ALL THINGS REAL ESTATE
Realities of leases and evictions
Q: My landlord sold the condo I’m renting and the new owner wants me out. My problem is when I moved in I sent in a two-year lease to the landlord, but she never gave me a copy of the lease, even after I have asked her several times. I have texted her several times, but she won’t give me a copy of the lease. She’s trying to tell me I only signed a six-month lease and that now it’s monthto-month. She also would not repair anything in the apart ment so I took it upon myself and had to put a new toilet seat in. I told her 10 days ahead of time to do it or I’d have it fixed. She didn’t do it, so I fixed it myself and deducted $34 from rent. Now they’re telling me that because I didn’t pay the rent in full that I’m being evicted. I also have a shower with the ceiling falling down. How can I prove that I signed a two-year lease? My girlfriend was with me and we both signed it. Should I get a lawyer?
A: You have a bunch of different questions wrapped up in your email, so let’s sort it out. Clearly the biggest issue is the length of your lease and whether you can prove you have a two-year lease. On top of that you’re out $34 for a new toilet seat and you have a problem in the shower with the ceiling caving in.
Regarding the length of your lease, in California leases of one year or more are required to be in writing and signed by the parties. That’s a simple concept, but like most things legal there are exceptions.
When it comes to landlord/ tenant law, the tenant gets all of the assumptions in his favor. In other words, landlords pretty
much have to prove their case
landlord has to affirmatively be able to defend himself against a
practical reality since the legal
matters and the goal of the state
some evidence to prove the twoyear lease.
Since both you and your girlfriend can testify you signed a two-year lease and mailed it back to the landlord, you have a good place to start. Of course, the problem is whether a judge will believe you’re telling the truth and/or whether you were mistaken regarding the terms of the lease.
However, whether six months or two years, it sounds like there’s a written lease in the possession of your old landlord. If the landlord sues to evict you, they are going to have to produce the lease in court. If you’re right, then the landlord is going to walk in with a two-year lease and look really stupid. If you’re wrong, you’ll get evicted. Regarding the toilet seat and shower; those are different questions. There are only limited
Tim Jones
I have encouraged people over the years to use tax-advantaged opportunities that exist for kids.
First-time homebuyers face hurdles despite gradual improvement
TIM HENDERSON STATELINE.ORG
The idea started with a sermon Micah Longmire heard at his Presbyterian church in Ogden, Utah, about the importance of grandparents in a child’s life.
Longmire, now 31, exchanged a look with his mother-in-law.
able to help their kids make these downpayments. Many people like to live in multi-generational households for reasons of culture and also cost,” said Nadia Evangelou, senior economist for the National Association of Realtors.
said. He has lived in the city since 2015, at times sharing rent among as many as four people while saving money.
Jim Porter
UGMA, the Uniform Gifts to Minors Act, was what I did for my four kids through John Hancock from 1988 until they were all 18. It was not much, but I set it up to be automatically deducted out of my checking account monthly based on each kid’s age, so they would each have around $15,000 or so when they turned 18.
The interest and dividends were paid to the kid’s Social Security number as income and because they had no other income, the gains were all tax free. When each kid turned 18, I turned the custodial accounts over to them, and if I remember correctly, they cashed in the mutual funds and spent the money when they realized that it was 100% their dough.
I am not sure any of them cared about investing in Apple or Microsoft when renting an apartment and a nice used car was on the agenda. My youngest turned 18 in August 2006 and if she had invested $10,000 in Apple stock on her 18th birthday, it would be worth $1.3 million today. If she had invested in
See Porter, Page 7
“We were like, ‘I’d be OK living with you after that sermon,’ and the ball rolled downhill from there,” Longmire said.
Both families are now living in a house they bought together in Chattanooga, Tennessee, after a two-year nationwide search.
Their partnership is an example of the lengths first-time homebuyers have gone to this year amid stubbornly high home prices and interest rates.
“I make $200,000 and I wouldn’t have been able to buy a house by myself. That’s ridiculous,” Longmire said. His wife’s parents contributed $200,000 from selling their own home in Utah and retired to live with them in a 3,500-square-foot house that cost $585,000.
Home prices rose this year, though not as much as inflation, so affordability increased in all regions as of April compared with a year before, according to the National Association of Realtors.
But prices are settling at a high level. After inflation adjustment, they’re still less than 4% below the 2022 peak, though some areas with large-scale building, mostly in Florida and Texas, have seen prices drop, according to real estate analyst Bill McBride’s CalculatedRisk newsletter.
Help from family and even shared living arrangements are becoming the norm in higherpriced areas.
“The family now has accumulated so much equity that they’re
Nationally a typical single-family home cost $422,300 in April, up $4,300 from a year before, according to the National Association of Realtors. But the typical family made about $6,000 more in that time, and mortgage rates came down a little, so affordability improved.
But a shortage of affordable starter homes is slowing the market and keeping it hard to buy for first-timers. Last year the median age of first-time buyers reached a record 40 years old, while the median repeat buyer was 62, as the housing market became dominated by repeat buyers who could sell a house at today’s high prices.
“Affordability today is still nowhere near what it was for much of the last decade,” Evangelou said. Between 2009 and 2016, the typical family had about 70% more income than it needed to buy the typical median-priced house, while today it’s a much smaller margin of about 11% as of April.
San Francisco is an extreme example: The artificial intelligence boom has driven median home prices to a record $2.15 million, according to the real estate brokerage firm Compass. So Charlie and Nettie Culp felt lucky to get a 1,500-squarefoot condo for $1.5 million. The couple, both 32, work in finance and tech and saved for years with some family help, putting down $500,000 and taking a $1 million mortgage in May.
“That’s a lot of money for what you get, but that’s the market and it’s a beautiful city,” Charlie Culp
“I saw the AI boom coming in San Francisco, so we decided to reach out to our landlord and ask if she was willing to sell,” he said.
First-time buyers are particularly hard-pressed: They lack profits from a previous house, and the smaller houses they can buy are in short supply. The number of houses on the market is rising, but mostly at the high-priced end.
