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2 Friday, August 28, 2026 — McNAUGHTON MEDIA
ALL THINGS REAL ESTATE
Uphill climb: Deed vs. fair family interest Q: My father, a was a way of creating a widower, died recently. type of trust in which the He had a small bank oldest child would take account, an old car and a the assets and distribhouse in Suisun City. As ute them in the way their far as we know, he didn’t parents had planned. have a will or trust or It’s a version of the anything. There are four Tim Jones medieval law of primoof us kids who should genitor when the eldest inherit whatever he had. son inherited everything but The oldest is my brother, who with it the obligation to take care has had drug and other probof his siblings. lems and hasn’t been very much So you may be right that your involved with the family for a father’s mindset was to disnumber of years. The rest of us tribute everything equally and have been going through our that was the reason he exefather’s things, trying to get cuted the deed. everything in order. He had a If your brother won’t volunsmall safe that we paid someone tarily get with the program, you to open for us. In there we found will ultimately wind up filing a a deed giving the house to our lawsuit asking for the court to oldest brother. It appears to recognize the transfer as a type have been recorded with the of transfer to a trust with the county. Also, it looks like the brother as the trustee. deed is dated over 10 years To be sure, that’s an ago, before our brother got into uphill climb. trouble and moved away from A recorded deed carries the family. something called a “legal We are all sure our father presumption.” In the law, a pregave the house to our brother sumption is a principal that because he was the oldest and changes the burden of proof at he wanted to make sure he a trial. For example, in a typical would be in charge of getting lawsuit the plaintiff, the one who each of us our one-quarter files the lawsuit, has to prove his share. My other sister contacted case by, in balance, something him. Of course his response over 50%. Put another way, a tie was that dad wanted him to goes to the defendant. have the house and now he If you challenge your brothsays he’s going to sell it. The er’s ownership, your brother place is probably worth over doesn’t have to put on any evi$500,000. We really aren’t that dence other than the recorded money hungry, but we know dad deed. That can be his whole wouldn’t have wanted it that case. You, on the other hand, will way so we want to make it right. have to submit enough evidence What can we do about it? to overcome the presumption A: Well, you’ve got a pretty that the deed was intended to big problem on your hands, give the house to your brother. both from a financial and legal That’s a tough thing to do. perspective. One of the problems is that In the proverbial “good ol’ it’s likely the only witnesses to days,” it was common for elderly any of this are interested people. parents to put everything in the See Jones, Page 4 name of their oldest child. It
METRO
When inventory is limited and prices are high, prospective buyers must be ready to pounce and make an offer.
What buyers can do to improve chances their offer is accepted
T
METRO
he real estate market can be highly competitive. When inventory is limited and prices are high, prospective buyers must be ready to pounce and make an offer before the competition kicks up and the home is off the market. The ability to move quickly with an offer can help buyers land a home in a competitive market, but that decisiveness may not be enough to ensure an offer is accepted. Buyers accustomed to the home buying process know there’s no guarantee an offer will be accepted, but
they can take steps to improve their chances of standing out in a competitive market where sellers may be fielding multiple offers at once.
Use recent sales data to inform your offer Though there are places with non-disclosure laws that do not mandate property sales prices be made public, such data is readily available in many areas. That information can be invaluable to home buyers in competitive real estate markets because it gives them a strong idea of how much homes have been going for in towns and even specific neigh-
borhoods they’re targeting with their search. That data also tends to be relied upon when sellers list their homes. Sellers may see how much a neighbor’s home sold for and use that to set the price of their own homes. With that knowledge in hand, buyers can tailor their offers to reflect recent sales figures.
Obtain a mortgage preapproval Bank of America notes that a mortgage pre-qualification estimates what buyers might be able to borrow based on a See Buyers, Page 12
McNAUGHTON MEDIA — Friday, August 28, 2026 3
SOLANO REAL ESTATE SCENE
Learning how Fannie Mae’s value acceptance offer works
I
sionally needing a am still learning new things every day. drive-by appraisal. But New thing No. 1: until recently, I had Value acceptance is now never seen an option the term used for an where an unlicensed appraisal waiver. individual is hired by New thing No. 2: the lender to inspect the When we run a loan Jim Porter house and take photos application through the to meet the appraisal Fannie Mae Desktop Underrequirement. writer (DU) system the approval Fannie and Freddie have a findings will give the borrower vast database of past appraisals and the lender three options and purchase transaction details for the property valuation – a in every housing market in the full appraisal, value acceptance country. The Fannie DU system with no inspection or photos, can see what the comps have or value acceptance plus propbeen over the past year in most erty data with inspection and neighborhoods. photos performed by a trained, So, if the purchase agreement vetted third-party unlicensed is for a basic home and the buyer data collector. is obtaining a conforming loan amount below $832,750, Fannie My team has had many may not require an appraisal. appraisal waivers over the The motivation for appraisal years and I remember occa-
COURTESY PHOTO
The Fannie Mae building in Washington, D.C. waivers, now called value acceptance, was for Fannie to move away from the “one size fits all” approach to property valuations. According to statements from Fannie, the decision centers on three things: Lowering closing costs for borrowers (full appraisals now cost $600 to $800), reducing the loan processing time and friction for real estate transactions, and leveraging decades of data including millions of historical appraisals.
