15 Philip Ter
Novato 94945 · Black Point · Unincorporated Marin · Coordinates: 38.10686, -122.50524
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,206,000 ($1,061,000–$1,351,000).
Upsides & Opportunities
- ✓ 12 documented municipal building permits on file
On-parcel permit history is indexed through Mar 16, 2026, 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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (181273): Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$14,319/yr at $1,206,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,193/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:
- 137,911 sq ft (3.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 PHILIP TER
Zoning & Land Use
Undesignated — Undesignated (Novato)
A2 — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned Undesignated (other): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in A2.
- SB 9: two homes on the lotCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in A2.
- SB 9: split into two lotsCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in A2.
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: $1,061,000 – $1,351,000 · 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
- Electrical / panel (181273) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Electrical / panel (177577) (Issued)On this parcel
Issued after 9 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Electrical / panel (175969) (Issued)On this parcel
Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Electrical / panel (89786) (Applied)On this parcel
Pending in review for 4.6 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Overland Contracting (1 on parcel, 1 in ½ mi · New garage / accessory structure); Electric Tech Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Mk Davidson (1 on parcel, 1 in ½ mi · Electrical / panel); Slc (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181273 | Electrical / panel | Issued | Iss. Mar 16, 2026 | $50,000 | Upgrades To (E) Cell Tower - T Mobile |
| 177577 | Electrical / panel | Issued | Iss. Sep 20, 2024 | $20,000 | Decommission An (E) Unmanned Telecommunications Facility - Sprint |
| 175995 | Electrical / panel | Issued | Iss. Feb 14, 2024 | $15,000 | Remove (3) O D Us & Replace W (2) New O D Us |
| 175969 | Electrical / panel | Issued | Iss. Feb 13, 2024 | $25,000 | Modify (E) Wireless Communication Site - At&T |
| 89786 | Electrical / panel | Applied | App. Apr 20, 2022 | $25,000 |