Home / Communities / Marin County / Lucas Valley-Marinwood

Lucas Valley-Marinwood, CA Homes for Sale & Real Estate

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Lucas Valley-Marinwood is an unincorporated census-designated place in Marin County, between San Rafael to the south and Novato to the north, with San Rafael 94903 mailing addresses. It isn’t part of the City of San Rafael. Marin County handles zoning and building permits, the Marinwood Community Services District provides fire, parks and open space services, and a sale pays the county transfer tax only.

The U.S. Census Bureau counted 6,259 residents in the CDP in 2020, on 5.73 square miles of land. It runs from Marinwood, next to Highway 101, west up Lucas Valley Road to the crest at Big Rock. The area is best known for its two Joseph Eichler tracts and the county design rules that protect them, but it also includes other subdivisions, larger hillside lots and a new apartment project at the former Marinwood Plaza. The Census Bureau’s 2020–2024 American Community Survey puts the median value of owner-occupied homes at $1,445,600.

Lucas Valley-Marinwood homes for sale

Lucas Valley-Marinwood market report

Who governs Lucas Valley-Marinwood

Because the area is unincorporated, the Marin County Board of Supervisors and the county’s Community Development Agency set the land-use rules. The county lists planning projects here under its “San Rafael / Lucas Valley / Marinwood” area. Local services come from special districts rather than a city.

Service	Provider	Notes
Zoning, design review, building permits	County of Marin Community Development Agency	Lucas Valley has its own community standards in the county code
Fire, parks and recreation, open space, street lighting	Marinwood Community Services District	3.09 square miles; five-member elected board; office at 775 Miller Creek Road
Structural fire protection and open space maintenance in Upper Lucas Valley	County Service Area 13	Governed by the Board of Supervisors; covers unincorporated Lucas Valley, the northwest Las Gallinas Valley and part of Nunes Ranch
Sewer	Las Gallinas Valley Sanitary District	Serves Marinwood and Lucas Valley along with Terra Linda, Santa Venetia and other areas north of central San Rafael

The Marinwood CSD has its own fire department and fire commission, and it has shared fire protection with the City of San Rafael under an operational agreement since 1973, later amended to add chief officer services from San Rafael. News reports in June 2026 said the two agencies approved a further amendment effective July 1, 2026 and are studying whether San Rafael should staff the Marinwood station, so confirm the current arrangement with the district. The district lists the developments inside its boundaries as Marinwood, Lucas Valley, Casa Marinwood, Roundtree, Miller Creek Gardens, Miller Creek Ranch, Lucas Valley Estates and Las Gallinas Ranch.

Neighborhoods and housing stock

The Eichler tracts

Two Eichler subdivisions shape the area. Marinwood, sometimes called “Lower Lucas Valley,” was built in the late 1950s. Upper Lucas Valley, a 538-home Eichler neighborhood, was built in the mid-1960s next to a dairy farm, according to the Eichler Network. Its utility lines are buried, Idylberry Road winds through it, Miller Creek runs along its southern edge, and it is one of the few Eichler neighborhoods with its own stables.

Upper Lucas Valley has the Lucas Valley Homeowners Association, which runs a community center and pool and an architectural review committee under the tract’s CC&Rs. The Eichler Network reported in 2016 that the committee keeps a required paint palette and reviews roofs, driveways and garage doors, and that new owners receive the CC&Rs with their closing documents. For background on the homes themselves, see our guides to Eichler homes in Marin County and Eichlers across Marin and the Bay Area.

Other subdivisions and larger lots

Beyond the Eichler tracts, the CSD’s list names other developments, including Casa Marinwood, Roundtree, Miller Creek Gardens and Miller Creek Ranch, and there are condominiums near Miller Creek. For any home in a condominium or planned development, ask for the HOA documents early, since dues, rules and reserves vary by association. Houses on Mount Tallac, Mount Wittenburg and Mount Muir Courts sit under separate county height rules, described below. Some larger parcels farther out carry agricultural zoning, such as A2-B6 under an AG3 Countywide Plan designation, so check the zoning for any parcel outside the tracts.