Sandy Stewart, veteran Realtor and training manager of CBKG in Vacaville, inspired this column because she told me about a recent experience where her first-time buyer was buying a true fixer-upper in as-is condition at a phenomenal price. Both the listing broker and Sandy were waiting at the edge of their seats to see if the appraiser and the lender would call for significant repairs to close the escrow. Sandy got a call from an unli-
censed data collector from Fremont-based Asteroom to inspect the property. The woman showed up on time, pulled out a fancy tripod and scanning camera and took some pictures. A few days later the escrow closed on time without any property condition issues. The collector does not determine value, but they comprehensively capture 40 to 60 photos, map out a floor plan, and log about 120 specific data points into Fannie Mae’s property data. Sandy’s buyer was fully informed on all the repairs needed and with the financial support of her Dad was prepared financially to take on the fixerupper. Once the renovations are done, she will have a ton of See Porter, Page 4
4 Friday, August 28, 2026 — McNAUGHTON MEDIA
Solano real estate transactions
These are the local homes sold recently, provided by California Resource of Lodi. The company can be reached at 209.365.6663 or CalResource@aol.com.
BENICIA TOTAL SALES: 5 LOWEST AMOUNT: $425,000 HIGHEST AMOUNT: $988,000 MEDIAN AMOUNT: $777,000 AVERAGE AMOUNT: $740,200
YrBlt], Previous Sale: 05-08-13, $424,500
413 Gregory Street - $315,000
06-26-26 [2 Bdrms - 1548 SqFt - 1957 YrBlt]
2909 Gulf Drive - $575,000
06-26-26 [4 Bdrms - 1556 SqFt - 1982 YrBlt], Previous Sale: 09-12-12, $205,000
06-22-26 [3 Bdrms - 1609 SqFt - 1953 YrBlt], Previous Sale: 12-12-25, $340,000
SUISUN CITY TOTAL SALES: 5 LOWEST AMOUNT: $499,000 HIGHEST AMOUNT: $630,000 MEDIAN AMOUNT: $500,000 AVERAGE AMOUNT: $540,600
705 East 6th Street - $425,000
2709 Kapalua Court - $1,165,000
242 Dundee Way - $777,000
1844 Kolob Drive - $779,000
508 Crested Drive - $499,000
440 East E Street - $626,000
5038 Lakeview Circle - $565,000
605 Kinglet Street - $499,000
879 Oxford Way - $885,000
2703 Marcel Lane - $385,000
340 Stamper Circle - $630,000
2400 Merion Court - $685,000
906 Trumpeter Court - $500,000
2260 Nottingham Drive - $350,000
221 Victory Way - $575,000
06-26-26 [3 Bdrms - 1128 SqFt - 1890 YrBlt], Previous Sale: 01-04-22, $550,000 06-25-26 [4 Bdrms - 1874 SqFt - 1973 YrBlt] 06-26-26 [2 Bdrms - 1201 SqFt - 1999 YrBlt], Previous Sale: 04-02-14, $475,000 06-25-26 [4 Bdrms - 1919 SqFt - 1981 YrBlt], Previous Sale: 04-03-26, $650,000
799 Oxford Way - $988,000
06-26-26 [4 Bdrms - 2649 SqFt - 1988 YrBlt]
DIXON TOTAL SALES: 5 LOWEST AMOUNT: $377,500 HIGHEST AMOUNT: $805,500 MEDIAN AMOUNT: $480,000 AVERAGE AMOUNT: $556,800
600 West C Street - $475,000
06-24-26 [2 Bdrms - 946 SqFt - 1951 YrBlt], Previous Sale: 03-02-22, $454,500
770 Collier Drive - $805,500
06-25-26 [4 Bdrms - 2936 SqFt - 1989 YrBlt], Previous Sale: 03-06-13, $525,000 06-22-26 [4 Bdrms - 3169 SqFt - 1981 YrBlt], Previous Sale: 01-24-01, $360,000 06-26-26 [3 Bdrms - 1305 SqFt - 1988 YrBlt], Previous Sale: 04-21-08, $295,000 06-23-26 [3 Bdrms - 1725 SqFt - 2009 YrBlt], Previous Sale: 08-17-22, $525,000 06-23-26 [4 Bdrms - 1968 SqFt - 1988 YrBlt], Previous Sale: 10-26-17, $528,000 06-23-26 [3 Bdrms - 1222 SqFt - 1965 YrBlt]
4999 Orinda Way - $631,000
06-26-26 [3 Bdrms - 1305 SqFt - 1988 YrBlt], Previous Sale: 05-07-19, $467,000
3105 Pebble Beach Circle - $1,100,000 06-26-26 [5 Bdrms - 3292 SqFt - 2006 YrBlt], Previous Sale: 01-23-13, $506,000
4540 Saint Andrews Court $1,050,000
06-26-26 [3 Bdrms - 2690 SqFt - 1987 YrBlt], Previous Sale: 10-28-05, $1,200,000
3025 Burnette Street - $405,000
06-23-26 [4 Bdrms - 1952 SqFt - 1992 YrBlt], Previous Sale: 00/1991, $177,500
420 Gillcrest Avenue - $575,000
06-24-26 [3 Bdrms - 1192 SqFt - 1978 YrBlt], Previous Sale: 11-05-21, $490,000
433 Glenn Street - $415,500
06-26-26 [3 Bdrms - 1761 SqFt - 2005 YrBlt], Previous Sale: 10-13-05, $507,190
1405 Illinois Street - $390,000
VACAVILLE TOTAL SALES: 12 LOWEST AMOUNT: $465,000 HIGHEST AMOUNT: $1,125,000 MEDIAN AMOUNT: $572,000 AVERAGE AMOUNT: $628,333
833 Cosmos Drive - $600,000
2051 Barbour Drive - $350,000
06-26-26 [3 Bdrms - 1466 SqFt - 1972 YrBlt], Previous Sale: 09-10-09, $170,000
1402 Canterbury Drive - $565,000
06-23-26 [5 Bdrms - 1372 SqFt - 1966 YrBlt], Previous Sale: 10-24-17, $412,000
1106 Charter Lane - $620,000
06-25-26 [3 Bdrms - 1967 SqFt - 1988 YrBlt]
643 Citrine Circle - $715,000
06-26-26 [4 Bdrms - 2093 SqFt - 2013
225 Lighthouse Drive - $177,000
06-23-26 [1 Bdrms - 718 SqFt - 1988 YrBlt], Previous Sale: 10-25-18, $184,000
