You have probably noticed that newer homes in South Novato seem to list a bit higher than older options nearby. The real question is not just the sticker price. It is whether the total monthly cost makes sense for you once you factor in special taxes, HOA dues, and maintenance. In this guide, you will learn how to compare Hamilton Field and Pointe Marin to older Novato stock in an apples-to-apples way, using numbers you can verify before you write an offer. Let’s dive in.
What “newer” means in 94949
Hamilton Field at a glance
Hamilton Field is a master-planned redevelopment of the former air base with multiple phases and product types. You will find single-family pockets alongside townhomes and condos, plus parks and paths. Micro-location inside Hamilton matters, so you should compare by phase and street for fair pricing. Explore neighborhood context and recent medians on the Hamilton Field guide.
Pointe Marin at a glance
Pointe Marin was largely built in the 2000s and reads as a consistent newer-home enclave with sidewalks, greenbelts, and modest HOA coverage in most single-family sections. Local MLS snapshots have placed recent medians around the mid to high $1.4 million range. See the Pointe Marin neighborhood page for current color and context.
How older Novato stock compares
Many older homes in south Novato and nearby pockets date from the 1960s to the 1980s. They often offer larger lots and mature landscaping, but systems and finishes may be due for upgrades. Pricing per square foot varies by street, lot, and condition, so recent, like-kind comps are essential for a fair comparison.
How to compare true monthly cost
Price is only one line item. To see the real picture, model: mortgage, property taxes, CFD/Mello-Roos special taxes, HOA dues, insurance, and maintenance/reserves. The three variables that often swing the result between newer and older homes are CFD, HOA, and maintenance.
CFD and Mello-Roos taxes
Many South Novato neighborhoods use Community Facilities Districts to fund improvements and services. The City publishes annual reports with exact, parcel-level levies. Start with the City of Novato CFD overview, then use the latest annual report for the address you are considering.
Pointe Marin (CFD No. 2002-1). In FY 2024–25, the City levied 91.78 percent of the maximum. Actual per-parcel levies ranged from about 2,138.79 dollars to 3,630.07 dollars depending on category. You can look up the precise levy for any address in Appendix A of the City’s report for that year. Review the FY 2024–25 report and Appendix A here: Pointe Marin CFD Annual Tax Report.
Hamilton (CFD No. 1994-1). In FY 2024–25, the district-wide totals produced typical single-family combined facilities plus services levies in the roughly 2,900 to 3,450 dollar range per year, depending on parcel and phase. The report also explains that the facilities portion was scheduled to be paid down in the 2025 cycle, while the services component continues on. See the formula, examples, and phase-specific details in the Hamilton CFD Annual Tax Report FY 2024–25.
What this means for your monthly model: divide the annual levy by 12 and add it to your property-tax and HOA lines. For many 94949 single-family homes, the CFD equals roughly 180 to 300-plus dollars per month depending on the parcel and year. Always verify the current fiscal year amount at the City’s report and on the parcel’s secured tax bill.
HOA dues by product type
HOA dues in 94949 vary widely. Many detached single-family sections in Pointe Marin and Hamilton carry modest quarterly dues for common-area landscaping or paths, while amenity-rich phases and attached product can be higher. Recent listing examples in the area show quarterly dues from around 41 to 75 dollars in some single-family pockets, about 69 dollars in parts of Pointe Marin, and 215 dollars or more per quarter in certain amenity-forward phases. Confirm the current amount and coverage in the HOA packet for the exact address.
Property taxes and insurance
Marin property taxes are significant and vary with assessed value. Confirm the parcel’s secured tax bill with the County when you build your PITI model. Also review insurance needs by location and construction. In Hamilton’s low-lying areas, consider flood and levee-related factors noted on City resources. The City’s CFD reports are a good starting context for services and infrastructure history.
Maintenance savings by age
A simple rule of thumb is to budget at least 1 percent of a home’s value each year for maintenance, then adjust to 1 to 3 percent based on age and finish level. National spending research shows median maintenance costs in the low thousands, and the 1 percent guideline is widely used as a baseline. See the data summary in Angi’s State of Home Spending report: homeowner maintenance trends.
- Example: a newer home at 1.49 million dollars at 1 percent equals about 14,900 dollars per year, or roughly 1,242 dollars per month.
- Example: an older home at 1.35 million dollars at 2 percent equals about 27,000 dollars per year, or roughly 2,250 dollars per month.
The difference in maintenance assumptions alone can be larger than the full CFD plus HOA line, so be explicit about the percentage you use.
Is the premium worth it?
Side-by-side example
Let’s compare two simplified scenarios to show how CFD, HOA, and maintenance stack up. Plug in your own mortgage, taxes, and insurance to finish the model.
Home A: Pointe Marin single-family at 1,490,000 dollars. Assume CFD of 3,000 dollars per year and HOA of 300 dollars per year. Maintenance at 1 percent equals 14,900 dollars per year.
- Monthly add-ons: CFD 250 dollars, HOA 25 dollars, maintenance 1,242 dollars. Total of these three lines: about 1,517 dollars per month.
