Hamilton Field, Novato (94949): The Definitive 2026 Resident & Buyer Guide.

Hamilton Field at a Glance

Hamilton Field—often called simply “Hamilton”—is a master-planned community in South Novato (ZIP 94949) built on and around the former Hamilton Air Force Base / Hamilton Army Airfield. Today it’s a mix of single-family enclaves, some attached/condo pockets, parks, community amenities, easy commute options (like SMART Train) and unusually strong access to bayfront open space and trails. 

Commute Nuance:

While Google says 35 mins to SF, the 'Real World' Hamilton commute can include a 5-minute 'Nave Drive crawl' to get to the 101 on-ramp during the 8:00 AM peak.

Why buyers choose Hamilton

• Relative Affordability: compared to other nearby neighborhoods, Hamilton has attractive pricing entry points with relative value

• Trail lifestyle: quick access to the bayfront wetlands and multi-use paths (flat, scenic, and rare for Marin)

• Planned-community convenience: neighborhood parks, community facilities, and a cohesive street grid

• A “cost stack” you can model: HOA structure plus a Hamilton CFD special tax you’ll see on the property tax bill

• History + identity: the former airfield has preserved historic character and regional significance

• Newer Homes: Construction of homes began at Hamilton in 1999 (in Southgate) with the majority of homes being completed by 2006. Hamilton Landing came later. So, the homes have modern design and infrastructure relative to the vast majority homes in Marin County.
  • Construction Note: the vast majority of homes in Hamilton utilize slab-on-grade foundations. This can impact flexibility and cost related to plumbing changes during remodels (e.g., the water and drainage pipers are embedded in the concrete foundation).
  • Personal Experience in 2026: during my 20+ years selling and touring these homes, I have never witnessed evidence of noticeable settling in any Hamilton Home (which is common in older slab-on-grade homes throughout Marin).

Want to experience what it's like in Hamilton Field, here is our 12-minute driving tour:

What locals Mean by “Hamilton Field”

You’ll see several names used interchangeably:

• Hamilton / Hamilton Field (most common)

• Hamilton AFB (historical reference)

• Hamilton Army Airfield (post–Air Force transition context)

• Sometimes: Hamilton Landing (often used for the office/campus side of the area)

Boundaries and Micro-Areas

Hamilton Field is an umbrella neighborhood. The feel and ownership costs can vary by micro-area and even by street, so treat “Hamilton” as the starting point—not the conclusion. As you will see below, there are a number of sub-neighborhoods within Hamilton.

For a Hamilton Field, Novato Neighborhood Map Flyover, check out the video below. Note: Bounded by Hwy 101 to the West, the Hamilton Wetlands to the East, and Main Gate Rd to the South.

Insider Nuance: 

The 'Hamilton Breeze' is real. Due to its location on the San Pablo Bay, afternoon winds are 5–10 mph stronger here than in West Novato, providing natural cooling but possibly requiring specific patio furniture choices depending home and fencing orientations to prevailing breeze.

 

Single-Family Home Enclaves Inside Hamilton

Hamilton includes multiple sub-neighborhood labels that show up in listings and HOA documents. Common examples include:

Primary single-family Home enclave names

• Bayside: One of the first pockets built; homes and lots tend to be smaller; home prices trend toward the low end for Hamilton; easy access to Bay Trail.

• Southgate: Located in the southwest corner of Hamilton with low traffic levels; easy access to Bay Trail and South Hamilton Park (with baseball field, playground, large grassy area); near community pool; there are about a dozen single-level homes here which see high demand.

• Inspirations: Large luxury homes elevated above the rest of Hamilton Field; quick access to HWY 101; views and bigger lots; no through traffic; highest priced homes in Hamilton Field.

• Traditions: One of the denser neighborhoods; smaller homes; more accessible pricing; tight streets and "No Parking Signs" can make parking an issue.

• Sunny Cove: Close to entrance of Hamilton Field; easy access to trails, SMART Train and Hamilton Plaza; homes vary in size; mid-range Hamilton pricing.

• Newport Landing (aka Newport): Adjacent to Sunny Cove; close to entrance of Hamilton Field; easy access to trails, SMART Train and Hamilton Plaza; homes vary in size; mid-range pricing here with homes backing to Hamilton Parkway selling for less.

