ALL THINGS REAL ESTATE
Dealing with collector on old 2nd mortgage
Q: After reading your column for years now, my husband and I have a question we really hope you can help us with. We had our house foreclosed on way back in 2010 after the second mortgage, a local credit union, refused to let us do a short sale. We have been renting ever since. During all the years since the foreclosure, we have rebuilt our credit score (790) and we both have good incomes.
So now that home prices have softened a bit, we want to buy another house. We had already started the process of finding a Realtor and a lender when last week we received a call from a credit collection company in Texas. They say they represent the credit union and are going to sue us for $93,000 if we don’t work something out. Our new loan officer pulled our credit report and there’s nothing saying we owe the money. We’re really confused and don’t know what to do.
A: About 10 years ago, when the recession was finally over and housing prices started to rise, we saw a lot of these second mortgage holders looking to sue and get some money. So your story would not have been really unique then.
But your story is truly bizarre in 2025.
Two possibilities come to mind.
The first is that collection agencies are again combing public records looking for old, foreclosed properties and hoping to get some money out of them. In California they would likely be interested in foreclosed prop-
mortgage that was wiped
When they find one I assume deal. The theory is if they ask for the money, and you give them
My other theory is that this is
To quickly recap foreclosure liability; first mortgages are, for
owed money by the homeowner
But if you had a second or third mortgage that was not a loan used to originally purchase the property, or even if it was but you never lived in the property, you’re likely liable for any money the bank lost. Or at least you would be if the statute of limitations wasn’t long passed.
Generally, there is a sixyear statute of limitations on a promissory note, which is the I.O.U. you originally gave the credit union.
In your case, you are way past the six-year deadline after your foreclosure. So, you’re almost certainly out of the woods.
I say “almost” because, like any law, there are myriad exceptions that almost never apply.
For example, if they were to
Jones, Page 4
third
Tim Jones
SOLANO REAL ESTATE SCENE
Freddie, Fannie solve simple math problems
Silicon Valley Bank and First Republic Bank got in a heap of trouble a couple years ago because they screwed up and did a royal ton of fixed rate loans to highnet-worth individuals and businesses at really low rates from 2016 to 2022.
When interest rates jumped to 6% for 6-month CDs in 2022 and these two banks were only collecting 3% to 4% on billions of dollars’ worth of loans, they got caught with their pants down and the executives were pretty darn embarrassed when the feds came in and shut them down, forcing them to sell.
I use the word embarrassed because I try to be funny about business and I can visualize the CEOs and the senior vice presidents of these two banks, with their MBAs and their million-dollar salaries, explaining what happened to their buddies at the country club after the news broke about their failure.
Freddie and Fannie solve this simple math problem for mortgage bankers on conforming loan amounts. FRB and SVB were doing large jumbo loans for their VIP high-net-worth clients, and these loans could not be sold on the secondary market to Freddie or Fannie. This is why I make fun of them and call it simple math that doesn’t require an MBA.
A simple history lesson and look back to what happened from 1980 to 1990 to banks across America proves two things: if you pay out 6% and only collect 4% you will go broke, and Freddie and Fannie protect banks from this by purchasing 30-year fixed rate mortgages from mortgage
See Porter, Page 4
A co-op, or housing cooperative, lets you own shares in a residential building or complex, just as you can own shares in a stock.
What is a co-op? A COMPLETE GUIDE
ERIK J. MARTIN BANKRATE.COM
Aco-op, or housing cooperative, lets you own shares in a residential building or complex, just as you can own shares in a stock. When you buy a unit in a housing co-op, you don’t technically own the unit itself. Instead, what you are actually purchasing is a fixed number of shares in a housing corporation that owns the building where the unit is located.
That makes you a shareholder in the corporation – the corporation owns the building, essentially serving as its landlord, while you serve as a shareholder/ resident. Being a co-op shareholder gives you the right to occupy the unit your shares represent, and to use any common areas of the building (which might include amenities like a gym, pool or playground), subject to the terms of an occupancy agreement or proprietary lease.