237 Lighthouse Drive - $220,000
06-24-26 [2 Bdrms - 918 SqFt - 1988 YrBlt], Previous Sale: 07-19-23, $305,000
133 Missouri Street - $366,000
06-26-26 [6 Bdrms - 3162 SqFt - 1999 YrBlt], Previous Sale: 09-09-10, $335,000
225 Steffan Street - $455,000
385 Gabiano Court - $504,000
TOTAL SALES: 20 LOWEST AMOUNT: $180,000 HIGHEST AMOUNT: $1,165,000 MEDIAN AMOUNT: $582,500 AVERAGE AMOUNT: $598,500
06-23-26 [3 Bdrms - 1175 SqFt - 1956 YrBlt]
06-26-26 [2 Bdrms - 1124 SqFt - 1974 YrBlt], Previous Sale: 12-07-23, $410,000
99 Villa Circle - $230,000
06-23-26 [2 Bdrms - 884 SqFt - 1971 YrBlt], Previous Sale: 03-05-26, $95,000
1011 Keats Drive - $520,000
1201 Magazine Street - $380,000
301 East Tennessee Street - $180,000
FAIRFIELD
06-23-26 [3 Bdrms - 1537 SqFt - 1951 YrBlt]
06-22-26 [4 Bdrms - 2825 SqFt - 2016 YrBlt], Previous Sale: 03-11-20, $830,000
943 Fallsgrove Way - $775,000
06-26-26 [3 Bdrms - 1073 SqFt - 1952 YrBlt]
06-26-26 [2 Bdrms - 916 SqFt - 1939 YrBlt]
46 Los Cerritos Drive - $919,500
225 Fairoaks Drive - $465,000
06-26-26 [3 Bdrms - 101 SqFt - 2022 YrBlt], Previous Sale: 10-26-22, $622,000
06-22-26 [3 Bdrms - 1499 SqFt - 1956 YrBlt], Previous Sale: 09-08-17, $110,000
06-23-26 [3 Bdrms - 1268 SqFt - 1956 YrBlt], Previous Sale: 09-22-17, $425,000
1934 Summit Drive - $670,000
2130 Lark Way - $480,000
06-26-26 [2 Bdrms - 871 SqFt - 1941 YrBlt]
297 Lighthouse Drive - $270,000
06-24-26 [3 Bdrms - 144 SqFt - 2022 YrBlt], Previous Sale: 10-11-22, $511,000
06-24-26 [4 Bdrms - 2041 SqFt - 1990 YrBlt], Previous Sale: 00/1991, $220,000
06-22-26 [4 Bdrms - 1863 SqFt - 1995 YrBlt], Previous Sale: 08-13-20, $613,000
06-23-26 [3 Bdrms - 1570 SqFt - 2022 YrBlt], Previous Sale: 06-01-22, $634,000
213 Stephen Street - $450,000
425 Farmhouse Lane - $646,000
TOTAL SALES: 18 LOWEST AMOUNT: $177,000 HIGHEST AMOUNT: $919,500 MEDIAN AMOUNT: $410,250 AVERAGE AMOUNT: $460,028
06-25-26 [2 Bdrms - 1130 SqFt - 1983 YrBlt]
06-24-26 [4 Bdrms - 1386 SqFt - 1980 YrBlt], Previous Sale: 04-20-00, $162,000
06-23-26 [3 Bdrms - 1014 SqFt - 1959 YrBlt], Previous Sale: 04-22-09, $90,000
VALLEJO
126 Barington Drive - $725,000
3318 Shenandoah Court - $590,000
640 East Creekside Circle - $377,500
06-26-26 [4 Bdrms - 2362 SqFt - 2001 YrBlt], Previous Sale: 04-10-18, $540,000
06-25-26 [4 Bdrms - 1544 SqFt - 1982 YrBlt]
06-26-26 [3 Bdrms - 2151 SqFt - 2001 YrBlt], Previous Sale: 06-09-23, $725,000
06-22-26 [3 Bdrms - 1378 SqFt - 1997 YrBlt], Previous Sale: 07-06-20, $486,000
291 Woodcrest Drive - $735,000
530 Cottonwood Street - $575,000 726 Elderberry Loop - $1,125,000
06-26-26 [3 Bdrms - 1211 SqFt - 2010 YrBlt], Previous Sale: 04-22-25, $515,000
06-24-26 [3 Bdrms - 1058 SqFt - 1988 YrBlt], Previous Sale: 05-19-17, $215,000 06-22-26 [3 Bdrms - 1157 SqFt - 1955 YrBlt], Previous Sale: 11-21-11, $131,000 06-25-26 [3 Bdrms - 1622 SqFt - 1942 YrBlt], Previous Sale: 06-04-10, $125,000 06-22-26 [2 Bdrms - 638 SqFt - 1934 YrBlt], Previous Sale: 02-12-20, $250,000 06-25-26 [2 Bdrms - 900 SqFt - 1941 YrBlt], Previous Sale: 07-13-12, $104,000
1005 Poplar Road - $550,000
4193 Summer Gate Avenue $805,000
155 Richard Place - $569,000
1810 Sutter Street - $350,000
231 Roundhill Court - $568,000
2015 Tennessee Street - $350,000
06-25-26 [2 Bdrms - 1579 SqFt - 2018 YrBlt], Previous Sale: 11-09-18, $436,000
319 Trellis Lane - $499,000
930 Valle Vista Avenue - $467,500
06-25-26 [2 Bdrms - 1139 SqFt - 2001 YrBlt], Previous Sale: 05-11-05, $305,000
543 Vega Way - $575,000
1048 Western Avenue - $490,000
RIO VISTA TOTAL SALES: 3 LOWEST AMOUNT: $225,000 HIGHEST AMOUNT: $490,000 MEDIAN AMOUNT: $440,000 AVERAGE AMOUNT: $385,000
590 Belvedere Drive - $440,000
676 Turnberry Terrace - $225,000 618 Virginia Drive - $490,000
06-26-26 [3 Bdrms - 1276 SqFt - 1971 YrBlt] 06-25-26 [4 Bdrms - 1512 SqFt - 1975 YrBlt] 06-23-26 [3 Bdrms - 2039 SqFt - 2001 YrBlt], Previous Sale: 01-18-12, $203,000 06-24-26 [2 Bdrms - 1323 SqFt - 1997 YrBlt], Previous Sale: 12-17-20, $325,000 06-22-26 [3 Bdrms - 1697 SqFt - 2020 YrBlt]
06-26-26 [5 Bdrms - 2366 SqFt - 2003 YrBlt], Previous Sale: 09-15-03, $415,416 06-25-26 [2 Bdrms - 824 SqFt - 1912 YrBlt], Previous Sale: 05-31-16, $225,000 06-25-26 [4 Bdrms - 1797 SqFt - 1938 YrBlt], Previous Sale: 10-05-12, $148,500 06-26-26 [3 Bdrms - 1280 SqFt - 1949 YrBlt] 06-22-26 [3 Bdrms - 1000 SqFt - 1949 YrBlt], Previous Sale: 03-30-23, $515,000
