frequently asked questions
To see the most recent revisions and additions, please visit Pine Gulch Commons FAQ.
How should I use this FAQ?
This FAQ is intended to supplement the Owner’s Report by answering common questions in plain language.
It should be read alongside the Owner’s Report, which contains detailed disclosures regarding property status, financing, infrastructure capacity, regulatory risk, land use, and co-ownership obligations.
To receive a Prospective Owner Packet that includes the Owner’s Report, please email info@pinegulchcommons.org.
What is Pine Gulch Commons?
Pine Gulch Commons is a shared land stewardship and co-ownership project on 7.8 acres along Pine Gulch Creek in Bolinas, California.
The project is designed as a living laboratory where regenerative agriculture, ecological restoration, community living, and sustainable infrastructure are practiced together through a Tenancy in Common (TIC) ownership structure.
What is the guiding visioN?
The guiding vision for Pine Gulch Commons is to offer long-term, stable access to land through shared ownership while actively caring for ecological systems and supporting community use.
The project prioritizes regenerative land management, protection and restoration of creek and riparian habitat, and educational and stewardship activities that support long-term resilience.
This is a stewardship-driven project rather than a short-term development or speculative investment.
How large is the property and what is its current status?
The property consists of 7.8 acres and is zoned Agricultural – Single Family Residence. The current assessor’s record lists the property as Multi-family Residential – Improved.
Three primary structures and one accessory guest house currently exist on the property. Existing utilities and septic infrastructure support current use only.
A county use permit will be required to restore farming operations. No permits have been pulled since 1971. Marin County is reviewing existing structures for code compliance. Septic capacity does not currently support additional housing. A geologist will be required to assess soils and septic feasibility. Water is supplied by a historic on-site well.
Does ownership guarantee the right to live on the property?
Ownership does not guarantee the right to live on the property.
Residential use depends on permitted structures, infrastructure capacity, county approvals, and the terms of the TIC Agreement. Owners who live in or exclusively use residential areas pay a Residential Fee for personal use in addition to the proportion of mortgage and shared expenses.
What housing or future development is planned?
Long-term plans may include reconfiguration of existing structures, farmworker housing, temporary or mobile housing if permitted, and shared-use facilities.
All future housing is subject to planning approvals and infrastructure upgrades and is not guaranteed.
What is the ownership structure?
Pine Gulch Commons is owned as a Tenancy in Common (TIC). Each owner is named directly on the deed, holds a percentage interest, and shares responsibility for financing and long-term governance.
The project is not structured as an LLC, partnership, or investment fund.
Why use a TIC structure?
A Tenancy-in-Common structure was chosen to allow individuals to hold direct, deeded ownership in agricultural land that would otherwise be inaccessible.
This structure supports residential lending, typically requires lower down payments than commercial real estate financing, and aligns financial responsibility with long-term stewardship rather than speculation.
How is the property financed?
The property is financed through a shared residential mortgage held jointly by all TIC owners and underwritten by Redwood Credit Union. Final terms are subject to underwriting and lender approval.
An additional infrastructure loan may be pursued for septic, water, energy, or utility upgrades. Approval, timing, and terms for any additional financing are uncertain.
How are shared costs handled?
Mortgage payments, infrastructure costs, and reserves are funded through mandatory pro-rata capital contributions from all owners.
Failure to meet capital calls may result in penalties, loss of use rights, or forced buyout or sale as outlined in the TIC Agreement.
How are shared funds managed?
A designated TIC Manager administers shared funds in a limited fiduciary capacity. Dedicated TIC bank accounts are used for shared expenses and reserves. California TIC owners can apply for EIN number and set up a bank account with checking and savings.
Owners receive summaries of income and expenses. No partnership tax filings are issued, and owners report their share individually.
Can a TIC interest be sold?
Transfers may be possible but are restricted. There is no public market for TIC interests.
Sales or transfers typically require lender consent, buyer qualification, and approval by the other TIC owners. TIC ownership should be considered illiquid and long-term.
What are the main risks?
Key risks include loss of capital, shared debt exposure, regulatory and permitting uncertainty, infrastructure cost overruns, agricultural and nonprofit operational variability, and the challenges of collective governance.
What kind of impact is Pine Gulch Commons designed to create?
Pine Gulch Commons is designed to align land ownership, agriculture, and ecological stewardship so land remains actively farmed, ecologically restored, and cared for over time.
Impact is expressed through real, observable outcomes such as food production, habitat restoration, education, and durable governance rather than land appreciation.
What are the different ways to support or participate in this endeavor?
There are three distinct and complementary pathways for engagement.
Tenancy-in-Common ownership provides long-term land security and shared stewardship responsibility.
Wildcraft Farm operates the agricultural areas through regenerative practices, cooperative livelihoods, and local food programs. Farm participation and support are separate from land ownership.
Rewilding.Institute stewards designated ecological areas through habitat restoration, monitoring, education, and public-benefit programs. The nonprofit does not own the land, but acts to restore and conserve. Your charitable donations go toward stewardship.
Each pathway is intentionally distinct so that ownership, operations, and stewardship remain clear, accountable, and durable.
How is impact measured?
Impact is evaluated through long-term indicators such as acres under regenerative management, habitat condition, people trained, stewardship and agricultural livelihoods supported, governance transparency, replication of structure, and the durability of land use over time.
Impact is measured by learning and accountability rather than short-term performance claims.
How can I learn more or stay connected?
Updates and opportunities to engage are shared through the website, newsletters, and periodic open houses or information sessions.
To request materials or continue the conversation, please contact info@pinegulchcommons.org.