“Many young households still face the most challenging homebuying environment in decades,” Evangelou said. “The question
isn’t simply whether more homes are coming into the market, the question is whether those homes that are available for sale are at price points that local households can actually afford.”
The nation needs another 311,000 houses selling for less than $261,000 to meet the needs of middle-income families – buyers earning around $75,000 –according to a May report that Evangelou co-authored. Several states considered legislation this year aimed specifically at creating more starter homes.
A New Mexico law signed
Solano real estate transactions
BENICIA
TOTAL SALES: 4
LOWEST AMOUNT: $340,000
HIGHEST AMOUNT: $950,000
MEDIAN AMOUNT: $557,500
AVERAGE AMOUNT: $601,250
900 Cambridge Drive #114 - $340,000
04-17-26 [2 Bdrms - 1087 SqFt - 1984 YrBlt],
Previous Sale: 08-27-07, $262,000
19 La Cruz Avenue - $515,000
04-15-26 [2 Bdrms - 1396 SqFt - 1943 YrBlt]
1474 London Circle - $600,000
04-17-26 [2 Bdrms - 1138 SqFt - 1980 YrBlt], Previous Sale: 03-29-23, $290,000
507 Union Court - $950,000
04-17-26 [5 Bdrms - 2548 SqFt - 1980 YrBlt],
Previous Sale: 00/1990, $225,000
DIXON
TOTAL SALES: 4
LOWEST AMOUNT: $390,000
HIGHEST AMOUNT: $569,000
MEDIAN AMOUNT: $442,500
AVERAGE AMOUNT: $461,000
1330 Blackberry Court - $432,500
04-13-26 [3 Bdrms - 1339 SqFt - 1980 YrBlt],
Previous Sale: 06-20-25, $442,500
650 West C Street - $452,500
04-14-26 [3 Bdrms - 960 SqFt - 1952 YrBlt],
Previous Sale: 11-03-08, $64,000 1845 Derby Drive - $569,000
04-15-26 [4 Bdrms - 1575 SqFt - 1996 YrBlt]
1310 Hawthorne Court - $390,000
04-13-26 [4 Bdrms - 1487 SqFt - 1984 YrBlt],
Previous Sale: 07-20-21, $440,000
FAIRFIELD
TOTAL SALES: 20
LOWEST AMOUNT: $240,000
HIGHEST AMOUNT: $1,155,000
MEDIAN AMOUNT: $538,250
AVERAGE AMOUNT: $579,000
4758 Antelope Circle - $675,000
04-13-26 [4 Bdrms - 1638 SqFt - 1994 YrBlt],
Previous Sale: 03-05-15, $385,000
3276 Arroyo Drive - $625,000
04-16-26 [4 Bdrms - 2253 SqFt - 1987 YrBlt],
Previous Sale: 07-15-16, $427,500
501 Asbury Lane - $527,500
04-14-26 [3 Bdrms - 1404 SqFt - 1974 YrBlt]
724 East Atlantic Avenue - $480,000
04-15-26 [4 Bdrms - 1349 SqFt - 1966 YrBlt]
2034 Cambridge Drive - $498,000
04-13-26 [3 Bdrms - 1538 SqFt - 1962 YrBlt],
Previous Sale: 08-07-25, $2,039,000
223 Camellia Street - $549,000
04-15-26 [3 Bdrms - 1372 SqFt - 1966 YrBlt],
Previous Sale: 01-21-26, $430,000
4273 Carnegie Court - $714,500
04-14-26 [5 Bdrms - 2339 SqFt - 2016 YrBlt],
Previous Sale: 01-19-21, $650,000
510 Crystal Rose Court - $625,000
04-16-26 [3 Bdrms - 1328 SqFt - 2002 YrBlt],
Previous Sale: 07-05-12, $215,000
217 Del Luz Court - $290,000
04-16-26 [3 Bdrms - 1164 SqFt - 1974 YrBlt],
Previous Sale: 05-06-25, $167,500
3292 Formby Lane - $1,155,000
04-17-26 [4 Bdrms - 3045 SqFt - 1988 YrBlt]
1941 Grande Circle #45 - $240,000
04-13-26 [2 Bdrms - 1080 SqFt - 1990 YrBlt],
Previous Sale: 02-27-24, $255,000
2319 Hancock Drive - $775,000
04-16-26 [4 Bdrms - 2671 SqFt - 2014 YrBlt],
Previous Sale: 01-29-15, $523,000
278 Jasmine Street - $400,000
04-15-26 [3 Bdrms - 1403 SqFt - 1971 YrBlt],
Previous Sale: 02-06-19, $390,000
2932 Montclair Way - $499,000
04-15-26 [3 Bdrms - 1180 SqFt - 1982 YrBlt],
Previous Sale: 08-26-09, $142,500
3245 Quail Hollow Drive - $700,000
04-16-26 [3 Bdrms - 3239 SqFt - 1991 YrBlt],
Previous Sale: 00/1992, $424,000
2915 North Texas Street #129$272,000
04-17-26 [2 Bdrms - 816 SqFt - 1986 YrBlt],
Previous Sale: 06-12-19, $242,500
5244 Tuscany Drive - $780,000
04-15-26 [4 Bdrms - 2308 SqFt - 1999 YrBlt],
Previous Sale: 12-15-99, $278,000
1667 Vicksburg Drive - $475,000
04-15-26 [3 Bdrms - 1692 SqFt - 2005 YrBlt],
Previous Sale: 02-13-10, $180,000
30 Willotta Drive - $850,000
04-17-26 [3 Bdrms - 2786 SqFt - 1958 YrBlt],
Previous Sale: 07-01-11, $365,000
219 Wisconsin Street - $450,000
04-17-26 [3 Bdrms - 1040 SqFt - 1954 YrBlt],
