing (10) 405W Roof Mounted Panels (4.05kw) & (2) IQ5P Back up batteries (10kwh). |
| B29184 | Windows / doors / siding | Issued | Iss. Mar 24, 2022 | $4,951 | Replace (1) sliding patio door, same size as existing. — Non-structural Door/Window Replacement |
| B19867 | Plumbing / water heater / sewer |