1821 Shoreline Hwy
Sausalito 94965 · Muir Beach · Unincorporated Marin · Coordinates: 37.86602, -122.57774
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B4 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,832,000 ($1,612,000–$2,052,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Nov 2, 2026, 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 (A, about 86% 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (0.19 mi S, 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 (~$21,518/yr at $1,832,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,793/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:
- 32,322 sq ft (0.74 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1821 SHORELINE HWY
Zoning & Land Use
C-RA-B4 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RA-B4 (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-B4 (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-B4 (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 A: 1% annual chance flood (Special Flood Hazard Area) (about 86% of the lot); Zone X: minimal flood hazard (about 14% of the lot) · FIRM panel 06041C0505E, 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: $1,612,000 – $2,052,000 · Status: Off market
HUD Small Area FMR (ZIP 94965) · FY 2026
Studio $2,720 · 1BR $3,260 · 2BR $3,950 · 3BR $5,050 · 4BR $5,230
Nearby Activity (½ mile radius, since November 2024)
4 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 55 total building permits recorded within ½ mile.
- New construction3 permits
- Adds housing (ADU)3 permits (3 units)
- Additions & renovations7 permits
- Building systems30 permits
- Repairs8 permits
- Other4 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (Issued)0.19 mi S
Active in "Issued" for 2.5 yr (first record May 28, 2024) with no new permit activity recorded in 20 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- Demolition at 40 Starbuck Dr (Issued)0.26 mi SW
Active in "Issued" for 9.8 yr (first record Jan 30, 2017) with no new permit activity recorded in 9.8 yr.
- New commercial building at 87 Seacape Dr (Issued)0.45 mi SW
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo.
- Accessory dwelling unit at 77 Starbuck Dr (Applied)0.16 mi SW
In "Applied" for 18 mo (since May 28, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (10 in ½ mi · Remodel / interior alteration); Owner (6 in ½ mi · New garage / accessory structure); Sidney Builders (3 in ½ mi · Addition (adds square footage)); Fp Builders (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48976 | Roof replacement | Issued | Iss. Nov 2, 2026 | $14,950 | ReRoofing; With Electronic Inspection |