Previous Sale: 11-28-17, $297,000
Yolo real estate transactions
DAVIS
1577 Drake Dr., $540,000
06-1-26, (Bds 3 - Sqft 1192 - YrBlt 1975),
Previous Sale $129,500 6-12-2000
620 F St., $625,000
05-29-26, (Bds 2 - Sqft 760 - YrBlt 1922),
Previous Sale N/A
410 K St., $730,000
06-10-26, (Bds 2 - Sqft 959 - YrBlt 1946),
Previous Sale $425,000 7-29-2019
601 J St., $880,000
06-1-26, (Bds 3 - Sqft 1680 - YrBlt 1952),
Previous Sale $760,000 6-30-2025
618 Elmwood Dr., $995,000
05-28-26, (Bds 3-4 - Sqft 2537 - YrBlt 1959),
Previous Sale $900,000 11-19-2019
1712 Fremont Ct. #4, $325,000
06-5-26, (Bds 2 - Sqft 819 - YrBlt 1972),
Previous Sale N/A
1330 Antelope Ave. #27, $448,347
06-3-26, (Bds 2 - Sqft 885 - YrBlt 1986),
Previous Sale $455,000 10-11-2023
1661 Spring St. #341, $461,250
05-28-26, (Bds 2 - Sqft 1191 - YrBlt 2020),
Previous Sale $499,880 7-24-2020
2131 Bella Casa St, $515,000
06-10-26, (Bds 2 - Sqft 1160 - YrBlt 1972),
Previous Sale $495,000 7-1-2022
1000 Berryessa Ln #232, $570,000
06-1-26, (Bds 2 - Sqft 1299 - YrBlt 2019), Previous Sale $625,000 8-11-2021
2343 Caravaggio Dr, $660,000
06-8-26, (Bds 3 - Sqft 1235 - YrBlt 2000),
Previous Sale $420,000 3-27-2009
2606 Bueno Dr, $785,000
06-8-26, (Bds 3-4 - Sqft 1866 - YrBlt 1973), Previous Sale N/A
142 Ipanema Pl, $800,000
06-9-26, (Bds 2 - Sqft 1816 - YrBlt 1980),
Previous Sale $530,000 11-14-2013
316 Leon Pl., $1,046,500
05-29-26, (Bds 4 - Sqft 2098 - YrBlt 1980),
Previous Sale N/A
601 Mockingbird Pl., $1,200,000
05-29-26, (Bds 3 - Sqft 2042 - YrBlt 1992),
Previous Sale N/A
647 Bluebird Pl., $1,275,000
05-27-26, (Bds 4 - Sqft 2649 - YrBlt 1990),
Previous Sale $345,000 6-24-1998
1724 Harvest St., $1,439,000
06-8-26, (Bds 4-5 - Sqft 2789 - YrBlt 2017),
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.
RIO VISTA
TOTAL SALES: 6
LOWEST AMOUNT: $315,000 HIGHEST AMOUNT: $555,000. MEDIAN AMOUNT: $400,000. AVERAGE AMOUNT: $405,167
144 North 5th Street - $406,000
04-14-26 [4 Bdrms - 2007 SqFt - 1946 YrBlt], Previous Sale: 04-18-23, $505,000 590 Anderson Way - $555,000 04-17-26 [4 Bdrms - 1859 SqFt - 2001 YrBlt],
Previous Sale: 11-20-15, $295,000 404 Brockton Place - $315,000 04-13-26 [2 Bdrms - 1420 SqFt - 2000 YrBlt], Previous Sale: 09-22-04, $242,000 900 Brookside Lane - $400,000
04-14-26 [2 Bdrms - 1767 SqFt - 2007 YrBlt],
Previous Sale: 02-28-07, $402,000 2088 Revival Lane - $400,000 04-13-26 [2 Bdrms - 2021 YrBlt], Previous Sale: 04-26-22, $504,000 732 Summerset Drive - $355,000
04-14-26 [2 Bdrms - 1105 SqFt - 2001 YrBlt],
Previous Sale: 06-13-05, $302,045
SUISUN CITY
TOTAL SALES: 5 LOWEST AMOUNT: $490,000 HIGHEST AMOUNT: $575,000 MEDIAN AMOUNT: $520,000 AVERAGE AMOUNT: $533,000
944 Bauman Court - $490,000 04-13-26 [3 Bdrms - 1101 SqFt - 1990 YrBlt],
Previous Sale: 02-17-09, $145,000 1105 Kellogg Street - $516,000 04-16-26 [4 Bdrms - 1584 SqFt - 1954 YrBlt],
Previous Sale: 10-13-21, $242,000
630 Kinglet Street - $520,000
04-14-26 [3 Bdrms - 1405 SqFt - 1983 YrBlt],
Previous Sale: 04-02-18, $365,000
915 Liberty Drive - $575,000
04-13-26 [4 Bdrms - 2030 SqFt - 2005 YrBlt], Previous Sale: 02-27-11, $197,000 201 Yarrow Court - $564,000
04-17-26 [4 Bdrms - 1740 SqFt - 1993 YrBlt],
Previous Sale: 04-24-18, $339,000
VACAVILLE
TOTAL SALES: 13
LOWEST AMOUNT: $360,000
HIGHEST AMOUNT: $1,900,000
MEDIAN AMOUNT: $555,000
AVERAGE AMOUNT: $714,500
308 Buckeye Street - $495,000
04-17-26 [3 Bdrms - 1190 SqFt - 1952 YrBlt],
Previous Sale: 07-27-20, $388,500
345 Clarescastle Way - $525,000
04-17-26 [4 Bdrms - 1722 SqFt - 1987 YrBlt]
425 Epic Street - $679,000
04-15-26 [4 Bdrms - 2417 SqFt - 2018 YrBlt],
Previous Sale: 07-09-18, $598,000
149 Fairoaks Drive - $411,000 04-16-26 [2 Bdrms - 1445 SqFt - 1979 YrBlt],
Previous Sale: 05-20-05, $263,500
See Solano, Page 14
These are the local homes sold recently, provided by Yolo County Association of Realtors. They can be reached at 530.666.4253 or www.yolorealtors.com.