Marinwood Plaza

The former Marinwood Plaza shopping center at 175 Marinwood Avenue is being redeveloped as Marinwood Apartments: 125 apartments in four three-story buildings, including 124 affordable rental units and a manager’s unit. The plans also include a 1,040-square-foot retail space and a public plaza. The county has issued building permits, and Marinwood Market stays open during construction. In October 2025 the San Francisco Bay Regional Water Quality Control Board determined that no further active remediation of the site was required. The county’s project page was last updated September 10, 2026.

Remodeling rules: the Lucas Valley community standards

Marin County Code §22.30.040 sets community standards for the area the Countywide Plan identifies as Lucas Valley and for the R1:BLV zoning district. Its stated purpose is to preserve the Eichler-design homes and the design character of the Mount Tallac, Mount Wittenburg, Mount Palomar and Mount Muir Court lots. Design review is required for all new construction and modifications except listed exempt work.

Height: 15 feet 6 inches for Eichler-design homes, or the approved height of the existing home if greater; 16 feet 6 inches on Mount Palomar Court; 30 feet on Mount Tallac, Mount Wittenburg and Mount Muir Courts, with design review from 30 to 35 feet and a variance above 35.
Setbacks and size: 25-foot front setback, 6-foot side setbacks (10 feet on a corner lot’s street side), a rear setback of 20% of lot depth up to 25 feet, a floor area ratio of 0.30 and a 7,500-square-foot minimum lot.
Accessory structures: on Eichler and Palomar Court lots, detached structures over 100 square feet or 8 feet tall need design review.
Exempt work: replacing siding, roofing, windows or doors; painting; interior remodels; atrium enclosures within the existing roofline; side and rear wood fences up to 6 feet; decks up to 18 inches above grade; and landscaping.

In Upper Lucas Valley, the HOA’s architectural review applies on top of county design review, so plan for both approvals. Our page on Marin County renovation and design review explains the county process.

Transfer tax and other local rules

The Marin County Assessor-Recorder’s fee page lists the county documentary transfer tax at $0.55 per $500 of value ($1.10 per $1,000), based on full value less any liens the buyer assumes. San Rafael’s city tax, which the same page lists at $2.00 per $1,000, applies only inside city limits, so it doesn’t apply to a Lucas Valley or Marinwood sale despite the San Rafael address. In Diamond’s North Bay markets the seller customarily pays the transfer tax, but it’s negotiable and local custom varies. See California transfer tax for how it’s figured.

Short-term rentals: unincorporated Marin requires a county short-term rental license for stays of 30 days or less; the county began accepting applications in December 2024. See Marin County short-term rental rules.
Sewer laterals and point-of-sale items: ask the Las Gallinas Valley Sanitary District whether any lateral inspection or certificate applies at sale, and check the county’s requirements before listing.
Water: confirm the provider for each parcel. Marin LAFCo’s Resolution 17-11 (December 2017) annexed a parcel at 1501 Lucas Valley Road to the Marin Municipal Water District, which shows the district’s boundary reaching up the valley. A parcel outside it would rely on another source, such as a well.

Fire and flood hazards

Marin County Fire has published the state’s updated Local Responsibility Area fire hazard severity zone maps, which classify land as Moderate, High or Very High. The county notes that the maps assess hazard, based on vegetation, terrain and climate, rather than risk. Hillside lots against open space need the closest look. Check the parcel on the map and in the natural hazard disclosure report, and read our guide to North Bay fire hazard severity zones.

Miller Creek runs through the valley and under several neighborhood bridges. Look up any creekside parcel on FEMA’s Flood Map Service Center and ask for the seller’s insurance history; our North Bay flood zone guide explains what a mapped zone means for a lender.