In big cities, where these arrangements tend to be most common, co-ops are typically in large buildings with many units – as such, most co-op homes in America are apartments. These can be small studios
or sprawling multi-bedroom homes. But a co-op arrangement can be applied to just about any form of housing, including townhouses or single-family homes situated on land that’s owned by a co-op.
How do they work?
When you purchase in a co-op, you are not buying real property. You are buying shares in the corporation, which gives you the right to occupy one of its units. Those shares are considered personal property.
A co-op is managed by a board, typically elected shareholder-members who can vote on rules and policies and changes to them. “The board is tasked with determining the amount of income the co-op needs to collect from its shareholders in order to adequately fund operations and reserves,” says Scott Smiler, an attorney with Gallet Dreyer & Berkey in New York City, where co-ops are extremely common. This income is collected in the form of monthly maintenance fees that each shareholder must pay to cover things like utilities and property taxes. Co-op fees are often higher than those charged by condo
associations because co-ops typically pool all monthly expenses into this one maintenance bill.
“An entire co-op building is one tax lot, so the building receives one tax bill and each shareholder will pay a portion of that, based on their shares,” says Alexandra Columbo, an attorney with New York City-based Capell Barnett Matalon & Schoenfeld.
The condition and financial strength of a co-op is critical. Each co-op has a reserve fund used to pay for the costs of repairs and replacements of the building’s major components, “which might include a new roof, new elevator system, new windows or a new heating system,” Columbo says. “This reserve fund is for unexpected expenses as well.”
If there is not enough money in the reserve fund, the housing cooperative may have to implement an assessment, or an additional fee that would either be added to the monthly maintenance or be payable in one lump sum.
See Co-op, Page 8
Jim Porter
ADOBE STOCK
Solano real estate transactions
BENICIA
TOTAL SALES: 4
LOWEST AMOUNT: $377,000
HIGHEST AMOUNT: $1,025,000
MEDIAN AMOUNT: $735,000
AVERAGE AMOUNT: $718,000
635 East 5th Street - $945,000
07-18-25 [3 Bdrms - 1965 SqFt - 1973 YrBlt]
535 East H Street - $377,000
07-15-25 [1 Bdrms - 324 SqFt - 1913 YrBlt], Previous Sale: 03-13-15, $190,000 494 Mccall Drive - $1,025,000
07-18-25 [5 Bdrms - 2763 SqFt - 1997 YrBlt]
311 East T Street - $525,000
07-15-25 [2 Bdrms - 1254 SqFt - 1981
YrBlt], Previous Sale: 04-09-21, $450,000
DIXON
TOTAL SALES: 6
LOWEST AMOUNT: $575,000
HIGHEST AMOUNT: $748,000
MEDIAN AMOUNT: $657,250
AVERAGE AMOUNT: $656,750
360 Calmace Drive - $585,000
07-15-25 [3 Bdrms - 2080 SqFt - 1972
YrBlt], Previous Sale: 04-28-20, $485,000
1080 Columbia Drive - $649,500
