7277 Panoramic Hwy
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89850, -122.63314
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B5 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $3,285,000 ($2,891,000–$3,679,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 22, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 6976 Panoramic Hwy (0.17 mi SE, 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)
- ! Year 1 Prop 13 tax reset (~$38,228/yr at $3,285,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,186/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:
- 23,174 sq ft (0.53 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 7277 PANORAMIC HWY
Zoning & Land Use
C-RA-B5 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RA-B5 (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 lotCan't tell
Zoned C-RA-B5 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned C-RA-B5 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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 X: minimal flood hazard (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: $2,891,000 – $3,679,000 · 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 6976 Panoramic Hwy (Issued)0.17 mi SE
Active in "Issued" for 10.1 yr (first record Oct 4, 2016) with no new permit activity recorded in 8.9 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
- 7 new homes (Issued)0.26 mi SE
Active in "Issued" for 8.9 yr (first record Jan 1, 2018) with no new permit activity recorded in 8.9 yr. High-impact scale (7 housing units across 0 permits).
- Mixed-use development at 3466 State Route 1 & (Issued)0.32 mi W
Active in "Issued" for 6.1 yr (first record Sep 23, 2020) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 2 permits).
- New home at 25 Lincoln Ave (Issued)0.39 mi W
Active in "Issued" for 7.3 yr (first record Jul 22, 2019) with no new permit activity recorded in 7.1 yr. High-impact scale (1 housing unit, $969,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 12 in ½ mi · Commercial tenant improvement); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Bonney (1 on parcel, 1 in ½ mi · HVAC / heat pump); Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Rh Hydronics (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34422 | HVAC / heat pump | Issued | Iss. Jun 22, 2023 | $34,866 | Remove 1 existing boiler and tank. Replace with 1- 5-ton Chiltrix heat pump, 1 chiltrix 37-gallon buffer tank and 1 chil… |
| B33537 | Roof replacement | Issued | Iss. Apr 20, 2023 | $34,425 | REMOVE AND REPLACE CLASS A BUR TAR AND GRAVEL ROOF. — ReRoofing; With Electronic Inspection |
| B32391 | Solar / battery storage | Issued | Iss. Jan 25, 2023 | $41,000 | Install (25) roof mounted PV modules with (25) microinverters. Derate main breaker from 200A to 175A |
| 151130 | Plumbing / water heater / sewer | Issued | Iss. Mar 10, 2016 | $700 | Repl Water Piping***Expired |
| 148183 | Electrical / panel |