City Accepting Applications for Urban Agriculture Incentive Zones

Two years ago, the San Diego City Council unanimously approved my Urban Agricultural Incentive Zone Proposal, a program that will help expand community access to fresh produce through a property tax incentive for qualifying land owners to allow urban gardens on their property.

Finally, after years of delay at the County level, a new website for the program was published last week. Applications and an interactive map highlighting eligible lots are available for the public to view.

The program will provide communities throughout the City with an economic tool to incentivize the development of community gardens on eyesore properties. This measure will reduce the property tax due on a participating parcel owner in exchange for a minimum five-year contract for the usage of the site for urban agriculture.

The parcels must meet the standards established in State Code and the City of San Diego ordinance. The parcel must be vacant or unimproved. A vacant parcel can have some form of improvements such as a slab but cannot contain structures. Unimproved means the parcel is empty with no form of improvements on it. Parcels must be between 0.1 and 3 acres (4,356 and 130,680 square feet).

This new program will help further our mission of developing and maintaining an equitable, healthy, and sustainable food system in San Diego.

Please visit the website at www.sandiego.gov/economic-development/business/starting/urban-agriculture or contact Economic Development at 619-236-6700 or email at sdbusiness@sandiego.gov

To read the full May newsletter, please click here.

In Service,

Scott Sherman

Councilman, District Seven

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The Markets in a Minute

The Markets in a Minute

September 15, 2016

The Economy

Opinions vary on the likelihood of a Fed policy rate increase at next week’s meeting. Markets are volatile as traders prepare for what they think will happen. Central bank economic stimulus overseas has been helping U.S. bond yields remain low but is now waning. Higher bond yields could cause mortgage rates to increase. A strong jobs report and firming inflation pressured rates and fueled volatility this week. On the flip side, retail sales slumped.

Housing News

According to CoreLogic, 548,000 homeowners regained equity in Q2. That brings the percentage of homes in the U.S. with positive equity to almost 93%. Foreclosure inventory continues to dwindle. CoreLogic reports that foreclosure inventory declined 29.1% in July, and was down 16.5% year-over-year. Mortgage applications for purchase transactions were up 9%, signaling a stronger fall market ahead. Although up slightly, mortgage rates are still near record lows.

San Diego County Rentals

Average rent was $1,743 a month in San Diego County at the start of September, increasing 8.4 percent in a year. The vacancy rate dropped to 2.17 percent, its lowest level in roughly five years.

Rent increased 7.7 percent from March, when the average was $1,618 a month. The rise is largely attributed to lack of new housing and apartments. Only two new major projects entered the market in the past six months, adding 370 apartments.

Blame for lack of housing has been placed rising prices on California environmental laws, lack of political leadership and the hesitancy of city and county government to approve new housing. There is no expected change in foreseeable future.

In early September, the average rent for a studio was $1,383; $1,533 for a one-bedroom; $1,821 for a two-bedroom; $2,257 for a three-bedroom; and $3,043 for a four-bedroom. The highest rent in the county is on the coast in North County, where the average rent runs $2,152 a month. The cheapest is in East County, at $1,422 a month. Vacancy rates for apartments in East County are at only 1 percent. Out of 18,622 apartments, just 275 were empty at the start of September.

San Diego Community Spotlight

Clairemont – 50 new Single Family Home listings in August 2016 and 14 new Condo listings in 2016.

J.R. Thrasher
Realtor®
CalBRE# 01888955

SanDiegoRealEstateVeterans
Keller Williams Realty

7050 Friars Rd. Suite 100
San Diego, CA 92108
Direct: 619-929-0105
Office: 619-814-7500

www.SanDiegoRealEstateVeterans.com
Serving our military,VETERANS and civilians faithfully.

6 Reasons to use your VA Benefits

When it comes to finding a home for you and your family, getting the best possible mortgage sets you up for success. For those who are eligible, a VA (Veteran’s Administration) mortgage loan offers a number of enticing benefits that may make sense for your home purchase. Here are some of the biggest advantages of VA loans:

1. No money down required. Coming up with a large down payment is a huge barrier for many home buyers. For a $200,000 home, a standard 20 percent down payment is $40,000. That is a lot of money for most families to save up. With a VA loan, so long as the purchase price doesn’t exceed the appraised value of the home, no down payment is required.

2. No private mortgage insurance (PMI) required. With traditional loans, if you require financing for more than 80 percent of a home’s appraised value, you’ll most likely be required to pay PMI monthly, which protects the lender if you default on the loan. This can cost many borrowers an extra $100 to $200 a month though some lenders have options that do not have a PMI requirement. VA loans, on the other hand, do not require PMI, even when receiving a loan for the entire appraised value of a house.

3. Strict limits on closing costs. Closing costs for traditional mortgage loans can add up quickly, but with a VA loan, strict limits are imposed on what closing costs are allowed.