Jones From Page 2 Specifically, your brother has a financial interest to keep the entire house while you and your other two siblings have the opposite financial interest. But he has the recorded deed on his side. It would help if you could find anybody who doesn’t have a financial interest who could testify that dad intended the home to go to all four of you. Perhaps a personal friend or two of his. Did he have a family lawyer he might have talked to? Someone must have prepared the deed. Can you find out who that was and what your dad might have told him? That type of research is the only way you’re going to be able to dig up enough evidence to go after your brother. Tim Jones, Esq., is a real estate attorney in Fairfield. If you have any real estate questions you would like to have answered in this column, you can send an email to AllThingsRealEstate@ TJones-Law.com.
Porter From Page 3 instant equity. My daughter and I got a DU approval last week with the value acceptance plus property data findings but then confirmed that the California Housing Finance Agency requires a full appraisal regardless of findings. I am trying to find out now what will happen when the photographer takes a picture of something like a kitchen with no appliances or rooms without flooring. More to come on this subject. Jim Porter, NMLS No. 276412, is the branch manager and senior loan adviser of Solano Mortgage, NMLS No. 1515497, a division of American Pacific Mortgage Corporation, NMLS No. 1850, licensed in California by the Department of Financial Protection and Innovation under the CRMLA / Equal Housing Opportunity. Jim can be reached at 707-449-4777.
McNAUGHTON MEDIA — Friday, August 28, 2026 5
Why no-closing-cost refinancing doesn’t mean no costs LINDA BELL
A
BANKR ATE.COM
s the saying goes, nothing in life is free. Despite the name, you don’t escape the 2% to 5% cost of refinancing a mortgage with a no-closing-cost refinance. While you don’t have to pay the costs upfront, your lender just moves those costs elsewhere: a higher interest rate, a higher loan balance or both. For many homeowners, the real question is, “Will avoiding these out-of-pocket fees quietly cost me more?” In many cases, the answer is yes. Here’s how no-closing-cost refinances work, what they actually cost and how to decide whether the tradeoff makes financial sense for you.
What is a no-closingcost refinance? There’s no version of a no-closing-cost refinance where the cost actually disappears. The phrase describes how the fees are presented, not whether they exist. The cost to refinance a mortgage is typically 2% to 5% of your new loan amount. With a $300,000 loan, that adds up to $6,000 to $15,000. While you may not have written a check for them at closing, you’re still on the hook for those fees. They typically move to one of two places: •Your new loan balance: Rolling the closing costs into the loan increases the amount you borrow and the interest you’ll pay over time. •Your interest rate: The lender may charge you a higher rate in exchange for covering your closing costs, and recovers those costs through your monthly payments over time. Either way, you’re still paying the closing costs. The only choice you’re making is whether to pay today in cash or spread it out over the life of the loan and pay interest on them.
But that doesn’t mean a no-cost refinance is always a bad choice. If you don’t expect to keep the loan for long, paying thousands of dollars upfront may never pay for itself before you sell or refinance again. Understanding your break-even point and considering your long-term plans are key to deciding whether this option makes sense for you. Higher refinancing costs are especially relevant at a time when most homeowners are already overpaying without knowing it. Bankrate’s Hidden Homeownership Tax research, which analyzed 3.2 million 2025 mortgage originations, found that 78.7% of refinance borrowers paid above the most competitive rate available to them. That overpayment averaged $2,462 per year (or $205 per month), total-
ing more than $78,000 in excess costs over the life of the loan.
Average closing costs when refinancing your mortgage Refinancing costs less than buying a home, but it’s rarely cheap. Lodestar’s 2025 refinance closing cost data, released in June 2026, puts the national average cost of refinancing at $2,207. However, that figure can vary widely depending on your state, loan size and property details. In New York, for example, the average cost is over $10,000. Unfortunately, most of these costs aren’t avoidable: •Loan origination fee: What your lender charges to process See Closing, Page 14
Your Home. Your Equity. Your Freedom.
ADOBE STOCK
Despite the name, you don’t escape the 2% to 5% cost of refinancing a mortgage with a no-closing-cost refinance.
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Enjoy the retirement you’ve worked for without leaving the home you love.
