101 Bahama Reef
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08010, -122.50762
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $1,464,000 ($1,288,000–$1,640,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$102,161 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 6, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 54 Calypso Shores (0.42 mi NW, 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 (~$17,286/yr at $1,464,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,441/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:
- 10,846 sq ft (0.25 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 101 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: $1,288,000 – $1,640,000 · 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)0.42 mi NW
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).
- New home at 116 Bahama Reef (Issued)270 ft E
Active in "Issued" for 3.5 yr (first record May 8, 2023) with no new permit activity recorded in 2.4 yr.
- Accessory dwelling unit at 1108 Bel Marin Keys Blvd (aka 1110) (Issued)0.25 mi NW
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)0.49 mi W
Active in "Issued" for 8.5 yr (first record May 21, 2018) with no new permit activity recorded in 8.4 yr.
Entity-resolved builders & contractors in ½ mile: Marin Kitchen Works (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Tesla Energy Operations (2 on parcel, 2 in ½ mi · Electrical / panel); Nc Roofing Solution (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (18 in ½ mi · Remodel / interior alteration); Owner (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45336 | Electrical / panel | Issued | Iss. Jan 6, 2026 | $2,000 | Upgrade main panel to 125A. — Service Upgrade |
| B45050 | Solar / battery storage | Issued | Iss. Dec 7, 2025 | $25,650 | Install roof mount solar panels at 12.6 kW and 1 battery |
| 177641 | Remodel / interior alteration | Issued | Iss. Sep 18, 2024 | $180,000 | Structural Kitchen Remodel, Including New Door & Window |
| B37532 | Roof replacement | Issued | Iss. Apr 2, 2024 | $27,000 | Re roof asphalt to asphalt — ReRoofing |