4. Lower interest rates. Because VA mortgages are partially guaranteed by the VA, lenders are encouraged to offer more favorable terms than conventional loans. This can often translate into lower interest rates than those for conventional mortgages.

5. Potentially lower minimum credit score to qualify. The VA doesn’t set a minimum credit score requirement, although many VA lenders have guidelines for minimum credit scores for qualification. Your lender may look past your credit score to see your unique financial situation to help get you the best VA loan possible.

6. No prepayment penalty. Traditional mortgages may penalize you for paying off your loan early, but with a VA loan, there is no penalty for eliminating your mortgage ahead of schedule. If you’re able and decide that you want to pay off your mortgage, you’re not forced to keep unnecessary debt.

Ready to get started on your path to home ownership? Start with getting pre-approved for a mortgage that fits your needs and goals.

Article provided by Navy Federal Credit Union. When shopping for a VA home loan consult your local REALTOR for information on which lenders provide the best and quickest service for you and your family. Your working REALTOR has experience with multiple lenders and can provide you with a wealth of information on the lenders loan servicing time and their clients overall satisfaction with the lenders.

Credit Requirements for VA Loans Explained

In the past when a veteran wanted to use the VA home loan benefit in order to buy and finance a home with nothing down, the VA would ultimately approve the loan application. The VA would not just issue the approval but order the appraisal and set the VA interest rate for the loan. You can imagine the time it would take just to get a loan approval from the VA and one of the reasons many sellers at times would refuse an offer on a home if the buyer was using a VA loan for the purchase—it simply took too long.

Today however, the approval process is completely performed by approved VA lenders. The VA doesn’t approve the loan but does issue the requirements that lenders must follow if the lender expects to receive the VA loan guarantee. From debt ratios to employment history, it’s all up to the lender. And that of course includes the creditworthiness of the borrower. What are the credit requirements for a VA loan?

The Evolution of Credit Scores

Prior to the introduction of credit scores, a VA lender would review a credit report line item by line item to manually evaluate a credit report. The credit report contains information about a trade line, how much is owed, the monthly payments and whether or not the payments were made more than 30, 60 or 90 days late. The report also listed any outstanding or paid collection items, charge-offs and judgments. If the underwriter saw any derogatory credit, unless it was a missed payment or two, the loan would likely be declined.

The FICO company devised a complex analysis of payment patterns to produce a three digit number reflecting a borrower’s credit past as a way to predict the future. This number ranges from 300 to 850 and the higher the number, the better the credit. The three main credit agencies, Experian, Equifax and Transunion all use the FICO model and report their scores to a VA lender when asked. The numbers will be similar to one another but rarely exactly the same. Because information can be reported differently and at different times to the credit agencies by creditors, the three digit numbers will be slightly off. For example, a VA lender might receive three scores of 734, 746, and 752. The lender will use the middle score and throw out the lowest and highest.

The VA doesn’t set a minimum score but VA lenders do. Most VA lenders require a minimum 640 credit score but still others have a 620 rule. That means if your scores are low and the VA lender declines your loan because your score is 635, another VA lender could approve your VA loan request because the 635 score is above their 620 minimum.

Regarding Bankruptcies, Foreclosures and VA Loans

It’s true that a bankruptcy or a foreclosure can stay on your credit report for seven years but that doesn’t mean you have to wait that long in order to use your VA home loan benefit. In fact, in the instance of a foreclosure, you may qualify if more than two years have passed since the foreclosure date. If you used your VA entitlement and it was involved in the foreclosure, the amount of the entitlement in the foreclosure must be redeemed.

VA loans allow for a bankruptcy in the past as long as two years have passed since the discharge date and credit has been re-established. This is very important. A VA lender will have a difficult time approving a VA loan if there is even one late payment over the past two years. The most important payment to keep current is your rent in addition to your utility payments and mobile phone bill. Some VA lenders can use such payments as evidence of timely payment and is called “alternative” credit. A bankruptcy or a foreclosure will hurt your scores, but eligible veterans can repair the damage to the credit report sooner rather than later. It’s done every single day.

Article Credit: Grant Moon,  Army Reserve Captain and CEO of VA Loan Captain, Inc.

If you’ve lived in your home for 10 years or more, it’s likely outdated with today’s buyers. The truth is, though, you don’t need a massive remodel or renovation to sell your home for top dollar. Actually, smaller updates and repairs tend to have a higher return on your dollar than the bigger ones.

I’ve put together a list of the most effective upgrades you can make to maximize your money when the time comes to sell. These upgrades give you the best chance to get a positive return on the money you put in.

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I’ve grouped them into two segments – the smaller, quicker fixes that can be done for under $500, and the larger, more substantial ones that can be done, but will cost you a little more than $500.

