450 Corte Sur
Novato 94949 · Loma Verde · Unincorporated Marin · Coordinates: 38.05958, -122.54760
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,336,000 ($1,176,000–$1,496,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 18,469 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 17, 2022).
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 (Local 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 Mar 24, 2025)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 424 Corte Escuela (0.34 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 (~$15,814/yr at $1,336,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,318/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:
- 18,469 sq ft (0.42 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 450 CORTE SUR
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 18,469 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0291D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,176,000 – $1,496,000 · 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
- Accessory dwelling unit at 424 Corte Escuela (Applied)0.34 mi N
In "Applied" for 2.8 yr (since Jan 17, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 422 Corte Escuela (a D U 422 A) (Issued)0.3 mi N
Active in "Issued" for 3.9 yr (first record Dec 28, 2022) with no new permit activity recorded in 12 mo.
- Accessory dwelling unit at 477 Alameda De La Loma (aka 477a) (Issued)0.47 mi N
Active in "Issued" for 2.5 yr (first record May 6, 2024) with no new permit activity recorded in 2 yr.
Entity-resolved builders & contractors in ½ mile: Milano Mechanical (2 on parcel, 2 in ½ mi · HVAC / heat pump); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Ridgeline Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (8 in ½ mi · Remodel / interior alteration); Owner (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B30763 | Plumbing / water heater / sewer | Issued | Iss. Aug 17, 2022 | $1,500 | Replace existing gas tank water heater with tankless gas water heater. — Replace Plumbing Fixtures(s) |
| B30710 | HVAC / heat pump | Issued | Iss. Aug 12, 2022 | $35,468 | Replace existing gas furnace w/new heat pump system. Relocate system from interior closet to garage. Replace existing du… |
| B29514 | Roof replacement | Issued | Iss. Apr 25, 2022 | $30,198 | remove and replace existing roof with new Class A fire rater composition shingle roofing system — ReRoofing |
| B29344 | Solar / battery storage | Issued | Iss. Apr 8, 2022 | $42,697 | (N) FLUSH MOUNTED 5.55 kW PV SYSTEM WITH (N) 10.08 kWh BATTERY STORAGE, GRID TIED MICROINVERTERS, (N) MAIN SERVICE PANEL |