A Division of American Pacific Mortgage Corporation MLS 1850
785 Alamo Drive, Ste. 120, Vacaville
707-449-4777 CALL US TO SCHEDULE YOUR FREE, NO-OBLIGATION CONSULTATION
We are local experts here to serve you. Solano Mortgage NMLS # 1515497 is a division of American Pacific Mortgage Corporation NMLS #1850 is licensed in California by the Dept. of Financial Protection and Innovation under the CRMLA © 2024 American Pacific Mortgage Corporation DRE #0121593 For informational purposes only. This is not an offer to extend credit or a commitment to lend. All loans subject to underwriting approval. Some products may not be available in all states and restrictions may apply. Equal Housing Opportunity.
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ReneeNeuman.com
8 Friday, August 28, 2026 — McNAUGHTON MEDIA
McNAUGHTON MEDIA — Friday, August 28, 2026 9
10 Friday, August 28, 2026 — McNAUGHTON MEDIA
ON GARDENING
Superlophus Sunglow stuns in containers, landscapes
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humorous response, erfect Score, Director’s remember what the Select, Best of scientific commuthe Best and Leader nity once told me: of the Pack are just Taxonomists have a few of the awards to eat too! for Superlophus. Superlophus I’m also reasonSunglow oenothera Norman ably sure you are has so much going Winter thinking: What is for it besides being a Superlophus? tough and standing Superlophus Sunglow is up to triple digits. It reaches the official name botanically up to 24 inches tall with known as an Oenothera an equal spread. The flowcommonly called Texas er’s shade of yellow brings primrose. That’s right: This cheer and happiness and golden yellow flower that pollinators love them. The is a non-stop bloomer and foliage is a terrific texture tough-as-nails is a native addition, looking like fine selection and winner of grass. It does not attract the 15 awards from Canada to “Bambi Brigade.” Mississippi. A great plant can survive Like a forensic files name changes and Superinvestigation, Superlolophus Sunglow oenothera phus Sunglow has one more was dazzling at plant trials botanical mystery as its thanks to its contribution to former name was Ladya new recipe called Seaside bird Sunglow Calylophus. If Carmel. I think it would you look up both the botanhave been fun if it had been ical and common name, it called “Caramel By the will seem as if some plant Sea,” but I digress. This war has been going on. In a recipe also features Super-
YOUR RENTAL EXPERTS!
A new recipe called Seaside Carmel offers the home dazzling color featuring Superlophus Sunglow Texas primrose, Superbells Blackcurr ant Punch calibrachoa and Luscious Basket Tangeglow lantana. bells Blackcurrant Punch calibrachoa and Luscious Basket Tangeglow lantana. There is another similar recipe that gives you options if you are creating See Winter, Page 12
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Superlophus Sunglow Texas primrose oenothera has won awards from Canada to Mississippi. It offers the garden a cheerful color, fine texture and tough as nails perseverance.
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McNAUGHTON MEDIA — Friday, August 28, 2026 11
REAL ESTATE
*DOOHU\
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12 Friday, August 28, 2026 — McNAUGHTON MEDIA
Buyers
Winter
From Page 2
From Page 10
credit check and information they provide, such as income data. Once that information is provided, prospective buyers may obtain a preapproval if a lender deems them creditworthy. A preapproval is important because it shows sellers that a buyer has the credit and financial backing necessary to follow through on an offer. Many sellers ask if bidders are preapproved because the preapproval facilitates a quicker sale.
the mixed containers on your own. It is called Goldfish and features of course the star of this column: Superlophus Sunglow Texas primrose, Luscious Basket Tangeglow lantana but differs with the addition of Superbells Coralina calibrachoa. Susan Middleton Turner, who has shared her photos of Supertunia Mini Vista Indigo and Supertunia Mini Vista Pink Cloud petunias has done it once again, but this time with the Superlophus Sunglow Texas primrose oenothera. In banister baskets on the front side of the home, she created living bouquets with Superlophus Sunglow and Cora Vinca. The yellow of the Superlophus Sunglow stands out in dramatic contrast with dozens of other flowers in planters like Supertunia Vista Fuchsia petunias, Surefire Cascade Red begonias, Diamond Frost euphorbia and hanging baskets of ColorBlaze Mini Me Chartreuse coleus. Just off to the side, Susan demonstrated the ability of the Superlophus Sunglow to stand alone in a monoculturetype planting. The large basket
Increase your earnest money offer if you’re truly committed to buying a particular home Fulton Bank advises buyers to offer more earnest money, which is akin to a good faith deposit toward the purchase of a home. A typical earnest money deposit may be somewhere between 1% and 3% of the purchase price, but an earnest money offer of 5% may indicate to sellers that you’re a committed buyer. But Fulton Bank notes that buyers who rescind their offers may or may not have their earnest money offer refunded.
Hicks From Page 6 an unexpected breakdown. While you’re inspecting your plumbing, take a few minutes to locate your home’s main water shutoff valve. In the event of a burst pipe or major leak, knowing how to quickly shut off your home’s water supply can
METRO
Speak to your agent or Realtor about including an escalation clause It’s always best that buyers work with a real estate agent or Realtor when looking for a home. When you find a property that interests you in a competitive market, discuss with your real estate representative if an escalation clause might boost the chances that your offer is accepted. Rocket Mortgage notes that an escalation clause is part of a real estate contract significantly limit damage and save valuable time while you wait for a professional. Finally, remember that not every plumbing issue has obvious warning signs. If you notice a sudden increase in your water bill, hear water running when fixtures aren’t in use or experience recurring plumbing problems, it’s worth having a licensed plumber investigate before a minor issue becomes a much larger repair.
that indicates a buyer is willing to automatically raise their offer on a home if the seller receives a higher offer. The escalation clause indicates the most a buyer is willing to offer. The inclusion of an escalation clause is a big decision, which is why it can be so helpful to speak with your representative before deciding for or against including one in your offer. It can be hard to compete in the real estate market. But there is much buyers can do to increase the chances their offers are accepted. A little preventative maintenance now can go a long way toward protecting your home. By taking care of small plumbing issues before fall, homeowners can avoid costly surprises, conserve water and head into the next season with greater peace of mind. Tweet your home care questions with #AskingAngi and we’ll try to answer them in a future column.