Remember – these are the kinds of things that will earn you your money back and more when it comes time to sell:

$500 or less:

1. Bring out a real estate professional (FREE): We’ll tell you exactly where to spend your time and effort to maximize your return.
2. Deep clean/carpet clean ($200): Professionals will make the house shine, and show buyers that maintenance is important to you.
3. Fixtures, knobs, pulls, switches, outlet covers ($300): You can modernize your house and make the fixtures uniform throughout; a detail that buyers will notice, and love.
4. Gardening ($200): Well worth the professional service. Your curb appeal makes the first impression!
5. Paint ($500): Offers the best return on investment, hands down. Go with soft, neutral colorize to appeal to the most buyers possible.

$500 and above:

1. Get rid of popcorn/textured ceilings ($1,500): Instantly brings your home out of the 1980s.
2. Bathroom upgrade ($2,000): Bathrooms are small, but they sell homes. Since they are small, you can paint, replace your vanity, get new faucets and figures, and sometimes even replace the tile for under $2,000. Other options include reglazing the tub, replacing the mirror, or adding a towel warmer.
3. Kitchen upgrade ($3,000): Kitchens also sell homes, and you can upgrade without going overboard. Choose one or two key features to update, like a new stainless steel fridge, refinishing wood floors, replacing tile, or refacing cabinets.

All these upgrades are easy value adds, but the value of each one depends on your unique situation and what buyers are looking for in your area.

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To truly get the best idea of where to spend the smart money that will net you even more money when you sell, bring out a real estate professional for an expert plan. I’d love to share my expertise in the market with you and help you find the best places to make inexpensive repairs. Give me a call, send a text or send an email – let’s talk soon!

May & June Home Maintenance

Clean or replace your HVAC filters. You need to do this more often than once a year. A dirty filter forces your HVAC system to work harder, which in turn drains your wallet. It could also shorten the life of your blower motor.

Clean your dryer vent. Not all lint is caught in the lint trap; some makes its way into the dryer vent. A clear vent will save you money by reducing the time your dryer has to run. A plugged vent not only wastes money, but could also cause a house fire.

Check the washing machine fill hose. Look for cracks that could become leaks. A leaky hose under pressure can cause major damage in a short period of time.

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Clean and repair your screens. Trying to reduce your electric bills this summer? In many parts of the country, you can keep your house cool (at least at night) by opening windows. Gently scrub on a flat surface with soapy water. Also, patch small holes, as needed.

Clean decks, driveways, fences and other outside surfaces. A pressure washer makes the work much easier. If you don’t have one, borrow one from a neighbor or rent one from a home center. While you’re cleaning, inspect for damage that needs mending.

Repair any cracked or peeling paint. A good paint job makes your home look nice, while providing a protective barrier from the elements. Touch-up painting is easy to do and inexpensive.

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Vacuum your refrigerator coils. The coils you’ll find on the bottom or back of your refrigerator conduct the hot air from inside the unit. If they’re coated with dust, they do the job less efficiently and cause your fridge to work harder. That means a higher electric bill for you. Use a vacuum cleaner hose or a brush to clean the coils.

Replace the batteries in your smoke detectors. You never know when you’ll need them. Sometimes, it’s a matter of life or death, so take the time to change the batteries now.

Prepare your lawn mower for summer. Change the engine oil and sharpen the cutting blade. You’ll lengthen the life of the mower and improve the look of your lawn.

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Check seals around windows and doors. Winter weather can crack and harden caulk and other weather seals. Inspect them now and repair and replace as needed. You’ll reduce your air-conditioning bill and could prevent water from entering your home and causing damage.

Clear vegetation around your AC compressor. To work efficiently, the compressor needs good airflow. Prune any plant growth that could block it.

Drain your water heater.

Sediment builds up in your water heater tank. Use the spigot near the bottom of the heater to drain it. By doing so, you’ll prolong its life and reduce your electric bill.

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Clean your patio/lawn furniture. It’s time to dig out the patio & lawn furniture to prepare for your outdoor leisure time this spring/summer. Use a mild detergent and soft brush to clean off any dirt accumulation then spray with the garden hose. Don’t forget to clean the umbrella too!

Now that the chores are done, it’s time to kick-back, relax and enjoy the beautiful southern California weather!

March by the Numbers

New home sales continued to turn in disappointing performance, while lay-offs were at historic lows, and incomes were on the rise.

New Home Sales

New home sales took a plunge in March, with completed transactions of new, single-family homes dropping 1.5 percent to an annual rate of 511,000, according to a joint report from the Census Bureau and the Department of Housing and Urban Development. That said, compared annually, March’s new home sales marked a 5.4 percent increase over March 2015’s rate of 485,000.