Previous Sale N/A
2222 Loyola Dr., $715,000
06-1-26, (Bds 3 - Sqft 1234 - YrBlt 1969),
Previous Sale $605,000 6-28-2017 1411 Camphor Ln., $750,000
05-29-26, (Bds 4 - Sqft 1428 - YrBlt 1972),
Previous Sale N/A
2841 Cascade Pl., $860,000
05-29-26, (Bds 3 - Sqft 1352 - YrBlt 1972),
Previous Sale $370,500 5-28-2003
2957 Prado Ln., $895,000
05-29-26, (Bds 3 - Sqft 2029 - YrBlt 1993),
Previous Sale $410,000 6-14-2002
1714 Arena Dr., $1,545,000
06-1-26, (Bds 4 - Sqft 3122 - YrBlt 2002),
Previous Sale N/A
3324 La Playa Dr., $1,550,000
06-11-26, (Bds 4 - Sqft 3212 - YrBlt 1998),
Previous Sale N/A
1501 Chalupa Pl., $2,425,000
06-11-26, (Bds 5-6 - Sqft 4870 - YrBlt 2005),
Previous Sale $1,500,000 6-2-2008
2417 Oakenshield Rd. #3, $515,000
06-8-26, (Bds 1 - Sqft 634 - YrBlt 1983),
Previous Sale $475,000 6-30-2017
2364 Glacier Pl., $630,000
06-8-26, (Bds 2 - Sqft 1015 - YrBlt 2005),
Previous Sale $440,000 11-16-2018 1814 Foster Ln., $839,900 06-1-26, (Bds 2 - Sqft 1564 - YrBlt 2024), Previous Sale N/A 2401 Evenstar Ln., $955,000
05-27-26, (Bds 3 - Sqft 1668 - YrBlt 1976), Previous Sale N/A
1912 Alpine Pl., $1,010,000
06-10-26, (Bds 3 - sqft 1876 - YrBlt 1966), Previous Sale N/A
731 Lake Terrace Cir., $1,098,000 06-10-26, (Bds 3 - Sqft 2142 - YrBlt 1980), Previous Sale N/A
1107 Greene Ter., $479,000 05-27-26, (Bds 3 - Sqft 1205 - YrBlt 1994), Previous Sale $148,000 8-31-1999 2433 Albany Ave., $660,000
06-10-26, (Bds 3 - Sqft 1153 - YrBlt 1994),
Previous Sale $360,000 4-19-2011
1222 Rosario St., $802,000 06-10-26, (Bds 4 - Sqft 2205 - YrBlt 1978), Previous Sale N/A
1260 Evans Ct., $834,000 05-28-26, (Bds 3 - Sqft 1504 - YrBlt 1988), Previous Sale $399,000 7-7-2003
EL MACERO
44349 N El Macero Dr., $1,350,000 05-28-26, (Bds 4 -Sqft 2496 - YrBlt 1969), Previous Sale N/A
WOODLAND
58 Buckeye St., $395,000
06-8-26, (Bds 3 - Sqft 1190 - YrBlt 1955), Previous Sale $295,000 10-28-2004
116 Sutter St., $399,000
06-4-26, (Bds 2 - Sqft 904 - YrBlt 1946),
Previous Sale $290,000 11-16-2018
312 Beamer St., $442,000
06-1-26, (Bds 4 - Sqft 1626 - YrBlt 1953),
Previous Sale N/A
27 West St., $525,000
06-12-26, (Bds 3 - Sqft 1692 - YrBlt 1958),
Previous Sale $248,200 6-10-2013
192 W Lincoln Ave., $420,000
05-29-26, 9Bds 3 - Sqft 1248 - YrBlt 1998),
Previous Sale $382,000 7-8-2022
851 Fordham Dr., $515,000 06-3-26, (Bds 3 - Sqft 1490 - YrBlt 1987),
See Yolo, Page 14
Rockin Blue Suede Shoes provides valuable nectar from spring through frost
There is supposedly an unwritten rule in the plant breeding world: If the new plant is not orange then it may be called blue. I am forever being told that a plant I am touting is not blue but is purple, lavender or ... well, you get the drift. There will, however, be no argument over one of the most celebrated salvias, Rockin Blue Suede Shoes. By celebrated I mean 38 awards stretching from Canada to Florida including several Perfect Score trophies. Oh yes, it is definitely blue in color. If you are a salvia aficionado, you can’t help but think that some of the DNA is Salvia guaranitica or anise-scented sage. The tag will tell you it is cold hardy in zone 9 and warmer and will reach about 40 inches tall.
Butterflies like the eastern tiger swallowtail, spicebush swallowtail, gulf fritillary and an assortment of yellow sulphur species frequent the blooms creating nature’s complementary color scheme.
Rockin Blue Suede Shoes salvia is really an easy plant to grow. The soil need not be luxuriously fertile. It does need to drain well and get plenty of sun to reach its blooming potential.
As I mentioned, mine are fairly large and sometimes spread outward more than the space I want to give them. So, I simply break branches off or separate a portion of the clump. The plant simply keeps growing and performing like the champion it is.
I am in zone 8 west Georgia and have never lost one to old man winter. All my clumps are 6 to 7 years old and reach 5 to 6 feet in height as of June 1. They are at the top of the menu for the ruby-throated hummingbirds. You will find hummingbirds from May until late October as they fatten up for the trip to the tropics. This is when you realize how special it is to have a plant with beautiful flowers from spring through fall feeding hummingbirds that will migrate.
But it’s not just hummingbirds; it’s butterflies too. I am amazed to see migrating monarchs stopping by to partake of the nectar in these large tubular flowers offer. You’ll find Rockin Blue Suede Shoes attracting all your favorite butterflies and bees too! Best of all, they are not on the deer dinner menu.
I rarely feel the need to fertilize any of the Rockin salvias. They seem to have just the right amount of vigor. I’ve got Rockin Blue Suede Shoes in four or five places in the landscape, and they don’t seem to be babies when it comes to needing water. But I’ll admit mine are growing in pockets of sun in the forest.
When you consider the height, whether it be 40 inches like the tag says or 60 to 72 inches like those at my house, you will be thinking of back of the border or perhaps as a wall of separation in a long bed. I have created a pollinator bed along the fence separating the front yard from the back that has given me some of my most enjoyable moments. Along the fence I have Rockin Blue Suede Shoes, Rockin Deep Purple and Rockin Fuchsia salvia and I love when they intermingle. On both ends of the bed, I have Miss Molly butterfly bushes.
