8 Bahama Reef
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08080, -122.51210
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $1,388,000 ($1,221,000–$1,555,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,100 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jan 9, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 54 Calypso Shores (0.27 mi N, 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 (~$16,412/yr at $1,388,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,368/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:
- 11,848 sq ft (0.27 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 8 BAHAMA REEF
Zoning & Land Use
Undesignated — Undesignated (Novato)
RSP-5.8-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-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-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-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) (all 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: $1,221,000 – $1,555,000 · 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
- Demolition at 54 Calypso Shores (Applied)0.27 mi N
In "Applied" for 4.5 yr (since May 26, 2022), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 1108 Bel Marin Keys Blvd (aka 1110) (Issued)470 ft N
Active in "Issued" for 4.6 yr (first record Mar 23, 2022) with no new permit activity recorded in 4.4 yr.
- Demolition at 1051 Bel Marin Keys Blvd (Issued)0.25 mi NW
Active in "Issued" for 8.5 yr (first record May 21, 2018) with no new permit activity recorded in 8.4 yr.
- New home at 116 Bahama Reef (Issued)0.3 mi E
Active in "Issued" for 3.5 yr (first record May 8, 2023) with no new permit activity recorded in 2.4 yr.
Entity-resolved builders & contractors in ½ mile: Bright Planet Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (25 in ½ mi · Remodel / interior alteration); Owner (16 in ½ mi · Remodel / interior alteration); Natal Modica Construction (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45409 | Solar / battery storage | Issued | Iss. Jan 9, 2026 | $38,001 | Residential roof mount PV solar system; 13 modules; 5.33kW; with (1) Tesla Powerwall 3 ESS |
| B14514 | HVAC / heat pump | Issued | Iss. Mar 14, 2018 | $2,750 | Furnace replacement — Replace Mechanical Appliance |