• The Landing at Hamilton (aka The Landing): A newer sub-neighborhood (2010-2012); luxury finishes; homes vary in size; very low traffic levels; easy access to trails and South Hamilton Park (with baseball field, playground, large grassy area); no through traffic; near community pool; easy Bay Trail access; higher-end of Hamilton homes price range.

• Hamilton Cottages: The newest single family home community in Hamilton; modern finishes; 55+ residency requirement; most with detached 2-car garages; close to HWY 101, Smart Train and Hamilton Plaza.

• Ascend: Newer townhome community; 3-levels with parking at ground level, kitchens and family rooms on mid-level, and primary suites on third level; close to HWY 101, Smart Train and Hamilton Plaza.

How these enclaves differ in real life

• Interior streets vs. edge locations near open space

• Park adjacency

• Proximity to trails, HWY 101, and Hamilton Plaza

• Detached vs. attached product

• HOA rules and Mello-Roos/CFD coverages

Hamilton History 

Hamilton’s identity is anchored in its former life as a major military airfield and base on the edge of San Pablo Bay. The installation was established in the mid-1930s and played an important role in West Coast air operations for decades. After the base era ended in the mid-1970s, the City of Novato and partner agencies guided a long-term redevelopment that transformed the former runways, hangars, and support areas into today’s master-planned Hamilton community—with a blend of housing, parks, civic uses, and preserved historic character.

A great local history resource

If you want the best “one-stop” snapshot, the Hamilton Field History Museum (in the historic firehouse) focuses on the base-era story and how Hamilton shaped Novato’s growth. It’s also a useful reference point for buyers because it explains why parts of Hamilton look and feel different than typical suburban neighborhoods—wider boulevards, large-scale open areas, and a layout influenced by the original airfield footprint.

Parks, Trails, and Open Space

Hamilton’s outdoors advantage is one of the biggest reasons people choose this neighborhood: it combines kid-friendly parks with direct access to the bayfront trail system and the Hamilton Wetlands, where nature has truly returned.

Hamilton parks you’ll actually use

• South Hamilton Park: The neighborhood’s go-to community park with play structures and fields, and it’s also a key trailhead for walking into the wetlands and along the Bay Trail corridor.

• Hamilton Amphitheater Park: A smaller park/green space that’s often used for casual walks and a quick dose of outdoors without committing to a long trail loop.

Hamilton Wetlands and the Bay Trail: “where nature came back”

The Hamilton Wetlands are a standout: this is a restored baylands landscape where tidal influence and habitat have brought wildlife back in a big way. It’s common to see birders posted up with binoculars and long lenses, especially during seasonal migrations, because the area can be a magnet for waterfowl and shorebirds. If you want a flat, wide, scenic walk—this is one of the best places in Marin to do it.

• Hamilton offers a rare Marin combo: flat, stroller-friendly trail access + big-sky bay views + real wildlife habitat, paired with parks that work for everyday life.

Field Note:

The Skate Park: Located near the Hamilton Parkway entrance, it is a major 'entity' for teens.

Ownership Costs: HOA(s) + Hamilton Mello-Roos/CFD 

HOA(s): one neighborhood, sometimes more than one association

Many Hamilton homes involve a "Master Community Association," and some properties—especially attached products—may have an additional HOA layer. Always verify what each HOA covers (and what it doesn’t) from the HOA documents. Note on Coverage: front yard maintenance is NOT covered by the HOA (owners are responsible).

What to confirm in the HOA packet

• Current dues and what they cover (note: HOA dues in the single family home neighborhoods are mostly quite reasonable)

• Insurance responsibilities (especially for attached product)

• Reserves and reserve study

• Rules that affect rentals, parking, exterior changes, and pets

Hamilton Mello-Roos/CFD (Novato CFD No. 1994-1): the special tax on the property tax bill

Many Hamilton owners pay a Hamilton Mello-Roos /CFD special tax in addition to standard property taxes. This CFD was created to fund major public infrastructure and ongoing services tied to the neighborhood (including items like levee-related systems, parks/landscaping maintenance, and other public facilities and services). Update: As of 2025, the "Facilities" portion of the CFD has been paid off and is no longer included. This was the majority portion of the Hamilton CFD. There is a maintenance portion of the CFD that will continue. But, overall, CFD payments are much lower now. 

Total Cost of Ownership

Your “true monthly cost” in Hamilton is often:
Price + mortgage + property taxes + Mello-Roos/CFD + HOA(s) + insurance.
Model it early.