If you grow lantanas, you will love the Rockin Blue Suede Shoes as partners. I have some with Luscious Marmalade while my son James uses them with Luscious Royele Cosmo.
If you find yourself longing to create a backyard habitat, salvia needs to have a role. Rockin Blue Suede Shoes, Fuchsia and Deep Purple are award winners that will bloom from late spring through frost.
Norman Winter is a horticulturist, garden speaker and author of “Captivating Combinations: Color and Style in the Garden.” Follow him on Facebook @ NormanWinterTheGardenGuy.
CLOCKWISE, FROM LEFT: Rockin Blue Suede Shoes plays a valuable role in feeding hummingbirds - this rubythroated hummingbird was seen feeding in May; the award-winning salvia is growing here in a complex called Swallowtail Flats and partnered with Luscious Royale Cosmo lantana; the salvia will bloom until frost, providing late season nectar for migrating monarch butterflies too.
Norman Winter
Ty and Allisha Setty pose with the two-bedroom house in suburban Cincinnati they “fell in love” with and bought in May for $170,000.
Hurdles
From Page 3
in March by Democratic Gov. Michelle Lujan Grisham creates no-interest loans of up to $75,000 for down payments to first-time buyers with moderate income. The loans are meant as an incentive for builders to create smaller houses.
Several states moved to curb minimum lot sizes, seen as an impediment to starter homes and other affordable housing, often drawing opposition from cities.
Colorado considered a measure this year allowing smaller lots for building,
hoping to “expand attainable homeownership opportunities for first-time homebuyers.” It was opposed by the Colorado Municipal League, which said it “removes community planning and public input from the decision-making process.”
The bill passed the state House but was killed in a state Senate committee.
Florida also considered smaller lots and other incentives for starter homes in a bill this year that died in committee after opposition from the Florida League of Cities.
A similar bill that would limit minimum lot sizes, aimed at creating more starter homes and other affordable housing, was under consideration this year in Hawaii but did not pass after
Unlike many new homebuyers, the couple didn’t need family help with the purchase.
clearing a state Senate committee. Democratic state Sen. Stanley Chang, the bill’s sponsor, told Stateline that “some version of the concept” will be considered in future sessions.
The Midwest continues to have the highest affordability, according to the National Association of Realtors report.
Ty Setty, 29, and his wife, Allisha, 32, had been renting for six years near Cincinnati, but they needed no family help to buy their new $170,000 house, a two-bedroom in suburban Delhi Township, Ohio.
“We had been looking at houses for a few years and just couldn’t afford them, or we let ourselves think that,” Ty Setty said.
After two weeks of looking on
Jones
From Page 2
circumstances when a tenant can use rent money to make repairs that the landlord won’t make. The right to do so only applies to what are known as “habitability” issues.
The word habitability means different things to different people, but under the law it has a definite meaning.
For me, waking up in the morning to find the coffee pot is broken is a definite habitability issue. But the law would disagree.
As a tenant you are guaranteed that there is no outside water intrusion into the house (like a leaky roof), that the windows aren’t broken and the house is securable with doors and locks, and that the electrical, gas and water are safe and in working condition.
A toilet seat may or may not qualify as a necessary plumbing fixture, depending on exactly what was broken.
A ceiling falling in would qualify as a habitability issue if it posed a danger or kept the home from being water tight or secure.
Zillow and touring nine houses, they saw this house as a new listing and “fell in love. We put an offer on it that night,” Ty Setty said. “They accepted the next morning. That was a long 12 hours.”
For the Longmire family in Chattanooga, the partnership between parents raising children and grandparents needing their own affordable housing has worked out well.
“Grandparents want to live with their grandchildren, and you know parents need a babysitter on date night,” Micah Longmire said. “The story that we’re telling through our life right now is, that if you can work with your family, don’t give in to the pressure of the world to go it alone.”
But, for example, if the top part of the toilet seat was broken off but the “useable” part was intact, it might not be a habitability issue. Likewise, if the ceiling is bowing a little or has the paint peeling off, you may not have the legal authority to use rent money.
A tenant’s right to withhold rent is limited and legally complicated. And worse, it typically comes up during an eviction trial in which the landlord has an attorney and the tenant doesn’t. Withholding the rent and then finding out you were wrong gets you a court order to vacate the property. That’s why withholding rent should always be an absolute last resort.
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.
COURTESY TY AND ALLISHA SETTY/STATELINE/TNS
REAL ESTATE
Here’s how to avoid moving nightmares
STATEPOINT
When it comes to DIY moves, snafus are almost expected. Perhaps you have your own horror stories about broken furniture, last-minute cancellations or friends who mysteriously weren’t available on moving day.
But not every move has to be a nightmare. In fact, it can be one of the most positive transitions you’ll ever make. Especially if it’s tied to a relationship milestone and built on preparation, smart decisions and the right support.
In a recent nationwide survey of over 750 Americans commissioned by Mayflower, one of the most trusted full-service moving companies in the United States, and conducted by Talker Research, 48% of respondents are or have been in a long-distance relationship. For them, moving isn’t necessarily just about changing addresses. It’s about sharing a life. That added emotional weight makes getting all the details right even more important.
Why moves go wrong
A third of survey respondents reported having a “moving mental breakdown” in the past. The biggest mistake people make? Treating a move like a simple task instead of a complex life event.
This is especially true among younger adults. With Millennials making up 45% of the long-distance relationships in the survey and Gen Z another 32%, many people navigating moves are doing so during high-change phases in their lives. Add in tight timelines, budget concerns and emotional stress, and it’s easy to see how things could unravel. Another factor: assum-
ing moving is just about transportation. In reality, it involves logistics, planning, protection and coordination. Without someone in charge of the big picture, such as a professional moving coordinator, those seams can quickly unravel.
Moving right
A smooth move starts with a plan and tends to come from a shared understanding of priorities.
Put time on your side. Create a timeline with key deadlines. Break the process into manageable steps instead of trying to tackle everything at once.