07-18-25 [3 Bdrms - 2094 SqFt - 2017
YrBlt], Previous Sale: 10-12-21, $644,000
2550 Duncan Street - $748,000
07-18-25 [4 Bdrms - 3013 SqFt - 2004
YrBlt], Previous Sale: 10-19-05, $705,000 670 Hansen Court - $718,000
07-14-25 [3 Bdrms - 1914 SqFt - 1994
YrBlt], Previous Sale: 10-17-03, $375,000 1795 Mistler Street - $575,000
07-18-25 [3 Bdrms - 1462 SqFt - 1997
YrBlt], Previous Sale: 06-25-18, $419,000
FAIRFIELD
TOTAL SALES: 14
LOWEST AMOUNT: $143,500
HIGHEST AMOUNT: $2,100,000
MEDIAN AMOUNT: $546,500
AVERAGE AMOUNT: $629,000
3436 Astoria Court - $670,000
07-18-25 [3 Bdrms - 1584 SqFt - 1977
YrBlt], Previous Sale: 07-19-22, $679,000 2317 Campbell Circle - $714,500
07-14-25 [4 Bdrms - 3165 SqFt - 2004
YrBlt], Previous Sale: 06-25-15, $455,000
3704 Chapparal Court - $830,000
07-16-25 [3 Bdrms - 3000 SqFt - 2002
YrBlt], Previous Sale: 11-09-18, $690,000
12 El Cerrito Court - $260,000
07-14-25 [3 Bdrms - 1110 SqFt - 1971
YrBlt], Previous Sale: 11-13-17, $130,000
1432 Empire Street - $143,500
07-16-25 [2 Bdrms - 986 SqFt - 1950
YrBlt]
4261 Green Acres Court - $2,100,000
07-14-25 [5 Bdrms - 4138 SqFt - 1980 YrBlt]
236 Larkspur Lane - $540,000
07-16-25 [4 Bdrms - 1440 SqFt - 1969 YrBlt], Previous Sale: 03-11-25, $360,000
2700 Owens Street - $553,000
07-18-25 [4 Bdrms - 1593 SqFt - 1972 YrBlt]
3449 Palo Alto Court - $630,000
07-16-25 [4 Bdrms - 2030 SqFt - 1997 YrBlt]
2145 Portola Court - $580,000
07-18-25 [3 Bdrms - 1624 SqFt - 1976
YrBlt], Previous Sale: 02-23-21, $495,000
310 Taylor Street - $450,000
07-18-25 [2 Bdrms - 1228 SqFt - 1944 YrBlt], Previous Sale: 00/1989, $93,000
210 Taylor Street - $520,000
07-18-25 [2 Bdrms - 986 SqFt - 1944
YrBlt], Previous Sale: 04-22-11, $66,500
2915 North Texas Street #121 -
$300,000
07-17-25 [2 Bdrms - 816 SqFt - 1986
YrBlt], Previous Sale: 12-21-09, $129,500
1235 Willet Court - $515,000
07-14-25 [4 Bdrms - 1618 SqFt - 1974
YrBlt], Previous Sale: 04-17-14, $270,000
RIO VISTA
TOTAL SALES: 2
LOWEST AMOUNT: $390,000
HIGHEST AMOUNT: $525,000
MEDIAN AMOUNT: $457,500
AVERAGE AMOUNT: $457,500
230 Rivercliff Drive - $390,000
07-15-25 [2 Bdrms - 1172 SqFt - 2004
YrBlt], Previous Sale: 06-07-16, $265,000
19 Shasta Drive - $525,000
07-14-25 [3 Bdrms - 1585 SqFt - 1976
YrBlt], Previous Sale: 07-22-21, $510,000
SUISUN CITY
TOTAL SALES: 2
LOWEST AMOUNT: $396,000
HIGHEST AMOUNT: $530,000
MEDIAN AMOUNT: $463,000
AVERAGE AMOUNT: $463,000
540 Coot Lane - $396,000
07-16-25 [4 Bdrms - 1386 SqFt - 1978 YrBlt]
515 Paula Drive - $530,000
07-18-25 [3 Bdrms - 2237 SqFt - 1978 YrBlt], Previous Sale: 11-03-15, $340,000
VACAVILLE
TOTAL SALES: 21
LOWEST AMOUNT: $290,500.00
HIGHEST AMOUNT: $979,000.00
MEDIAN AMOUNT: $591,000.00
AVERAGE AMOUNT: $624,119.00
110 Bryce Way - $384,000
07-18-25 [2 Bdrms - 1484 SqFt - 1981
YrBlt], Previous Sale: 02-03-14, $233,500
488 Edwin Drive - $400,000
07-18-25 [3 Bdrms - 1374 SqFt - 1975 YrBlt]
1024 Feather River Court - $775,000