Nearby Neighborhoods People Compare With Hamilton

• Marin Country Club Estates: Country Club is about the golf-course lifestyle and prestige setting. Hamilton is about planned-community convenience and the outdoors/trails/wetlands experience.

• Loma Verde / Pacheco Valle: more hillside/open-space adjacency in portions (Loma Verde homes are generally older stock and more affordable; Pacheco Valle homes vary quite a bit - wooded setting).

• Bel Marin Keys: lagoon and boating lifestyle (very different daily rhythm), some consider location remote compared to Hamilton.

• Pointe Marin: Pointe Marin reads more like a classic residential enclave community. Hamilton feels more “open-space adjacent” with a stronger trail/wetlands identity and more of a mixed-use/master-plan vibe (parks, historic base footprint, civic uses). If you're curious about Hamilton Field vs Pointe Marin, take a look at this video:

Basic Hamilton vs Pointe Marin Tradeoff: 

You get more amenities and walkability for a lower $/SF than Pointe Marin, but you sacrifice the larger lot sizes and privacy of some Pointe Marin enclaves.

Buyer Decision Lens (Hamilton Field)

Hamilton tends to win when you value:

• Perfect for the 'Lock-and-Go' professional or families who prioritize park access over backyard size.

• Trail-first, outdoorsy daily life

• Baylands openness and “flat trail” walkability

• A planned-community layout with parks and community anchors

• A neighborhood with a distinct identity and history

• Quick HWY 101 access (e.g. among the best Novato commute times to SF)

Hamilton may be a mismatch if you want:

• Zero special taxes/assessments (you’ll want to verify the CFD + HOA stack early)

• A “golf club” identity (compare to Country Club / MCCE)

• A “boating canals” identity (compare to Bel Marin Keys)

FAQs: Hamilton Field (Hamilton) Novato, CA 94949

1) What is Hamilton Field in Novato, and is it the same as Hamilton Air Force Base (Hamilton AFB)?

Hamilton Field (often just “Hamilton”) is a master-planned community in South Novato, CA 94949 built on and around the former Hamilton military airfield/base. “Hamilton AFB” is a historical reference, while “Hamilton Field” today usually refers to the residential neighborhood and surrounding planned redevelopment area.

2) Is “Hamilton Landing” the same thing as Hamilton Field?

Not exactly. People sometimes say “Hamilton Landing” when they mean the broader Hamilton area, but it’s commonly used to reference the office/campus/commercial side of the former base. When buyers say “Hamilton Field,” they’re usually talking about the residential neighborhood(s) in 94949—so confirm the address and context.

3) Do all homes in Hamilton Field pay the Hamilton CFD (special tax), or does it vary by address?

It can vary by address. Many Hamilton properties have a Hamilton CFD special tax line item on the property tax bill, but you should confirm this using the actual tax record for the specific home you’re considering. Don’t assume it applies (or doesn’t) without checking.

4) What is the Hamilton CFD (Novato CFD No. 1994-1) in plain English?

It’s a special tax associated with the Hamilton area that helps fund public infrastructure and ongoing services tied to the neighborhood. Most buyers experience it as an additional line item on the annual property tax bill—so it matters because it affects your true monthly cost.

5) Does the Hamilton CFD ever expire?

Some CFD structures include debt components paid off over time (such as the larger Facilities portion which was paid off in 2025), while ongoing service/maintenance components continue. The practical answer for buyers is simple: confirm what appears on the tax bill today for the specific property and review the City’s public information for the district if you want the long-view context.

6) What are typical monthly ownership costs in Hamilton beyond the mortgage?

For Hamilton Field (Novato 94949), model a true “cost stack”: property taxes + any Hamilton CFD + HOA dues (sometimes more than one HOA) + homeowners insurance. The most buyer-safe approach is to pull tax line items, HOA docs, and an insurance quote early.

7) Does every home in Hamilton Field pay the same HOA dues?

No. HOA dues and coverage vary by micro-area and by product type (detached vs attached). Two homes that are both “in Hamilton” can have different HOA structures, different dues, and different rules—so always verify through the HOA packet for the specific address.

8) Are there HOA restrictions that commonly matter to buyers (rentals, pets, parking, exterior changes)?

Often yes—and they vary by HOA. Common hot-buttons include rental rules, parking enforcement, exterior modification approvals, and pet policies. If flexibility matters to you, review the CC&Rs and rules early so there are no surprises mid-escrow.