Know when to get help. The results of the study revealed that 61% of people feel that for longdistance or out-of-state moves, hiring full-service movers is the right choice. That’s not just about convenience; it’s about reducing risk. Professional support means benefitting from experienced handling, coordinated logistics and fewer surprises.
The emotional side of moving
Moving is both physical and emotional. This is especially true when relationships are involved. The survey found that decisions about moving are increasingly based on practical considerations (such as careers) versus traditional expectations (such as gender). That’s a positive shift, but it also means both partners need to be aligned.
To start your shared life on firm emotional ground, talk through expectations before the move. Discuss how responsibilities will be shared, what the transition will look like and how you’ll support each other during the adjustment period.
Beat the summer heat with this cost-cutting home prep checklist
STATEPOINT
As the country braces for a predicted “hotterthan-normal” summer, homeowners will face financial pressure from higher cooling costs compared to last year. The good news? This easy and affordable DIY checklist contains money-saving upgrades that boost energy efficiency around the home, keeping summer bills in check throughout the scorching season.
1. Give Your HVAC system room to breathe
Clogged HVAC filters are a common yet overlooked problem that restricts airflow, forces air conditioner units to work harder and can cause uneven temperatures throughout the home. Check filters regularly to clean or replace them. This simple step not only improves indoor air quality, but helps take the strain off the AC, leading to noticeable summer savings.
2. Don’t let cool air slip out the window – seal up sneaky leaks
Tiny, hidden gaps around windows and doors let cool air escape, leading to large spikes in energy bills. Installing easyto-use weatherstrip seals, such as the Duck Brand Heavy-Duty Weatherstrip Seal, is an affordable solution to replace worn-out seals, forming a barrier against the hot, humid outdoor air as well as dust, pollen and insects. Simply apply the self-adhesive seal to the perimeter of doors and window sashes to increase comfort and energy efficiency during the warmer months.
A homeowner steps onto a shaded porch through a screened patio door. Simple home-preparation projects such as improving weather sealing, maintaining cooling systems and reducing solar heat gain can help lower energy costs and keep homes more comfortable during the summer months.
3. Take advantage of the cooler hours
On crisp mornings and evenings, leverage natural airflow to give your AC a break. Simply open your windows and doors to let the fresh air in, then seal them tight before the peak afternoon heat hits. To make the most of these outdoor breezes, try installing a product like the Duck Brand Hands-Free Magnetic Screen Door. Its mesh construction helps keep the heat out by allowing hot air to escape and cool breezes to flow through the home without letting bugs inside. Plus, it’s quick to install, easy to walk through with full hands and is breathable, so you can enjoy seasonal weather.
4. Bring the shade, block the heat
A substantial amount of summer heat enters your home through uncovered windows facing the sun. You can say farewell to that unwanted warmth with blackout curtains, reflec-
tive window films, or just by keeping your blinds closed during the hottest parts of the day. This creates an invisible barrier against rising temperatures, working alongside your DIY home weatherization efforts to keep refreshingly chilled air inside and your electricity bills down.
5. Optimize ceiling fan rotation for summer cooling
Ceiling fans can make a room feel several degrees cooler when spinning in the proper direction. Try setting your ceiling fan to rotate counterclockwise during the summer. This direction pushes colder air downward and creates a wind-chill effect, so you can depend more on your fans and less on your conditioning unit to maintain a cost-saving home. Having a lower AC bill can be a breeze this summer, with the right DIY home weatherization habits. Follow this simple checklist to make a noticeable difference in comfort and spending this season.
How can we keep our air conditioner running efficiently?
As temperatures rise and summer settles in, many homeowners are relying on their air conditioning systems more than they have in months. But after sitting relatively unused through cooler seasons, air condition ers often need a little attention to perform at their best.
The good news is that a few simple maintenance steps can help homeowners stay comfortable, improve energy efficiency and potentially avoid costly repairs during the hottest stretch of the year.
One of the easiest and most important places to start is replacing your air filter. Dirty or clogged filters restrict airflow, forcing your air conditioning system to work harder to cool your home. That added strain can increase energy bills, reduce cooling performance and shorten the lifespan of your system over time. Most homeowners should replace filters every one to three months, though homes
with pets, allergies or heavier AC use may benefit from more frequent changes. If you can’t remember the last time you changed your filter, now is probably the right time.
Homeowners should also pay attention to the outdoor condenser unit, which plays an important role in keeping air circulating properly. Leaves, grass clippings, dirt or overgrown landscaping around the unit can block airflow and reduce efficiency. Giving the unit at least a couple feet of clearance and clearing away debris can help it run more effectively during periods of heavy use.
Inside the home, small adjustments can also make a meaningful difference. Make sure vents aren’t blocked by furniture, rugs or curtains, and pay attention to how evenly your home is cooling. Rooms that suddenly feel warmer than others, weak airflow, unusual noises or a system that seems to run constantly may be early signs that
without sacrificing comfort. Sealing drafts around windows and doors or adding insulation can also help keep cool air inside and reduce strain on your system.
your air conditioner isn’t operating as efficiently as it should.
Air conditioning has a way of struggling at the least convenient time usually during a heat wave when you need it most. It’s one of those home systems many of us don’t think about until there’s a problem, which is why a little preventative maintenance
before peak summer temperatures can go a long way.
For homeowners looking to maximize efficiency, it may also be worth considering a programmable or smart thermostat. Setting temperatures slightly higher while you’re away and cooling the home when needed can help reduce energy use
Scheduling an annual HVAC maintenance visit is another smart step, especially before temperatures peak. A skilled pro can inspect refrigerant levels, clean coils, test components, and identify small issues before they become bigger and more expensive problems. Seasonal maintenance visits often cost far less than emergency repairs during the height of summer. Your air conditioning system works hard to keep your home comfortable during the hottest months of the year. Taking a little time now to help it run efficiently can make a meaningful difference in comfort, energy costs and peace of mind all summer long.
Tweet your home care questions with #AskingAngi and we’ll try to answer them in a future column.
Angie Hicks
ADOBE STOCK
Simple seasonal maintenance, like replacing air filters and clearing debris around outdoor units, can help homeowners keep air conditioning systems running efficiently all summer long.