Looking at price and supply, the median sales price of new homes sold in March was $288,000, and the average sales price was $356,200. The estimated number of new homes for sale at the end of March totaled 246,000, which represented a 5.8-month supply of homes at March’s sales rate.

The big hope was that seasonal sales increases will help turn around new home sales’ recent disappointments.

“While new home sales have lost some luster in recent months, we believe they will re-accelerate as we head into [the] spring season,” noted Gregory Daco, head of U.S. macroeconomics at Oxford Economics, in a public statement.

Initial Jobless Claims

Lay-offs ticked up, but remained at lows not seen since the 1970s. First-time claims for unemployment benefits filed by the newly unemployed during the week ending April 23 hit 257,000, a gain of 9,000 claims over the preceding week’s level of 248,000, the Employment and Training Administration reported. This marked the 60th straight week of initial claims below 300,000 — a level that economists associate with a growing job market — which is the longest streak at that level since 1973.

The four-week moving average — which is regarded as a more reliable measure of job losses — dropped to 256,000, a decline of 4,750 claims from the previous week’s average of 260,750 claims.

“We’re seeing things in the labor market hold up well,” Wells Fargo Securities LLC Economist Sarah House told Bloomberg. “Businesses are feeling pretty comfortable with where the economy is going, so they don’t feel like they have to make those cuts.”

Homes under $350,000

Incomes and Spending

Personal incomes saw welcome news in March: a 0.4 percent increase to $57.4 billion for the month, with disposable personal income (DPI; income after taxes) also growing 0.4 percent to $50.4 billion, according to last week’s report from the Bureau of Economic Analysis.

Personal consumption expenditures (PCE) grew 0.1 percent to hit $12.8 billion. Personal outlays — which combine PCE, personal interest payments, and personal current transfer payments — grew $11.2 billion in March.

Wages and salaries rose to $29.2 billion in March, with private wages and salaries growing $26.3 billion. Supplements to wages and salaries grew by $5.4 billion in March.

Personal saving — which is DPI less personal outlays — grew to $735.5 billion in March, with the personal saving rate — which describes personal saving as a percentage of DPI — increased to 5.4 percent. This week we can expect:

• Monday — Construction spending for March from the Census Bureau.
• Tuesday — Car and truck sales for April from the auto makers.
• Wednesday — First quarter productivity from the Bureau of Labor Statistics; March factory orders from the Census Bureau.
• Thursday — Initial jobless claims for last week from the Employment and Training Administration.
• Friday — March consumer credit from the Federal Reserve; April payrolls, unemployment, average workweek and hourly earnings from the Bureau of Labor Statistics.

Hey Mom & Dad….

Military Service Academy Night

Want to know more about attending our nation’s service academies?

Interested junior high and high school students, parents, and school staff are invited to learn about what the service academies (United States Naval Academy, Air Force Academy, United States Military Academy – Westpoint, and Merchant Marine Academy) have to offer.

On Friday, April 22, representatives from Susan Davis’ office will join Congressman Vargas’ office for a Service Academy Night from 5:00PM – 8:00PM at the San Diego Community College District – Cesar E. Chavez Campus 1901 Main Street, San Diego, CA 92113.

Service academy representatives, ROTC representatives and service academy graduates will be on hand to help students learn about the application, nomination and appointment process.

When:
Friday, April 22, 5:00PM – 8:00PM

Where: San Diego Community College District – Cesar E. Chavez Campus
1901 Main Street, San Diego, CA 92113

No RSVP needed – this is an open event.  For questions, please call my office at (619) 280-5353.

Warm Regards,

Susan A. Davis
Member of Congress

Great News for Charter Schools!

From City Councilman Scott Sherman:

Recently, the City Council approved my measure to reform the City of San Diego’s Conditional Use Permit (CUP) to ease permitting requirements on San Diego public charter schools.

Public charter schools serve over 21,000 students in 51 schools within the City of San Diego. Public charter schools have become an important educational option for thousands of San Diego parents. Unfortunately, the City’s burdensome CUP is enormously complex, time consuming, and expensive.

My plan achieved the following:

• Revised municipal codes to reduce the permitting requirements to help charter schools obtain facilities
• K-12 schools with less than 300 students will be permitted in residential multi-family, commercial regional, commercial office, and commercial community permitting zones
• These revisions allow more money to go directly to education instead of navigating through the permitting process

We began working with public charter schools and affiliate organizations after being contacted by four charter schools in my district having trouble navigating the burdensome permitting process.

Thousands of San Diego working families depend on charter schools throughout San Diego to educate their children.

I applaud the City Council for approving this important measure. It will now be easier for charter schools to obtain quality facilities and allow for more funding to be directed to students instead of for consultants to navigate the complex bureaucratic process.

As always, if you see a problem in the community that needs to be fixed, please contact my office at 619-236-6677 or email ScottSherman@SanDiego.Gov and we will look into the issue right away.