Parks, schools and getting around

District parks: the Marinwood CSD runs Marinwood Park, Las Gallinas Park and Creekside Park, plus a community pool, tennis and recreation programs.
Open space: the county’s Lucas Valley Preserve covers 1,271 acres, about 800 of them donated by George Lucas. The Big Rock Trail starts at the crest of Lucas Valley Road, about 5.5 miles west of Highway 101, and climbs to Big Rock Ridge as part of the Bay Area Ridge Trail.
Highway and buses: Highway 101 forms the area’s eastern edge. Golden Gate Transit’s connection guide lists a Marinwood bus pad on Highway 101 at Miller Creek Road and a Lucas Valley bus pad at Smith Ranch Road, both served by Marin Transit route 154; the Lucas Valley pad also serves the Marin Airporter.
School districts: the area is served by the Miller Creek Elementary School District and the San Rafael City High School District. Confirm the assigned schools for an address with the districts.

Lucas Valley-Marinwood compared with nearby areas

Area	Jurisdiction	Transfer tax at sale	Who issues permits
Lucas Valley-Marinwood	Unincorporated Marin County	County only	Marin County CDA
San Rafael (city limits)	City of San Rafael	County plus city tax	City of San Rafael
Novato	City of Novato	County only	City of Novato
Nicasio	Unincorporated Marin County	County only	Marin County CDA

Buyers comparing Eichlers often look at Terra Linda in north San Rafael as well. If you’re weighing a city address against a county one, check the jurisdiction for the exact parcel; it decides which permit office, rental rules and transfer tax apply.

Selling a home in Lucas Valley-Marinwood

Buyers here compare homes tract by tract. An original-condition Eichler, a remodeled Eichler and a non-Eichler home on a Mount court lot attract different buyers, so pricing should use sales from the same tract and the same type of home. Before listing, gather:

county permits and design review approvals for any additions, atrium enclosures or exterior changes;
HOA documents and architectural approvals, if the home is in Upper Lucas Valley or another association;
the sewer lateral history and any district requirements;
the natural hazard disclosure report, with fire zone and flood zone status;
a transfer tax estimate at the county rate only.

Our Marin County seller services page covers the listing process. For a price range based on your tract’s recent sales, request a home valuation.

Questions people ask

Is Lucas Valley part of San Rafael?

No. Lucas Valley and Marinwood have San Rafael mailing addresses (ZIP 94903) but sit outside city limits in unincorporated Marin County. The county handles zoning and permits, and San Rafael’s city transfer tax doesn’t apply.

What is the Marinwood CSD?

The Marinwood Community Services District is a local agency with a five-member elected board. It provides fire protection, parks and recreation, open space and street lighting across about 3.09 square miles of the area. Its office is at 775 Miller Creek Road.

Does Lucas Valley have an HOA?

Upper Lucas Valley’s Eichler tract has the Lucas Valley Homeowners Association, with CC&Rs, a community center and pool, and an architectural review committee. Other developments in the area have their own associations, and some homes have none. Check the preliminary title report and disclosures for any recorded CC&Rs.

Can I add a second story to an Eichler in Lucas Valley?

Generally not without a variance. The county’s Lucas Valley standards cap Eichler-design homes at 15 feet 6 inches, or the existing approved height if greater, and require design review for most exterior changes. HOA review applies as well.

What transfer tax applies when I sell in Marinwood?

Only the Marin County documentary transfer tax, $0.55 per $500 of value ($1.10 per $1,000). The seller customarily pays it in the North Bay, but that’s negotiable.

Who provides sewer and fire service?

The Las Gallinas Valley Sanitary District provides sewer service. Fire protection comes from the Marinwood CSD’s fire department, and in Upper Lucas Valley through County Service Area 13, which provides structural fire protection and open space maintenance.

What’s happening at Marinwood Plaza?

The former shopping center at 175 Marinwood Avenue is becoming Marinwood Apartments, a 125-unit project with 124 affordable rentals, a small retail space and a public plaza. The county has issued building permits, and the existing market stays open.

Which school districts serve Lucas Valley-Marinwood?

The Miller Creek Elementary School District and the San Rafael City High School District. Confirm assignments for a specific address with the districts.

If you’re house hunting in north Marin and want to compare Lucas Valley, Marinwood and nearby city neighborhoods parcel by parcel, see our Marin County buyer services, or start with the wider Marin County guide.

Sources & notes

Last reviewed October 2026 by Matthew Martinez.