23 Calle Del Sierra
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89896, -122.64406
Executive Verdict · Public-Records Synthesis
Zoned C-R2 in Unincorporated Marin and mapped FEMA AO flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,729,000 ($2,402,000–$3,056,000).
Upsides & Opportunities
- ✓ 11 documented municipal building permits on file
On-parcel permit history is indexed through Jun 23, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AO, all of the lot of lot)
Zone AO: 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 at 23 Calle Del Sierra: In "Applied" for 11.7 yr (since Feb 19, 2015), 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)
- ! Year 1 Prop 13 tax reset (~$31,834/yr at $2,729,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,653/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:
- 2,352 sq ft (0.05 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 23 CALLE DEL SIERRA
Zoning & Land Use
C-R2 — Residential Two Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-R2 (two-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 lotCan't tell
Zoned C-R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
- SB 9: split into two lotsCan't tell
Zoned C-R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
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 AO: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0444E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,402,000 – $3,056,000 · 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 at 23 Calle Del Sierra (Applied)On this parcel
In "Applied" for 11.7 yr (since Feb 19, 2015), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Remodel / interior alteration (93290) (Applied)On this parcel
Pending in review for 17 mo (6.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- General repair (79451) (Applied)On this parcel
Pending in review for 9.9 yr (43.4× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- Remodel / interior alteration (78993) (Applied)On this parcel
Pending in review for 10 yr (44.0× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Owner Builder (5 on parcel, 21 in ½ mi · Commercial tenant improvement); Owner (9 in ½ mi · New garage / accessory structure); Gubbins Building (5 in ½ mi · Remodel / interior alteration); George T Flynn Construction (4 in ½ mi · New garage / accessory structure); Tim Trumbo (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (11 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93290 | Remodel / interior alteration | Applied | App. Jun 23, 2025 | $172,000 | Whole House Remodel & Raise House To Pour New Foundation *Legalization Of Work Performed 2015-2018* - B W O P |
| 79451 | General repair | Applied | App. Dec 29, 2016 | $23,000 | Raise House & Add New Foundation***Expired |
| 78993 | Remodel / interior alteration | Applied | App. Nov 15, 2016 | $102,000 | Rmdl Whole House, Foundation - Bwop***Expired T.D. 12/20/16 |
| 76006 | Remodel / interior alteration | Applied | App. Nov 10, 2015 | $32,000 |