323 Fawn Dr
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.00664, -122.57232
Executive Verdict · Public-Records Synthesis
Zoned PF-RSP-2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,009,000 ($1,768,000–$2,250,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,263 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 9, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Sleepy Hollow
32 substantial renovation & housing permits over 24 months (32.7 per 1,000 parcels vs. 16.4 citywide baseline) (#4 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Sleepy Hollow)
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 Moderate Fire Hazard Severity Zone (State 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 Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Other (181255): Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 666 Fawn Dr (0.48 mi SE, 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)
Parcel & Assessor
- Lot size:
- 40,162 sq ft (0.92 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 323 FAWN DR
Zoning & Land Use
PF-RSP-2 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned PF-RSP-2 (public / institutional): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotCan't tell
Zoned PF-RSP-2 (public / institutional): we can't tell whether it counts as a single-family zone for SB 9. Public Facilities combined with a base district: SB 9 depends on the base.
- SB 9: split into two lotsCan't tell
Zoned PF-RSP-2 (public / institutional): we can't tell whether it counts as a single-family zone for SB 9. Public Facilities combined with a base district: SB 9 depends on the base.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0289D, 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: $1,768,000 – $2,250,000 · Status: Off market
HUD Small Area FMR (ZIP 94960) · FY 2026
Studio $2,510 · 1BR $3,010 · 2BR $3,640 · 3BR $4,650 · 4BR $4,820
Developments Deserving Closer Investigation & Active Area Builders
- New home at 666 Fawn Dr (Applied)0.48 mi SE
In "Applied" for 7.5 yr (since Apr 29, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- Other (181255) (Issued)On this parcel
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 830 Butterfield Rd (Issued)0.26 mi SW
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.6 yr. High-impact scale (1 housing unit, $1,097,000 declared valuation across 2 permits).
- Demolition at 854 Butterfield Ln (Applied)0.23 mi S
In "Applied" for 2.3 yr (since Aug 1, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 31 in ½ mi · Remodel / interior alteration); Bay Area Solar Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Castle Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner (8 in ½ mi · Remodel / interior alteration); Drake Building (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181255 | Other | Issued | Iss. Mar 9, 2026 | $27,000 | Remodel, Expand Deck |
| B41046 | HVAC / heat pump | Issued | Iss. Jan 29, 2025 | $24,720 | (1) heat pump condenser in right side yard with new electrical disconnet 60amp/15amp (1) 48k BTUS air handler under hous… |
| B34988 | Solar / battery storage | Issued | Iss. Aug 7, 2023 | $30,967 | Installing 18 roof mounted solar panels. 7.02kW system |