Chandos Pacific Appraisal

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.

03/25/2026

San Diego Unified diversifies its multifamily land development base across multiple sites and builders to minimize risk.

San Diego Unified School District overshoots its affordable housing goals so 10% of workforce will still be housed if something goes wrong.

02/23/2026

San Diego apartment property owners should expect increased enforcement in the coming years after they evict tenants for renovation.

San Diego's short-term rental ordinance allows owners to obtain a license to rent the property after an illegal eviction.

02/13/2026

Even Wendy's is having to do some repositioning of its retail locations.

Wendy’s is planning to close hundreds of locations across the United States as part of its turnaround plan.