2026 Annual Report
Residents of 6th & B Streets with community organizer, Jasmine Bravo, and Arandu Álvarez of West Marin Community Services.
Image credit: Art Rogers.
25 Years
Rooted in Community
Growing Together
DEAR FRIENDS AND SUPPORTERS,
This year, we celebrate 25 years of community-rooted work.
From the very start, CLAM’s founders believed that building a strong community land trust could help keep West Marin whole, creating stability and opportunity for the people who give this place its character and call it home. The dedicated pursuit of this vision laid the foundation to serve this region’s most pressing housing needs.
In early 2025, when ranch families began facing displacement from the Point Reyes National Seashore and Martinelli Ranch, that foundation was put to the test in ways none of us could have anticipated - and it held.
West Marin confronted a defining choice: accept that our neighbors would be forced to leave or decide that creating pathways to keep them here mattered. Despite an urgent displacement crisis layered on top of an already strained housing landscape, this community still chose the second option, and your collective resolve gave CLAM the confidence to keep leaning in.
None of this would have been possible without the partnerships, philanthropy, and trust that CLAM has cultivated over 25 years, or without the extraordinary generosity of supporters like you. As you’ll read in the pages that follow, our accomplishments are the result of countless dedicated people believing in this mission, staying committed through the hard moments, and building on the work of those who came before them.
As we look ahead, CLAM’s housing pipeline continues to grow. The long-awaited redevelopment of the Coast Guard Station, a project conceived and nurtured by CLAM leadership since 2014, is set to advance in the coming year. We are grateful stewards of that vision, and of the many opportunities ahead to expand affordable housing across our region.
The good work continues, and we are honored to be doing it hand-in-hand with this communityl.
Onward Together,
Jarrod Russell
EXECUTIVE DIRECTOR
HOUSING STABILITY FOR DISPLACED FAMILIES
In response to the urgent needs of families facing displacement from the Point Reyes National Seashore and Martinelli ranches, CLAM and its partners took unprecedented action. In 18 months, we deployed an 11-site response across West Marin, creating safe and stable homes for nearly 40 families, more than 110 people, a third of them children.
All placements were restricted at 30% of Area Median Income, HUD’s ‘extremely low income’ threshold. In Marin County, a family of four at this level earns roughly $63,000 or less annually, less than one third of the county’s median income. West Marin families who might otherwise have been forced to leave are now settling into dignified homes they can afford.
6th & B Streets, Point Reyes Station
Developed in partnership with Marin County under a Shelter Crisis Declaration, this 14-unit tiny home community transformed a vacant lot into a neighborhood in approximately 15 months. The site opened in July to community celebration, where Congressman Jared Huffman presented CLAM with a Certificate of Special Congressional Recognition honoring the partnerships that made it possible. The infrastructure was intentionally designed to support permanent affordable housing redevelopment in the years ahead, and CLAM is committed to ensuring every current resident has a path to a permanent affordable home.
The Cottages, Inverness
A former inn on 15 wooded acres at the entrance to Point Reyes National Seashore, the Cottages is a cornerstone of CLAM’s response to the displacement crisis. This property was leased in May 2026 under a three-year agreement with a purchase option. The site is expected to convert to 14 units of permanent affordable housing, with a commitment to retain current residents throughout construction.
Across West Marin
Nine additional properties stretching from Stinson Beach to Tomales round out the response for displaced families, including homes in Point Reyes Station, Inverness, and Forest Knolls. Construction on a third Point Reyes Station property began this fall, converting a single-family home into three units.
Recently acquired rental properties in Point Reyes Station and Inverness.
RESTRICTED PROJECT BUDGET
Total Project Costs: $26,688,075
Private Philanthropy 57.8%
$15,418,539
County Funding 33.7%
$8,981,000
Remaining Gap 8.6%
$2,288,536
Project Funding
Total investment across all eleven sites totals nearly $27 million, with more than 90% already secured through private philanthropy and county funding, along with support from mission-driven bridge financing. This figure does not include the additional investment required to convert the interim sites at 6th & B and the Cottages into permanent affordable housing. Projected budgets for our next phase of work are still in development, and we look forward to sharing more as planning advances.
