43 Dipsea Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90651, -122.65566
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-4.39 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,111,000 ($2,738,000–$3,484,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,586 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 7, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 13% 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 (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)
- ! Delayed or open permit activity on this parcel
New home: In "Entitled" for 5.5 yr (since May 17, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
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 73 Dipsea Rd (0.17 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:
- 11,238 sq ft (0.26 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 43 DIPSEA RD
Zoning & Land Use
C-RSPS-4.39 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSPS-4.39 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-4.39, a single-family residential zone. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone A) covers about 13% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSPS-4.39, a single-family residential zone. The lot is 11,238 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone A) covers about 13% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Very High Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 13% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 87% of the lot) · FIRM panel 06041C0442E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,738,000 – $3,484,000 · Status: Off market
HUD Small Area FMR (ZIP 94970) · FY 2026
Studio $2,090 · 1BR $2,510 · 2BR $3,030 · 3BR $3,870 · 4BR $4,010
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)On this parcel
In "Entitled" for 5.5 yr (since May 17, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 73 Dipsea Rd (Issued)0.17 mi W
Active in "Issued" for 8 yr (first record Nov 13, 2018) with no new permit activity recorded in 7.8 yr. High-impact scale (1 housing unit, $925,000 declared valuation across 1 permit).
- New home at 150 Seadrift Rd (Issued)0.17 mi SW
Active in "Issued" for 10.2 yr (first record Sep 6, 2016) with no new permit activity recorded in 9.9 yr. High-impact scale (1 housing unit, $1,750,000 declared valuation across 1 permit).
- New home at 182 Seadrift Rd (Issued)0.28 mi W
Active in "Issued" for 5.9 yr (first record Dec 15, 2020) with no new permit activity recorded in 5.4 yr. High-impact scale (1 housing unit, $2,875,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Simply Solar (2 on parcel, 2 in ½ mi · Roof replacement); Norman Charles Construction (1 on parcel, 1 in ½ mi · New garage / accessory structure); Fitzpatricks Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gubbins Building (14 in ½ mi · Remodel / interior alteration); Allen Construction (8 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B30298 | Solar / battery storage | Issued | Iss. Jul 7, 2022 | $33,296 | RESIDENTIAL PV SOLAR, FLUSH MOUNT, GRID TIED,BATTERY BACKUP - NEW CRITICAL LOADS PANEL |
| B29378 | Roof replacement | Issued | Iss. Apr 13, 2022 | $26,637 | Reroof- 45 squares, Comp Shingle GAF Timberline HDZ. Tear off layers: 0. — ReRoofing |
| 170936 | New garage / accessory structure | Issued | Iss. Mar 22, 2022 | $15,000,000 | Addition; Remodel; Conv Gar To Liv Sp; New Gar; Decks; In-Ground Spa; Outdoor Shwer & Kitchen M C F D T U S D |
| 150269 | HVAC / heat pump | Issued | Iss. Dec 29, 2015 | $3,200 |