45 Montego Key
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08334, -122.52542
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $1,369,000 ($1,205,000–$1,533,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Nov 6, 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
- ! FEMA Special Flood Hazard Area (AE, about 37% 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)
- ! Year 1 Prop 13 tax reset (~$16,194/yr at $1,369,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,349/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:
- 11,718 sq ft (0.27 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 45 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 37% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 63% 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: $1,205,000 – $1,533,000 · 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
Entity-resolved builders & contractors in ½ mile: Marin Pool Service (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Home Depot The (1 on parcel, 1 in ½ mi · Windows / doors / siding); Gbpha (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44681 | Plumbing / water heater / sewer | Issued | Iss. Nov 6, 2025 | $3,263 | replace tankless wh with new one in same location like for like — Replace Plumbing Fixtures(s) |
| B36362 | HVAC / heat pump | Issued | Iss. Dec 8, 2023 | $7,500 | replace furnace with new — Replace Mechanical Appliance |
| 172630 | Plumbing / water heater / sewer | Issued | Iss. Oct 26, 2022 | $24,250 | Pool Replastering & Replace Main Drain |
| 149718 | Windows / doors / siding | Issued | Iss. Nov 5, 2015 | $4,144 | Repl 5 Wndws Size For Size - Must Meet Egress Requirements |