8 Horseshoe Hill Rd
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.92084, -122.69228
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-5 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,980,000 ($1,742,000–$2,218,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,628 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 17, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 7% of the lot of lot)
Zone A: 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)
- ! CAL FIRE Very 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
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 75 Horseshoe Hill Rd (0.34 mi W, issued). 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:
- 176,505 sq ft (4.05 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 207 OLEMA BOLINAS RD; 8 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
- Very High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 7% of the lot); Zone X: minimal flood hazard (about 93% 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: $1,742,000 – $2,218,000 · 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
- New home at 75 Horseshoe Hill Rd (Issued)0.34 mi W
Active in "Issued" for 2.5 yr (first record May 30, 2024) with no new permit activity recorded in 2.2 yr.
Entity-resolved builders & contractors in ½ mile: American Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Sunshine Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Precision Build (5 in ½ mi · New garage / accessory structure); Seegert Construction (4 in ½ mi · New garage / accessory structure); Owner Builder (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44419 | Roof replacement | Issued | Iss. Oct 17, 2025 | $10,999 | Main House reroof, T/O 3500sq.ft. of existing roof layer, Install New GAF 30yr comp shingle, haul away debris. — ReRoofi… |
| 158837 | Solar / battery storage | Issued | Iss. Jun 20, 2018 | $38,000 | Pv 8.5 Kw Express |