15 Dusel Ct
Novato 94949 · Novato · Coordinates: 38.05855, -122.53244
Executive Verdict · Public-Records Synthesis
Zoned R1-7.5 in Novato with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,196,000 ($1,017,000–$1,375,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-7.5 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,314 sq ft lot.
Source: Novato zoning · CA Gov. Code 66314 & 65852.21
- ✓ Active nearby investment (Homeward Bound)
0.16 mi E in "Finaled / completed" stage — High-impact scale (26 housing units, 26 deed-restricted affordable across 0 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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)
- ! Bulk building permits not published for Novato
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Novato)
- ! Year 1 Prop 13 tax reset (~$14,204/yr at $1,196,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,184/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:
- 5,314 sq ft (0.12 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 15 DUSEL CT
Zoning & Land Use
R1-7.5 — Low Density Residential (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-7.5 (single-family residential): state law allows ADUs where homes are allowed. We read R1-7.5 from the zoning code's name; we haven't checked it against Novato's code text.
- SB 9: two homes on the lotLikely eligible
Zoned R1-7.5, a single-family residential zone. We read R1-7.5 from the zoning code's name; we haven't checked it against Novato's code text.
- SB 9: split into two lotsLikely eligible
Zoned R1-7.5, a single-family residential zone. We read R1-7.5 from the zoning code's name; we haven't checked it against Novato's code text. The lot is 5,314 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: $1,017,000 – $1,375,000 · 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
Nearby Activity (½ mile radius, since November 2024)
0 active or recent development projects and 13 total building permits recorded within ½ mile.
- Building systems11 permits
Developments Deserving Closer Investigation & Active Area Builders
- Homeward Bound (Finaled / completed)0.16 mi E
High-impact scale (26 housing units, 26 deed-restricted affordable across 0 permits).
- Veterans Housing (Finaled / completed)0.16 mi E
High-impact scale (24 housing units, 24 deed-restricted affordable across 0 permits).
- New home (Finaled / completed)0.15 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- New home (Finaled / completed)0.16 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
Permit & Project History on This Parcel (0 permits, 2 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 2 entries (report years 2018).