07-17-25 [4 Bdrms - 1853 SqFt - 2003 YrBlt], Previous Sale: 10-08-03, $455,613
519 Fruitvale Road - $690,000
07-15-25 [4 Bdrms - 2040 SqFt - 1976 YrBlt], Previous Sale: 03-28-16, $420,000
945 Granada Lane - $979,000
07-17-25 [4 Bdrms - 2509 SqFt - 1989 YrBlt], Previous Sale: 07-20-21, $839,000
210 Grand Canyon Drive - $290,500
07-18-25 [2 Bdrms - 1479 SqFt - 1978
YrBlt], Previous Sale: 05-19-99, $132,500
129 Isle Royale Circle - $519,000
07-17-25 [2 Bdrms - 1869 SqFt - 1965
YrBlt], Previous Sale: 10-22-19, $399,000
449 La Cresta Drive - $715,000
07-15-25 [5 Bdrms - 1942 SqFt - 1967 YrBlt], Previous Sale: 06-19-19, $549,000
667 Laurelwood Circle - $629,000
07-17-25 [3 Bdrms - 1708 SqFt - 1990 YrBlt], Previous Sale: 06-22-00, $229,950
502 Longwood Place - $965,000
07-14-25 [4 Bdrms - 2837 SqFt - 2007
YrBlt], Previous Sale: 04-16-07, $787,000
263 Marna Drive - $535,000
07-15-25 [3 Bdrms - 1437 SqFt - 1985 YrBlt]
833 Morissette Way - $540,000
07-14-25 [3 Bdrms - 1509 SqFt - 1988 YrBlt]
557 Oakham Drive - $647,000
07-17-25 [4 Bdrms - 2022 YrBlt], Previous Sale: 10-25-22, $650,000
937 Pearwood Court - $591,000
07-14-25 [2 Bdrms - 1639 SqFt - 1997
YrBlt], Previous Sale: 04-08-98, $151,576
169 Persimmon Circle - $520,000
07-14-25 [3 Bdrms - 1122 SqFt - 1985 YrBlt], Previous Sale: 00/1990, $51,040
678 Saint Andrews Drive - $530,000
07-15-25 [3 Bdrms - 1337 SqFt - 1985 YrBlt]
146 Santana Drive - $519,000
07-17-25 [4 Bdrms - 1402 SqFt - 1966 YrBlt]
818 Sonnet Drive - $630,000
07-17-25 [3 Bdrms - 1634 SqFt - 1988
YrBlt], Previous Sale: 10-04-18, $442,500
319 Stoneridge Circle - $860,000
07-18-25 [4 Bdrms - 2498 SqFt - 2000
YrBlt], Previous Sale: 04-15-03, $425,000
304 White Sands Drive - $569,000
07-16-25 [3 Bdrms - 1768 SqFt - 1990
YrBlt], Previous Sale: 07-16-21, $550,000
820 Woburn Court - $819,000
07-14-25 [5 Bdrms - 2345 SqFt - 1989
YrBlt], Previous Sale: 05-04-20, $585,000
VALLEJO
TOTAL SALES: 17
LOWEST AMOUNT: $300,000
HIGHEST AMOUNT: $2,154,000
MEDIAN AMOUNT: $535,000
AVERAGE AMOUNT: $614,118
509 Britannia Drive - $680,000 07-16-25 [3 Bdrms - 1823 SqFt - 1987 YrBlt], Previous Sale: 04-22-25, $365,000
825 Brookwood Avenue - $401,500 07-15-25 [3 Bdrms - 1260 SqFt - 1954 YrBlt], Previous Sale: 06-25-25, $365,000
596 Buckskin Place - $485,000 07-18-25 [2 Bdrms - 1225 SqFt - 1986 YrBlt], Previous Sale: 11-06-14, $260,000 1241 Coronel Avenue - $337,500 07-15-25 [3 Bdrms - 1149 SqFt - 1955 YrBlt], Previous Sale: 02-18-04, $273,000
1302 Illinois Street - $535,000 07-17-25 [2 Bdrms - 1043 SqFt - 1930 YrBlt], Previous Sale: 08-06-21, $550,000
6138 La Costa Court - $759,000 07-14-25 [4 Bdrms - 2767 SqFt - 1998 YrBlt], Previous Sale: 02-05-24, $800,000
1261 Landmark Drive - $965,000 07-18-25 [6 Bdrms - 3849 SqFt - 2001 YrBlt], Previous Sale: 03-27-10, $460,000 531 Locust Drive - $649,000
07-17-25 [4 Bdrms - 1752 SqFt - 1978 YrBlt], Previous Sale: 00/1991, $185,000
355 Lofas Place - $350,000 07-17-25 [3 Bdrms - 1120 SqFt - 1956 YrBlt]