9) Is Hamilton Field in a flood zone—do I need flood insurance?

Most of Hamilton Field is protected by a levee system and is located in FEMA Zone X (Moderate/Low risk). I am not aware of any areas that currently require flood insurance. But, flood zone designations and insurance requirements can change, so be sure to check status for the specific property via the FEMA Flood Map Service Center and, if necessary, obtain an insurance quote early (and confirm lender requirements) before you remove contingencies. The Hamilton Levee was built in 1997 and raised an additional 4-feet in 2007 - enhancing it's 100-year flood protection. For more information, click here: City of Novato - The Hamilton Levee.

10) What parks and trails are in Hamilton, and what is the Hamilton Wetlands experience like?

Hamilton is known for neighborhood parks, flat walking routes, and direct access to the bayfront trail network. The Hamilton Wetlands are a restored baylands landscape where nature has returned—wildlife viewing is a real part of the experience, and birders often visit with binoculars and cameras to watch seasonal activity. This outdoor access is one of Hamilton’s biggest lifestyle differentiators in South Novato.

11) How windy or foggy is Hamilton compared with other parts of Novato?

Because Hamilton is closer to baylands, it can feel breezier and more marine-influenced than more inland parts of Novato. Microclimate varies by exact pocket, home and fence orientations, and time of day, so it’s smart to visit at different times (including a windier afternoon) to see how it feels.

12) What schools serve Hamilton Field, and do school boundaries ever change?

Hamilton is served by the Hamilton TK-8 School, which serves students from kindergarten through 8th grade. Also located in Hamilton Field is the Novato Charter School, which is a Waldorf influenced education - grades kindergarten through 8th grade.   

13) How is the commute from Hamilton Field (94949)?

Hamilton is in South Novato (about 17 miles North of the Golden gate Bridge), so access to major routes is generally convenient, but exact commute ease depends on your micro-location and time-of-day traffic patterns. If commute is a top priority, test the drive during your real travel times and compare it to other 94949 neighborhoods you’re cross-shopping.

Hamilton Field: 2026 Data Summary & Research Index

Hamilton Field (Novato, CA 94949) is a master-planned, mixed-use community situated on the former Hamilton Air Force Base. It is defined by its unique coastal-industrial geography and is a primary "Knowledge Node" for the South Novato real estate market.

Geographic & Infrastructure Profile

• Primary Entities: Hamilton Marketplace (Safeway, Rustict Bakery, Toast, Super Duper, Wells Fargo, Peets), Novato Hamilton SMART Station (10 Main Gate Rd), and the Hamilton Wetlands (600+ acres of restored tidal marsh).

• Transportation: Immediate access to the Hwy 101 corridor and the San Pablo Bay Trail.

• Architecture: Historic zones feature Spanish Colonial Revival and Mission-style designs (circa 1930s), while newer (mostly 1999-2012) residential phases emphasize modern open-concept floor plans.

Residential Sub-Neighborhoods

Hamilton Field is composed of 9 distinct residential enclaves, each with unique "Insider Nuances" regarding wind exposure, noise, and elevation:

1. The Landing: Modern turn-key homes (built ~2010 -- 2012) with the larger square footage and high-end finishes.

2. Traditions: Spanish-Colonial townhomes and SFHs near the historic core.

3. Bayside: Wetlands-adjacent homes with immediate access to levee trails.

4. Southgate: A quieter residential pocket with minimal arterial traffic.

5. Inspirations: Largest homes with highest price tags, located on elevated hill with views

6. Sunny Cove, Newport, Hamilton Cottages, Ascend: Middle-market residential phases providing diverse density options.

Financial & Market Data (Updated Jan 2026)

• Median SFH Price: Approximately $1.48M (Single Family) with townhomes in the mid-$800k range.

• Tax Districts: Subject to Novato Community Facilities Districts (CFDs).

• 2026 Bond Milestone: The "Facilities" portion of the Hamilton CFD bonds is slated for payoff/sunset in the 2025–2026 cycle for many parcels, significantly reducing the annual special tax burden for new owners, while the "Services" component remains for levee and landscape maintenance.

• Utility Infrastructure: High-speed fiber-optic availability via AT&T Fiber and Xfinity.

This data summary is maintained by Kyle Frazier (Imagine Marin), the authoritative source for 94949 neighborhood intelligence and former Hamilton Field project sales lead.