Staying organized before, during and after a move helps turn a potentially chaotic experience into a successful fresh start.
Moving
From Page 11
Avoiding common pitfalls
If you want to stay out of nightmare territory, avoid these key mistakes:
Waiting too long to plan: Lastminute moves rarely go smoothly. Give yourself about eight weeks in advance of move day to make informed decisions.
Underestimating what you own: People often own more belongings than they realize. Take inventory early and avoid surprises.
Not organizing properly: Labeling
From Page 4
Previous Sale $150,000 4-22-1998
632 Wildwood Way, $949,000
06-1-26, (Bds 4 - Sqft 3060 - YrBlt 2004),
Previous Sale $424,900 11-15-2011
25 Northwood Dr., $443,000
05-28-26, (Bds 3 - Sqft 1120 - YrBlt 1951),
Previous Sale N/A
556 Cleveland St., $449,000
05-28-26, (Bds 2 - 1065 - YrBlt 1950),
Previous Sale N/A
221 Cross St., $450,000
05-28-26, (Bds 2-3 - Sqft 1968 - YrBlt 1924),
Previous Sale N/A
1119 West St., $475,000
05-29-26, (Bds 3-4 - Sqft 1608 - YrBlt 1965),
Previous Sale $425,000 12-17-2020
boxes, keeping essentials accessible and maintaining a simple, stepby-step system can make a huge difference on moving day. And, you can always turn this task over to the professionals if you need support. Doing everything alone: Even if you’re capable, support from a full-service mover can save time, energy and stress. For long-distance moves, Mayflower offers personalized services based on your needs, like packing, car shipping, storage, move protection, unpacking and debris removal. Get a quote at mayflower.com. For couples closing the distance, settling in together can signal a fresh start. While it’s a significant step, it doesn’t have to be chaotic or unpredictable.
401 Gibson Rd., $480,000
06-12-26, (Bds 3 - Sqft 1856 - YrBlt 1951),
Previous Sale N/A
113 Pendegast St., $527,500
06-8-26, (Bds 3-4, Sqft 1786, YrBlt 1951),
Previous Sale $390,000 6-26-2020
135 Pendegast St., $690,000
06-8-26, (Bds 3 - Sqft 1920 - YrBlt 2000),
Previous Sale $369,000 12-22-2010
1315 Henderson Way, $468,500
06-8-26, (Bds 4 - Sqft 1773 - YrBlt 1958),
Previous Sale N/A
1808 Rominger Ct., $569,900
06-11-26, (Bds 3 - Sqft 1795 - YrBlt 2012),
Previous Sale $389,000 3-15-2017
2 Clark Ct., $621,000
05-29-26, (Bds 4 - Sqft 2095 - YrBlt 1995),
Previous Sale $439,000 12-15-2017
28 Joyce Ct., $640,000
05-29-26, (Bds 5 - Sqft 2029 - YrBlt 1996),
Previous Sale N/A
950 Lusk Dr., $800,888
06-8-26, (Bds 3 - Sqft 2635 - YrBlt 2002),
Solano
691 Harvard Court - $830,000
04-17-26 [5 Bdrms - 2266 SqFt - 1990
YrBlt], Previous Sale: 11-10-02, $434,600
2000 Linden Court - $1,135,000
04-14-26 [4 Bdrms - 3163 SqFt - 2016
YrBlt]
736 Notre Dame Drive - $640,000
04-14-26 [4 Bdrms - 1827 SqFt - 1990
YrBlt], Previous Sale: 11-24-20, $575,000
412 Pepper Court - $514,500
04-14-26 [3 Bdrms - 1000 SqFt - 1973
YrBlt], Previous Sale: 10-14-19, $370,000
612 Periwinkle Drive - $808,000
04-13-26 [4 Bdrms - 2518 SqFt - 2021
YrBlt], Previous Sale: 11-05-21, $731,000
3079 Red Maple Court - $555,000
04-17-26 [2 Bdrms - 1659 SqFt - 2008
YrBlt], Previous Sale: 08-05-08, $402,716
299 Shasta Drive #23 - $360,000
04-16-26 [2 Bdrms - 1409 SqFt - 1982
YrBlt], Previous Sale: 08-01-19, $293,000
7129 Solitude Court - $1,900,000
04-13-26 [5 Bdrms - 4948 SqFt - 2005
YrBlt], Previous Sale: 10-15-20, $1,675,000
866 Studding Sail Street - $436,000
04-16-26 [3 Bdrms - 1296 SqFt - 1973 YrBlt], Previous Sale: 04-13-26, $423,000
VALLEJO
TOTAL SALES: 25 LOWEST AMOUNT: $302,000 HIGHEST AMOUNT: $850,000 MEDIAN AMOUNT: $529,000
Previous Sale N/A
432 Delta Dr., $470,000
06-1-26, (Bds 3 - Sqft 960 - YrBlt 1975),
Previous Sale $352,000 5-20-2019
850 Del Oro St., $507,500
06-8-26, (Bds 3 - Sqft 1370 - YrBlt 1980),
Previous Sale $350,000 2-25-2026
715 Dartmouth Pl., $600,000
06-8-26, (Bds 4 - Sqft 2180 - YrBlt 1978),
Previous Sale N/A
2128 Ragen Pl., $482,000
06-8-26, (Bds 2 - Sqft 1009 - YrBlt 2009),
Previous Sale N/A
2664 Ortiz Ave., $489,000
06-8-26, (Bds 3 - Sqft 1204 - YrBlt 2008),
Previous Sale $499,000 4-6-2023
2340 Kaufman Ct., $557,490