ROOTED IN COMMUNITY
CLAM’s work is carried forward by dedicated staff and a volunteer board whose roots in West Marin run deep. We grow stronger with every person and partner who brings their skills, relationships, and commitment to this mission.
This year, CLAM welcomedxc Chris Vogel as Property Manager, Mary O’Brien as Senior Director of Development, and Megan McMillin to the board. Megan, a special education teacher at West Marin School for 13 years and a CLAM property resident since 2019, embodies something our founding bylaws make explicit: that CLAM residents have a meaningful voice in governing the organization.
Our work is strengthened by longstanding partners like West Marin Community Services, which is providing housing case management for impacted ranch families, along with a meaningful new partnership this year with All Hands Ecology. When a home on the Martin Griffin Preserve became available, All Hands Ecology reached out to CLAM. The result is Crum House, a three-bedroom home under an innovative lease agreement we hope can serve as a model for other landowners.
The impact of this collaborative spirit is perhaps best captured by Glenda Mejia, Bilingual Family Liaison of West Marin-Inverness School:
“Housing is so much more than simply having a place to live. It is safety, peace of mind, belonging, and the ability for families to truly thrive.”
Crum House at Martin Griffin Preserve near Stinson Beach.
2025 AUDITED FINANCIALS
Community Land Trust Association of West Marin and Ocean Terrace, LLC
STATEMENT OF ACTIVITY
REVENUE
Donations - General Support
Donations - Restricted
Rental & Related Property Income
Grants for Projects and Operations
Investment Income
TOTAL REVENUE
EXPENDITURES
Programs
Management and Support Services
Fundraising
TOTAL EXPENDITURES
CURRENT FUND BALANCE
$ 1,263,171
$ 393,855
$ 65,277
$ 1,512,359
$ 220,556
$ 7,891,095
PRIOR YEAR COMPARISON
ASSETS
Checking/Savings*
Accounts Receivable
Total Current Assets
Fixed Assets
Other Assets
TOTAL ASSETS
LIABILITIES
Current Liabilities
Long Term Liabilities
TOTAL LIABILITIES
EQUITY
TOTAL LIABILITIES & EQUITY
$ 3,213,434
$ 4,978,926
$ 9,914,663
$ 290,653
$ 2,023,568
DECEMBER 31, 2025
$ 5,493,103
$ 184,939
$ 5,678,042
$ 16,095,067
$ 107,365
$ 21,880,474
$ 1,211,635
$ 5,047,763
$ 6,259,398
$ 15,621,076
$ 21,880,474
*$3,499,706 of this amount is restricted for the Housing Stability for Displaced Families program, Coast Guard housing redevelopment, and other restricted projects.
DECEMBER 31, 2026
$2,912,230
$29,189
$2,941,419
$8,471,394
$80,555
$11,493,368
$350,649
$3,412,738
$3,763,387
$ 7,729,981
$ 11,493,368
FROM THE GROUND UP
The Roots of CLAM
In 2001, a core group of advocates mobilized to form CLAM, building a grassroots, community-led affordable housing organization designed to unite the villages of Tomales Bay around a shared regional vision. Susan Brayton, Bonnie Fisk-Hayden, Ann Sheree Greenbaum, Marshall Livingston, Carl Munger, and Bob Nilsen leaned in as CLAM’s founding Board of Trustees.
The Moment at Munger Meadow
In 1999, community organizers led countless sessions across West Marin to listen and develop ideas for the organization, from Cynthia Clarkson’s living room to the Cowgirl Creamery, leading to a watershed board retreat in 2002 at Munger Meadow, facilitated by Rae Levine, CLAM’s first employee and executive director. There, the board solidified its mission, long-term vision, guiding principles, and actionable goals.
The First Property
A breakthrough moment came in 2005 when Board President Marshall Livingston saw a path to raising $400,000 by allowing homeowners in local owner-builder communities to retire their second deeds of trust held by CLAM. This seed money, combined with early major gifts, a low-interest loan from Marin Community Foundation, and pro bono assistance from realtor Dan Morse, enabled CLAM to acquire its first property on Sir Francis Drake Boulevard in Inverness and convert it into two affordable rental units.