Home B: Older Novato single-family at 1,350,000 dollars outside a CFD. Assume HOA 0 to 500 dollars per year. Maintenance at 2 percent equals 27,000 dollars per year.
- Monthly add-ons: CFD 0 dollars, HOA 0 to 42 dollars, maintenance 2,250 dollars. Total of these three lines: about 2,250 to 2,292 dollars per month.
In this example, the newer home carries a higher sticker price and a CFD, but the modeled monthly add-ons are still lower because of the maintenance delta. Your results will vary by the exact address, condition, and HOA scope, which is why you should always verify the parcel-level numbers.
Floor plans and function
What newer construction often delivers
Newer homes in Hamilton and Pointe Marin tend to offer open great rooms, larger kitchens, more ensuite baths, modern HVAC and electrical, energy-efficient windows, and practical storage in two-car garages. Many floor plans also include flexible spaces that work well for remote work or a home gym. These features align with what many buyers tell us they want today and can reduce your near-term project list after move-in.
Tradeoffs with older stock
Older homes can shine with larger lots, mature trees, and unique architecture. At the same time, you may face older roofs, HVAC, plumbing, or wiring and layouts that need reconfiguring to achieve a modern flow. When you price an older home, include likely update costs in your total cost model, not just your purchase price.
Resale and long-term value
Nationally, the premium for brand-new homes over the overall median has narrowed compared to a decade ago. That means the idea that new always commands a big resale premium is less automatic than it once was. Locally, micro factors tend to dominate outcomes: street, lot orientation, light, view corridors, finishes, and pricing strategy. In Hamilton and Pointe Marin, correctly priced, well-presented homes tend to move, while overpricing can stall. Always anchor to 3 to 6 very recent, like-kind comparables in the same phase or CFD tax category and adjust for condition with discipline.
How to diligence any 94949 address
Use this checklist to build a clean, defensible monthly model before you write an offer.
- Confirm the parcel’s CFD amount
- Pull the latest City Annual Tax Report and use Appendix A to find the exact levy for the address. Then cross-check the secured tax bill. Start here: City of Novato CFD overview and the current Pointe Marin Annual Tax Report or Hamilton Annual Tax Report.
- Request the HOA packet
- Ask for CC&Rs, current budget, reserve study, insurance summary, and meeting minutes. Confirm what the HOA covers and what it does not, including roof and exterior items for attached product.
- Pull recent, like-kind comps
- Use 90 to 180 days of BAREIS/MLS sales that match floor plan, lot, and phase. In Hamilton and Pointe Marin, also match the CFD tax category so your monthly model aligns with what buyers will compare.
- Verify property taxes and insurance needs
- Use the County assessor and secured tax bill to confirm assessed value, tax lines, and special assessments. For Hamilton, review local resources related to levee and flood context as part of your insurance discussion.
- Model maintenance with a clear percentage
- Use 1 to 3 percent of value depending on age and finishes, and back it up with your inspector’s findings. For a national overview of maintenance trends, see Angi’s State of Home Spending.
- Sellers: communicate CFD context clearly
- If your home sits in a CFD where the facilities debt portion has a payoff milestone, reference City materials to frame expectations. In Hamilton, the services component continues, so never promise that the levy will disappear entirely for every parcel. Use the City’s reports for accurate language.
Bottom line
In 94949, newer-construction pockets like Hamilton Field and Pointe Marin often trade at a modest premium, but the real test is your net monthly cost. When you layer in the exact CFD levy, real HOA dues, and a realistic maintenance budget, newer homes can pencil favorably against older options, even with a higher sticker price. The key is precision at the parcel level and a disciplined comparison of all recurring costs.
If you want a clean, address-specific model with recent comps and the exact City-verified CFD numbers, reach out to the Imagine Marin Team. We will help you compare homes side by side and negotiate with confidence.
FAQs
What is a CFD in Novato and how does it affect my payment?
- A Community Facilities District adds a special tax to your property tax bill to fund improvements and services. In 94949 newer areas, it often adds roughly 180 to 300-plus dollars per month when you convert the annual levy to monthly, but the exact amount depends on your parcel and fiscal year.
How much are CFD taxes in Hamilton and Pointe Marin for FY 2024–25?
- Pointe Marin parcels ranged from about 2,138.79 to 3,630.07 dollars per year depending on category, and many Hamilton single-family parcels landed around 2,900 to 3,450 dollars per year. Always verify your address in the City’s annual reports.
Do all 94949 homes have HOA dues and a CFD?
- No. Many newer pockets do, but the amounts and coverage vary. Some detached single-family sections have modest quarterly HOAs, and certain older homes outside CFDs have minimal or no dues. Confirm by address using the HOA packet and the City’s CFD report.
How should I budget maintenance for newer vs. older homes?
- Use 1 to 3 percent of home value per year. Newer homes often support 1 percent due to newer systems and finishes, while older homes commonly justify 2 percent or more. Calibrate with your inspector’s findings and your upgrade plans.
Does newer construction always hold a better resale premium?
- Not always. National data shows the new-home premium over the overall median has narrowed compared to a decade ago. In 94949, street-level factors, condition, and pricing strategy usually matter more than age alone.