05-27-26, (Bds 4 - Sqft 2117 - YrBlt 2026),
Previous Sale N/A
1909 Herrera Dr., $580,000
06-1-26, (Bds 3 - Sqft 1662 - YrBlt 2019),
Previous Sale $599,000 10-29-2024
2100 Soza Pl., $645,000
AVERAGE AMOUNT: $536,860
2664 Avocet Lane - $850,000
04-13-26 [3 Bdrms - 3361 SqFt - 2002 YrBlt], Previous Sale: 05-11-16, $635,000
135 Bayview Avenue - $400,000
04-14-26 [4 Bdrms - 1561 SqFt - 1938 YrBlt], Previous Sale: 03-21-22, $685,000
116 Bret Harte Way - $575,000
04-16-26 [4 Bdrms - 1576 SqFt - 1961 YrBlt], Previous Sale: 09-30-25, $375,000
2919 Carlingford Lane - $661,000
04-13-26 [3 Bdrms - 2335 SqFt - 2000 YrBlt], Previous Sale: 10-12-04, $635,000
300 Concord Street - $505,000
04-13-26 [3 Bdrms - 1582 SqFt - 1949 YrBlt], Previous Sale: 06-11-03, $295,000
1321 Delwood Street - $478,000
04-15-26 [3 Bdrms - 1012 SqFt - 1955 YrBlt], Previous Sale: 04-15-21, $425,000
168 Fairmont Avenue - $302,000
04-15-26 [2 Bdrms - 647 SqFt - 1938 YrBlt], Previous Sale: 02-24-04, $232,000
2909 Georgia Street - $430,000 04-13-26 [2 Bdrms - 1072 SqFt - 1941 YrBlt]
34 Hermosa Avenue - $365,000
04-16-26 [3 Bdrms - 1562 SqFt - 1942 YrBlt]
1041 Highland Avenue - $540,000 04-16-26 [2 Bdrms - 1197 SqFt - 1942 YrBlt], Previous Sale: 04-10-15, $275,000
1001 Jack London Drive - $453,000
04-14-26 [3 Bdrms - 1000 SqFt - 1977 YrBlt], Previous Sale: 00/1991, $127,000
453 Knights Circle - $665,000 04-14-26 [3 Bdrms - 1545 SqFt - 1988 YrBlt], Previous Sale: 09-25-25, $430,000
05-29-26, (Bds 4 - Sqft 1856 - YrBlt 2020),
Previous Sale $449,010 4-16-2020
2108 McNary Pl., $675,000
06-2-26, (Bds 4 - Sqft 2250 - YrBlt 2019), Previous Sale $459,185 8-29-2019
2132 Hunt St., $698,000
06-10-26, (Bds 4 - Sqft 2284 - YrBlt 2016), Previous Sale $650,000 11-19-2021
1244 Brownell St., $770,000
06-8-26, (Bds 5 - Sqft 2966 - YrBlt 2023), Previous Sale N/A
2001 Baker Pl., $810,990
05-28-26, (Bds 4 - Sqft 2786 - YrBlt 2023), Previous Sale N/A
24676 Canvas Back St., $665,000
06-8-26, (Bds 3 - Sqft 2708 - YrBlt 2006), Previous Sale N/A
CAPAY
20690 County Road 79b, $1,155,000
06-5-26, (Bds 3 - Sqft 1945 - YrBlt 1972), Previous Sale N/A
841 Knights Circle - $555,000 04-15-26 [3 Bdrms - 1505 SqFt - 1989 YrBlt], Previous Sale: 01-12-17, $389,000
698 Mini Drive - $350,500
04-16-26 [3 Bdrms - 1104 SqFt - 1961 YrBlt], Previous Sale: 12-01-10, $98,000
520 Napa Street - $529,000 04-15-26 [3 Bdrms - 1404 SqFt - 1900 YrBlt], Previous Sale: 03-20-25, $317,000
114 Newcastle Drive - $690,000 04-13-26 [4 Bdrms - 1819 SqFt - 1978 YrBlt], Previous Sale: 03-17-14, $389,000
939 Ohio Street - $480,000 04-16-26 [3 Bdrms - 1209 SqFt - 1915 YrBlt], Previous Sale: 09-09-25, $300,000
120 Persimmon Drive - $555,000 04-14-26 [4 Bdrms - 1701 SqFt - 1984 YrBlt]
211 Salt Point Court #8 - $410,000
04-16-26 [2 Bdrms - 959 SqFt - 1990 YrBlt], Previous Sale: 11-07-23, $460,000
103 Stageline Court - $460,000 04-15-26 [2 Bdrms - 1023 SqFt - 1986 YrBlt]
506 Steffan Street - $445,000 04-15-26 [2 Bdrms - 926 SqFt - 1942 YrBlt], Previous Sale: 12-07-14, $185,000
401 Stinson Street #4 - $539,000 04-16-26 [3 Bdrms - 1438 SqFt - 1989 YrBlt], Previous Sale: 08-28-12, $196,000
4072 Summer Gate Avenue$769,000
04-13-26 [5 Bdrms - 2366 SqFt - 2002 YrBlt], Previous Sale: 09-27-11, $310,000
193 Sunrise Way - $710,000 04-16-26 [4 Bdrms - 1752 SqFt - 1979 YrBlt], Previous Sale: 01-06-26, $1,200,000
1000 Topsail Drive - $705,000 04-15-26 [4 Bdrms - 1430 SqFt - 1988 YrBlt]
ZAMORA
7211 County Road 99w, $789,000
06-9-26, (Bds 4 - Sqft 2368 - YrBlt 2006), Previous Sale $340,000 12-2-2009
KNIGHTS LANDING
9530 Oak Grove Ave., $375,000
05-28-26, (Bds 2 - Sqft 713 - YrBlt 1926),
Previous Sale $390,000 4-26-2024
WINTERS
832 Jackson St., $491,000
05-28-26, (Bds 5 - Sqft 1595 - YrBlt 1969),
Previous Sale $400,000 10-1-2019
733 W Main St., $584,000
06-10-26, (Bds 3 - Sqft 1640 - YrBlt 2003), Previous Sale N/A
103 Broadview Ln., $691,000 06-10-26, (Bds 3-4 - Sqft 1826 - YrBlt 1994), Previous Sale 350,000 4-1-2015
STATEPOINT
Solano County Listings: Homes, land for sale
LOTS & LAND
$549,999
$565,000 717 Capistrano Dr Suisun City 3 2 /0
MOBILE/FLOATING
COMMERCIAL