Current residents at CLAM’s first property on
Sir Francis Drake Boulevard, acquired in 2005.
Powered by People
Rooted in the community land trust (CLT) model, the early team was driven by a shared passion to strengthen and sustain West Marin by providing housing that people who worked in the region could afford. The board fostered a large volunteer network, bringing together a powerhouse of local talent. Members brought much-needed technical and operational skills, including design, construction, finance, law, and real estate. They also excelled at building relationships, including board development, fundraising, and partnerships with key organizations.
Current residents at CLAM’s first property on
Sir Francis Drake Boulevard, acquired in 2005.
Our Vision for 50 Homes in 25 Years
When a major donor asked what success would look like, Rae Levine and team dreamt big and charted a plan to secure 50 affordable homes in 25 years. With only two properties in the portfolio at the time, the goal felt ambitious. But with the right people and partners, and their shared dedication to CLAM’s founding mission, it was achieved. Today CLAM stewards over 70 affordable homes, with 54 more on the way when the former Coast Guard site is completed in 2028.
CHRISTA BURGOYNE
Christa grew up in postwar Cologne, Germany, in a tight-knit neighborhood where essentials were scarce and mutual care was a way of life. That upbringing shaped Christa naturally. She went on to become a case manager at Kaiser Oakland, and reflects: “While it may be hard to give a precise definition of community, I felt it right away when I came to West Marin. The interconnection that CLAM builds is essential to life here.”
Of her home donation, she says simply, “I had to do something,” and encourages others with the capacity to do the same. Along with her home, she is giving one of her family treasures, a collection of Tintin books, to the son of the A Street residents. That, too, is Christa.
As a committed CLAM member since 2001, volunteer fundraiser for 20 years, and generous donor of her Point Reyes Station home, Christa Burgoyne embodies the spirit of CLAM. By gifting her property on A Street, Christa ensured that it will remain an affordable community asset forever. But the gift itself is just one expression of who Christa is and what she values.
Like so many in West Marin, Christa is driven by life outdoors. Her love of hiking and mushroom hunting led her to purchase a home in Paradise Ranch Estates above Inverness Park in 1987. After losing it in the Inverness Ridge fire of 1995, she made sure to stay rooted on both sides of Tomales Bay, buying the A Street home in Point Reyes and another in Sea Haven.
Maggie and Luke are owners of Wild West Ferments in Point Reyes Station, and with their son, Lanzo, are residents of this A Street home. Image credit: Rosa Rodríguez.
The Heart of Clam
GROWING OUR FUTURE, TOGETHER
Our resolve to serve the people of West Marin remains unwavering, and the work ahead reflects that commitment.
The largest affordable housing development in this region’s history is now moving forward. CLAM and Eden Housing were awarded $27 million in low-income housing tax credits to redevelop the former Coast Guard site in Point Reyes Station, with construction beginning in January 2027 and a projected move-in date of 2028.
Beyond this milestone, CLAM remains committed to serving the full breadth of West Marin’s housing needs. For seniors, we continue to develop age-in-place solutions and legacy gift arrangements that allow longtime residents to stay rooted in their homes. For working families, we aim to create more rental and homeownership opportunities. For farmworkers, the agricultural backbone of our economy and culture, we remain deeply committed, pursuing partnerships with ranchers, landowners, and agricultural organizations to expand housing options for this essential community. About half of the Coast Guard units will be reserved specifically for farmworker households.
25 years ago, CLAM’s founders believed the region’s greatest asset was its people. That belief remains our guiding force.
There is so much more work to be done together.
Thank you for standing with us.
Rendering of the future affordable housing at the former
Coast Guard property in Point Reyes Station. Image credit: Eden Housing.
Thank You, CLAM Members!
Rooted in community support, CLAM holds a vision of housing equity where everyone in West Marin has the opportunity to live in stable, secure, permanent housing. We extend our heartfelt thanks to all who supported CLAM in 2025!
For a list of 2025 donors, and 2026 donors through September 30, 2026,
please visit the donor listing page on our website.