480 Horseshoe Hill Rd
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.93160, -122.69938
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-5 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,968,000 ($1,732,000–$2,204,000).
Upsides & Opportunities
- ✓ Area valuation benchmark anchored at $1,968,000
Estimated range $1,732,000–$2,204,000 derived from zip zhvi + neighborhood acs + permit model and 657,103 sq ft lot geometry.
Source: 70% ZIP 94924 Zillow ZHVI ($1,954,560, September 2026) + 30% Bolinas ACS median ($2,000,000) (Data provided by Zillow)
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 (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)
- ! Alquist-Priolo Earthquake Fault Zone (all of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! Year 1 Prop 13 tax reset (~$23,082/yr at $1,968,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,924/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:
- 657,103 sq ft (15.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 480 HORSESHOE HILL RD
Zoning & Land Use
C-ARP-5 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-ARP-5 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned C-ARP-5 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-ARP-5 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High 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 06041C0440E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Alquist-Priolo Earthquake Fault Zone (Bolinas quadrangle) (all of the lot)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,732,000 – $2,204,000 · Status: Off market
HUD Small Area FMR (ZIP 94924) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Matarozzi Pelsinger Builders (2 in ½ mi · Pool / spa); Owner Builder (2 in ½ mi · Accessory dwelling unit (new or conversion)); Rj Heffelfinger Construction (2 in ½ mi · Addition (adds square footage)); Floyd Construction (1 in ½ mi · Remodel / interior alteration); Bracelin (1 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (0 permits, 0 grouped projects)
No building permits recorded on this parcel in our dataset.