hanging downward looked like a giant globe of yellow flowers. While the Superlophus Sunglow Texas primrose is a treasured annual, gardeners in zones 8a to 10b may enjoy them as a perennial. They perform great in containers where well-drained soil is the norm. Landscape beds with good drainage will likewise yield the green thumb. For containers an application of controlled-release fertilizer at time of planting and replicated when plants look tired can be expected. If plants get leggy and open, use a sharp pair of scissors or shears to remove up to onethird of the plant’s volume. This would be a good time to apply water-soluble plant food. The plant food and trimming will stimulate growth and bloom within one to two weeks. Superlophus Sunglow Texas primrose is a winner from Mississippi to Canada and will win for you. Start sourcing now to be ready to create Proven Winners recipes or your own “Caramel by the Sea.” Norman Winter is a horticulturist, garden speaker and author. Follow him on Facebook @ NormanWinterTheGardenGuy. He receives complimentary plants to review from the companies he covers.
Susan Middleton Turner in Miller County, Georgia, created a festive front entry appearance using banister baskets featuring Superlophus Sunglow Texas primrose and Cora Vinca surrounded by other colorful containers. NORMAN WINTER/ TNS
McNAUGHTON MEDIA — Friday, August 28, 2026 13
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14 Friday, August 28, 2026 — McNAUGHTON MEDIA
Closing From Page 5 and underwrite your new loan – typically one of your highest costs. Some lenders discount this fee or charge a flat administrative fee for existing customers. •Credit check fee: The cost of pulling your credit report, passed on to you. •Appraisal fee: Most refinances require a new home appraisal to confirm your home’s value, and you’re usually the one paying for it. •Title insurance: Even in a refinance, lenders still require this coverage to protect against mistakes or issues in property records. •Prepaid taxes: Depending on timing and your escrow account (the lender-held fund that pays your property taxes and insurance), you may need to prepay part of the year’s property taxes at closing. •Discount points: An optional upfront fee to lower your interest rate. It raises your closing costs to lower your monthly payment. You typically pay less to refinance than to buy, since you’re not covering a new title search, prepaid homeowners insurance or a settlement attorney. Plus, you’re only refinancing your remaining mortgage balance rather than the full purchase price.
Is a no-closing-cost refinance right for you? Roughly 70% of homeowners with a mortgage have a rate below 5%, while current refinance rates are more expensive, above 6%. That gap means a traditional refinance doesn’t make financial sense for most homeowners right now, no matter how the closing costs are structured. But if you bought or refinanced between 2022 and 2025, you’re the exception. Bankrate’s Hidden Homeownership Tax research found that 87% of borrowers in that period paid more than the most competitive rate available
Roll it into your balance or take a higher rate? Two refinance offers that look nearly identical can have very different longterm outcomes. Here’s how a $400,000, 30-year refinance with $16,000 in closing costs plays out in three different ways: Option Loan amount
Interest rate
Cash due at closing
Monthly payment
Total cost of loan
Pay closing costs upfront $400,000 6.75% $16,000 $2,594 $933,981 Roll closing costs into the loan $416,000 6.75% $0 $2,698 $971,341 Take a higher rate $400,000 7.00% $0 $2,661 $958,036 Paying upfront saves the most over 30 years: $37,360 versus rolling costs into your balance, and $24,055 versus taking the higher rate. But that’s only true if you keep the loan that long. If you’ll move or refinance again before then, the “no-cost” option that looks more expensive on paper can actually cost you less in practice.
to them. If your current rate is above 7%, run the numbers on a refinance today – you’re the most likely candidate to benefit.
Compare today’s refinance rates The average homeowner leaves thousands on the table by not comparing rates. Compare refinance offers and see what you could actually save before you commit. Once you’ve decided to refinance, the no-closing-cost question comes down to one consideration: how long you’ll keep the loan relative to your breakeven point, or the amount of time it takes for what you save by paying upfront to outweigh the cash you paid at closing. That point is specific to your loan amount, your closing costs and the rate gap between your options, so it’s worth calculating your break-even point. •If you’ll keep the loan long enough to clear that breakeven point, pay the closing costs upfront. You’ll come out ahead over the life of the loan. •If you expect to sell or refinance again before you’d break even, a no-closing-cost structure could actually cost you less, because you’ll never reach the point where paying upfront would have paid off. •If you’re not sure how long you’ll stay, run the math against your most conservative timeline. It’s a safer bar to clear before assuming upfront payment wins. The decision to refinance
and the decision to pay closing costs upfront are separate. If your mortgage rate is well above today’s average, you can benefit from refinancing and still come out ahead letting the lender absorb the closing costs, if you don’t expect to keep the loan long enough to break even.
Pros and cons of a noclosing-cost refinance Pros •No upfront payment: You don’t need thousands of dollars in cash to refinance, which makes it more accessible if your savings are limited. •No waiting to break even: Since you don’t pay anything at closing, there’s no upfront cost to recoup – unlike paying costs upfront, where it can take a few years to come out ahead. •Preserve your emergency fund: You keep cash on hand for repairs or unplanned expenses instead of spending it at closing. •Cheaper if you’re moving soon: If you plan to sell within a few years, you’ll likely pay less overall than someone who pays closing costs upfront, since you’ll never reach the break-even point. Cons •Higher interest rate: If a lender covers your costs by raising your rate, that works against the reason you might have refinanced in the first place: to get a better rate. •You could pay more over time: Skipping closing costs may help your budget today, but the trade-off is often a bigger loan or
higher rate that increases how much interest you pay over the life of the mortgage. •Risk of triggering mortgage insurance: Rolling closing costs into your new mortgage could also affect your loan-to-value (LTV) ratio, the share of your home’s value you still owe. If that pushes your ratio above 80%, you may have to pay mortgage insurance in addition to your new payment. •Costs more long-term:Past the break-even point, paying upfront is cheaper.
