25 Hillside Ter
Novato 94945 · Black Point · Unincorporated Marin · Coordinates: 38.11079, -122.50156
Executive Verdict · Public-Records Synthesis
Zoned A2 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,100,000 ($968,000–$1,232,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through May 18, 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: New home at 5 Bay Canyon Rd (0.2 mi SW, 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 (~$13,100/yr at $1,100,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,092/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:
- 1,437 sq ft (0.03 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 25 HILLSIDE TER
Zoning & Land Use
A2 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2 (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 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2 (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 06041C0282E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $968,000 – $1,232,000 · Status: Off market
HUD Small Area FMR (ZIP 94945) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,770 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5 Bay Canyon Rd (Applied)0.2 mi SW
In "Applied" for 2.3 yr (since Jul 30, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 315 Laurel Ave (Applied)0.46 mi SE
In "Applied" for 2.8 yr (since Feb 7, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 302 Grandview Ave (Issued)0.36 mi S
Active in "Issued" for 3.5 yr (first record May 30, 2023) with no new permit activity recorded in 3.5 yr.
- Accessory dwelling unit at 33 Green Point Ln (Issued)0.46 mi W
Active in "Issued" for 8.2 yr (first record Aug 23, 2018) with no new permit activity recorded in 8.1 yr.
Entity-resolved builders & contractors in ½ mile: Castle Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Benjamin Franklin Certified Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gagne Brothers Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (5 in ½ mi · New garage / accessory structure); Tj Built Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33937 | Plumbing / water heater / sewer | Issued | Iss. May 18, 2023 | $4,800 | TANKLESS WATER HEATER SWAP LIKE FOR LIKE WITH 150K BTUS — Replace Plumbing Fixtures(s) |
| 150958 | Roof replacement | Issued | Iss. Feb 29, 2016 | $8,710 | Reroof |
| 145760 | Plumbing / water heater / sewer | Issued | Iss. Feb 9, 2015 | $5,300 | Replace Tankless Water Heater |