Chandos Pacific Appraisal

07/07/2026

Major master-planned communities often create both opportunities and challenges for surrounding property owners. While some parcels may benefit from increased infrastructure investment, improved access, and enhanced development potential, other properties may face additional regulatory constraints, habitat mitigation requirements, or changes in allowable land uses that can affect future development flexibility.

As the Southwest Village project moves through the entitlement and implementation process, property owners, developers, lenders, attorneys, and investors will be closely monitoring how final land use regulations, environmental mitigation requirements, and public improvements affect property values throughout the Otay Mesa area.

A proposed housing development project in Otay Mesa moves forward despite opposition from private property owners.

07/02/2026

California's new SB 79 housing law officially took effect on July 1 and is expected to have a significant impact on land use, redevelopment opportunities, and housing density near major transit corridors throughout San Diego County.

The article below provides a helpful overview of where the law will apply immediately, where implementation may be delayed, and some of the local planning considerations that remain unresolved.

For property owners, developers, investors, lenders, and real estate professionals, understanding these changes will become increasingly important as the market begins to evaluate potential redevelopment opportunities and land values in affected areas.

Article:

A new state law that aims to increase development near certain transit stops takes effect Wednesday. Cities across the state, including San Diego, are mapping out exactly where it will apply, and which areas may be delayed or exempted.

06/04/2026

A Note for Commercial Property Owners and Trust Executors

I wanted to share a quick piece of market insight for local business owners, partners, and families who hold commercial real estate assets within their portfolios or estates. When navigating high-stakes transitions—such as settling a family estate, executing a partnership buyout, or handling a business dispute—valuing commercial property requires a much deeper level of analysis than standard residential real estate.

A common point of confusion during these transitions is how to establish an accurate asset value for legal and tax entities. There are two critical components that commercial property owners and executors should be aware of:

1. Fractional Ownership & Marketability Discounts:
If a commercial property or portfolio is divided among multiple family members or business partners, a single share is often worth less than its strict percentage of the whole because it is illiquid and harder to sell. In legal and estate proceedings, applying a formal "fractional interest" or marketability discount is a vital tool to ensure a fair, legally compliant valuation that reflects true market reality.

2. Date-of-Death Valuations:
When a commercial asset is passed down, the IRS and probate courts require a retrospective appraisal to establish the property’s precise value on the exact date of the owner's passing. This "step-up in basis" determines the new tax threshold for the heirs. Relying on current market data or generic real estate estimates for a past date can result in severe tax penalties or prolonged legal disputes.
If your family or business is crossing one of these complex bridges this summer, navigating the numbers carefully is the best way to protect the asset, eliminate friction among stakeholders, and keep the planning process entirely stress-free

06/03/2026

06/03/2026

Interior Sign

05/17/2026

The Street has an interesting article regarding how the residential market is shifting this spring and presenting new opportunities. The news story reports that demand has held up despite rate volatility, even as average days on the market have increased. Sellers are more open to price reduction, and some renovation projects are starting to hit the market as for sale by owner deals.

The spring 2026 housing market has given buyers and real estate investors an edge, according to one industry expert.

04/27/2026

San Diego Real Estate Indicators. This First Tuesday article includes updated graphs of the primary housing metrics for San Diego County.

View these charts for current activity and forecasts for San Diego's housing market.

04/27/2026

San Diego Restaurant owners are facing very challenging market conditions, driven by rising minimum wages, escalating rents, and higher food costs. The Times of San Diego reports that a rise in delivery/takeout services compared to in-person dining has altered revenue streams. Higher operating costs are also making it more difficult for these businesses to succeed.

It boils down to this: Restaurateurs are battling their toughest survival challenge since the Great Depression of the 1930s.

04/10/2026

The State is serious about increasing density. SB79 takes effect on July 1, 2026, and effectively upzones many properties within half a mile of major transit stations. This law is intended to supplement the other laws mentioned in this recent article published in the Times of San Diego. SB79 enables the development of mid-rise, multi-family housing near public transit. The new law allows projects up to nine stories with minimal parking requirements.

Other pro-housing laws get more attention, but developers rely on California's strengthened density bonus law more than any other.