How to get the best noclosing-cost refinance deal A no-closing-cost refinance can lower what you pay today, but it doesn’t guarantee you’re getting the best deal. Bankrate’s Hidden Homeownership Tax research found that 78.7% of refinance borrowers in 2025 paid above the most competitive rate available to them – proof that the biggest savings usually come from shopping, not from how the closing costs are structured. •Compare rates and get multiple quotes: Get quotes from at least three lenders. Refinance rates, fees and terms vary even for borrowers with identical credit and income, and you could be leaving money on the table by not comparing. Look at the APR – the annual percentage rate, which folds in many of the loan’s costs – rather than the advertised rate alone. •Improve your credit score: Check your score before you apply. If it’s below 620, you’ll likely struggle to qualify for a conventional refinance. If it’s below 740, expect a rate above
today’s advertised average – the best pricing is reserved for borrowers at or above that threshold. If your score is low, working to improve it before you apply will save you money on your mortgage in the long run. •Choose your loan term: A shorter term gets you a lower rate and less total interest, but a higher monthly payment. A longer term lowers your monthly payment but costs more in total interest. •Lock in your rate: Once you accept an offer, ask about locking your rate. A rate lock protects you from an increase in interest rates between now and closing.
Bottom line “No-closing-cost” doesn’t mean cost-free – it means the fee moved into your rate or your balance instead of your closing bill. Whether that trade is worth it depends on how long you’ll keep the loan. Run the numbers using Bankrate’s mortgage refinance calculator to see your potential savings and long-term costs.
Key takeaways •There’s no such thing as a mortgage refinance without closing costs. Your lender either raises your interest rate or adds the cost to your loan balance – the fee doesn’t disappear; it moves. •Skipping upfront costs can save you money at closing, but it usually costs more over the life of the loan. •If you expect to stay in your home for more than a decade, pay the closing costs upfront. If you’re likely to move or refinance again soon, a no-closing-cost option may cost you less overall.
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McNAUGHTON MEDIA — Friday, August 28, 2026 15
Solano County Listings: Homes, land for sale PRICE
ADDRESS
Price $430,000 $765,000 $539,000 $890,000 $449,900 $540,000 $599,500 $622,999 $685,000 $690,000 $699,950 $815,000 $1,857,000 $2,195,000 $2,695,000 $865,000 $510,000 $665,000 $729,000 $595,000 $589,000 $672,500 $340,000 $235,000 $359,000 $470,000 $479,000 $515,000 $540,000 $565,000 $569,900 $585,000 $585,000 $649,000
Address City 1841 Shirley Drive Benicia 1133 Decatur Ct Davis 1610 W H Street Dixon 1430 Roosevelt Street Dixon 1500 Harrison Street Fairfield 2714 Tribeca Place Fairfield 509 Clearwater Oak Court Fairfield 2351 Hanson Dr Fairfield 1328 Horizon Cir Fairfield 3045 Balance Cir Fairfield 3257 Mustang Circle Fairfield 556 Yarrow Ct Fairfield 5304 Ravenridge Place Fairfield 23 Country Club Drive Fairfield 1783 Green Acres Lane Fairfield 2456 Claret Street Napa 165 Country Club Ln Napa 828 Laguna St Napa 1763 E St Napa 1000 Worley Road Suisun City 1416 Trainor Ct Suisun City 305 Mayfield Cir Suisun City 643 Beelard Dr Vacaviile 1801 Marshall Rd #506 Vacaville 723 Beelard Drive Vacaville 266 Fairview Drive Vacaville 1109 Syracuse Cir Vacaville 1913 Southwood Drive Vacaville 432 S Orchard Avenue Vacaville 387 Colonial Cir Vacaville 137 Barbera Court Vacaville 240 N West St Vacaville 701 Oak Brook Drive Vacaville 226 N Alamo Drive Vacaville
CITY
BEDS
BA (F/H) SQ. FT.
LOT/AC MLS #
PRICE
ADDRESS
CITY
BEDS
BA (F/H) SQ. FT.
