49 Montego Key
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08353, -122.52544
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $1,370,000 ($1,206,000–$1,534,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 9, 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
- ! FEMA Special Flood Hazard Area (AE, about 35% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (80320): Pending in review for 9.4 yr (21.4× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$16,205/yr at $1,370,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,350/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:
- 11,761 sq ft (0.27 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 49 MONTEGO KEY
Zoning & Land Use
Undesignated — Undesignated (Novato)
RSP-5.8,F1-BFC — Residential Single Family Planned (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 RSP-5.8,F1-BFC.
- 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 RSP-5.8,F1-BFC.
- 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 RSP-5.8,F1-BFC.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 35% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 65% of the lot) · FIRM panel 06041C0284E, 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: $1,206,000 – $1,534,000 · Status: Off market
HUD Small Area FMR (ZIP 94949) · FY 2026
Studio $2,360 · 1BR $2,830 · 2BR $3,430 · 3BR $4,380 · 4BR $4,540
Developments Deserving Closer Investigation & Active Area Builders
- Addition (adds square footage) (80320) (Applied)On this parcel
Pending in review for 9.4 yr (21.4× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Entity-resolved builders & contractors in ½ mile: Sutter Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (14 in ½ mi · Remodel / interior alteration); Owner (5 in ½ mi · Remodel / interior alteration); Juan Calmell (2 in ½ mi · Addition (adds square footage)); Whitcomb Construction (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48651 | Roof replacement | Issued | Iss. Oct 9, 2026 | $19,000 | ReRoofing |
| 80320 | Addition (adds square footage) | Applied | App. Jun 22, 2017 | $98,000 | Addn; Rmdl - Add New Master Suite, Rmdl Other Bdrms T.D. 12/8/17***Expired |