LOT/AC MLS #
Beds 2 5 3 4 4 3 3 4 4 4 4 4 4 4 5 3 3 3 2 4 4 4 2 1 4 3 3 3 3 4 3 3 3 4
Ba (F/H) Sq. Ft. 2/0 873 2 1,615 2/0 1328 3/0 3110 2/0 1425 2/1 1890 2/0 1328 3 2,214 3 2,578 3 2,065 2/1 2253 3 1,860 4/0 4972 4/0 3806 5/1 7065 2/0 1447 2 900 2 1,374 1 957 2/0 1984 3 1,952 3 2,574 2 1,044 1 714 2/1 1552 2/0 1318 2 1,370 2/0 1345 2/0 1329 2 1,257 2/1 1791 2 1,635 2/0 1478 2/0 1795
Lot/Ac 858 0.1607 7,135 8,568 5,663 1,638 4,251 0.0728 0.0806 0.1043 10,023 0.1716 13,521 18,731 94,961 6,582 0.2336 0.14 0.1751 6,970 0.1244 0.1637 0.0300 0.0161 1,306 5,663 0.06 5,663 6,098 0.13 3,022 0.12 6,094 9,583
$649,999 $675,000 $695,000 $700,000 $769,900 $550,000 $779,000 $465,000 $590,000 $625,000 $518,000 $674,900 $714,000
206 Millbrook Way 7018 Westminster Ct 745 Broadfork Circle 419 Iverness Way 413 Crownpointe Cir 101 Barbera Ct 312 Hibiscus St 168 Fairmont Avenue 279 Clearpointe Circle 873 Knights Circle 1165 Chapman St 1009 Hillview Ln 1108 Hiramatsu Ln
Vacaville Vacaville Vacaville Vacaville Vacaville Vacaville Vacaville Vallejo Vallejo Vallejo Winters Winters Winters
3 3 4 4 5 3 4 2 4 3 4 4 4
2 3 2/0 3 3 3 3 1/0 2/1 2/1 2 3 3
0.21 0.1104 7,540 0.1943 0.17 0.0827 0.0918 6,098 8,686 4,822 0.1180 0.1587 0.1372
MLS# 326047214 226085832 326070671 326038535 326013761 326053371 326052007 326031631 326043108 325089067 326059972 326045422 326002990 326048204 326002065 326069007 326047836 325099692 325099689 326035461 326071761 326016867 326070054 326062143 326060119 326063807 326041034 326048902 326037241 326037138 326064042 326062666 326012658 326066543
1,851 1,809 1779 1,993 2,452 1,631 2,501 647 2761 1236 1,438 2,360 2,320
326060086 326064226 326012658 326068076 326048797 326069806 326062165 326066821 326047099 326028528 226093084 226090397 226071646
LOTS & LAND
PRICE
$1,327,000 $80,000 $110,000 $185,000 $299,000 $550,000 $975,000
ADDRESS
CITY
8362 Auction Ln 224 Jasmine Ct 1109 Headlands Dr 6674 State Highway 128 2030 Pinecrest Court Liberty Ln 58 Cernon St
Dixon Napa Napa Napa Vacaville Vacaville Vacaville
ADDRESS
CITY
MOBILE / FLOATING
PRICE
LOT/AC
2.16 12066 0.34 20.04 0.55 25.44 1.01
SUB TYPE SQ. FT.
Comm 94,090 Res 12,064 Res 14,810 AG/RES 872,942 RESL Res 1,108,166 Comm 43,996
UNITS/BEDS
SQ. FT.
$165,000 $195,500 $180,000
1597 Alamo Dr Vacaville 191 Lemon Tree Cir Vacaville 1740 Broadway Street, #39 Vallejo
2/2 1344 2/2 1440 2
PRICE
ADDRESS
TYPE
MLS#
322014651 326011416 326021197 326039942 326019347 326049023 32603359 MLS #
326071449 326036532 326041256
COMMERCIAL CITY
$295,000 424 Davis St Vacaville MIXU $1,500,000 34 Califonria Street Vallejo $600,000 3450-015000 W. Grant Ave Winters MIXU
MLS #
326071020 326053189 226061079
Outdoor structures offer aesthetic appeal and protection
L
METRO
ife on Earth wouldn’t exist without the sun. The sun is essential for plant growth and keeps temperatures warm enough to sustain life. Although people covet spending time in the sun, particularly after a dark, cold winter, it’s important to realize that the sun needs to be enjoyed in moderation. The Skin Cancer Foundation reports one in five Americans will develop skin cancer in their lifetimes, and more than 90% of melanoma cases are attributable to UV exposure. The National Cancer Institute says more than 33,000 sunburns require emer-
gency room visits, and these affect people from all racial and ethnic groups. Sun exposure damages skin and also can prematurely age outdoor fabrics and furniture. Spending time in direct sunlight also can make outdoor activities hot and uncomfortable for guests. Each of these variables make some sort of shelter an asset to a backyard living design. Shelters come in different types, and these are some of the more popular.
Screened-in porches Turning a deck or a patio into a protected room may be accom-
plished by converting the space into a screened-in porch. By installing vertical screens and a roof or overhang, everyone is protected from the sun and insects. Retailers also sell freestanding screened-in structures that can be left up for the season and then dismantled and stored for the winter.
Pergola A pergola has vertical columns upon which sits a slatted roof. A pergola can be designed to cover an entire deck or small enough to create a slightly sheltered spot in a nook of the yard. While a pergola doesn’t keep out rain, the
slatted roof is enough to filter out sunlight to make the area underneath more comfortable.
Arbor While they seem similar, an arbor is not the same thing as a pergola. An arbor is designed with sides formed from lattice and often has an arched top, says Penn Dutch Structures. Arbors add shade and a decorative element typically to designate the entry point into a backyard or garden.
Gazebo A gazebo is a roofed, freestand-
ing structure that is typically round, hexagonal or octagonal in shape. It is used for shade, relaxation, and often serves as a decorative element in an outdoor space. Gazebos often become the centerpiece in a yard.
Pavillion A pavillion is like a gazebo, only it doesn’t have enclosed walls, nor a built-in floor. Pavillions commonly are attached to decks, paver patios and concrete bases. Most pavillions are styled as long and rectangular, serving mainly to provide a covered area for a patio or seating area.
16 Friday, August 28, 2026 — McNAUGHTON MEDIA
DAVIS REAL ESTATE TODAY: A FACT-BASED MARKET UPDATE.
The structural dynamics of the Davis housing market are experiencing a shift. Local transaction volume typically averages around 35 closed sales per month*. Active inventory has increased to 115 homes, introducing a rare window of buyer choice. This represents a nearly 4-month supply of inventory and thus a more balanced market (neither buyer nor sellers' market). *2025: 34.25, 2024: 28.42, 2023: 29.50, 2022: 35.42, 2021: 44.17
For local buyers navigating mortgage rates in the mid-to-high 6% range, this inventory increase removes the historical pressure of immediate multi-offer bidding wars. House hunters now have the necessary time to conduct thorough inspections, compare local neighborhoods, and negotiate realistic terms. For sellers, this competitive landscape means success depends entirely on accurate, data-driven pricing and exceptional property presentation rather than relying on past market momentum. Let’s turn today’s market into your advantage.
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