738 Maine Street - $350,000 07-15-25 [1 Bdrms - 856 SqFt - 1950 YrBlt], Previous Sale: 06-05-18, $325,000
138 Nicole Way - $565,000 07-16-25 [3 Bdrms - 1614 SqFt - 1988 YrBlt], Previous Sale: 08-02-13, $248,000
124 Purdue Drive - $340,000
07-16-25 [3 Bdrms - 1256 SqFt - 1966 YrBlt]
487 Robles Way - $699,000
07-18-25 [5 Bdrms - 2846 SqFt - 1988 YrBlt]
100 Ross Street - $300,000
07-16-25 [3 Bdrms - 1212 SqFt - 1942 YrBlt], Previous Sale: 07-11-25, $130,000
229 Sonora Pass Road - $535,000
07-15-25 [3 Bdrms - 1604 SqFt - 1962 YrBlt], Previous Sale: 09-04-08, $248,000
2039 Tennessee Street - $335,000 07-17-25 [2 Bdrms - 1084 SqFt - 1938 YrBlt]
3264 Terrace Beach Drive$2,154,000 07-15-25 [4 Bdrms - 2512 SqFt - 2001 YrBlt], Previous Sale: 02-18-20, $620,000
From Page 3
companies and banks across the country and sell mortgage-backed securities to large institutional investors like insurance companies and pension plans that can afford to live with a 30-year fixed rate return.
Between 1980 and 1994, 1,600 banks failed in America and, by 1990, the FDIC deposit insurance fund had a negative balance for the first time. These failures were partly because our parents and grandparents obtained 5% and 6% mortgage loans in the 1960s and 1970s owned by banks and then rates went to 16% in the 1980s.
Freddie and Fannie are vital to housing affordability, and without a secondary market, banks would only be able to safely offer adjustable-rate mortgages that make a profit margin regardless of what interest rate they have to pay depositors.
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.
From Page 2
claim that you fraudulently got the loan, there is a whole other set of rules. But the odds of that being an issue for you are incredibly small. If I were you, I’d ignore the phone call all together and continue your efforts to buy a house. Maybe block the number. I absolutely can’t imagine that this will be an issue for you as you move forward.
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 contact him at AllThingsRealEstate@ TJones-Law.com.
What should I do to prepare my home for fall?
It may still be hot in much of the nation, but the crisp mornings and falling leaves mean autumn isn’t far away, and winter is close behind.
This is your chance to button up the house, prep your equipment and make sure you’re ready for the long, cold months ahead. Tackling these tasks now not only keeps you more comfortable through the season but also heads off costly repairs in the middle of winter.
Here are five fall projects worth moving to the top of your list before the first frost.
Over time, soot and creosote build up in the chimney, creating a serious fire risk. If you plan on lighting your fireplace this season, get a chimney cleaning for about $250. A professional chimney sweep can also check for blockages, cracks or loose mortar that could allow dangerous gases into your home.
1. Test alarms and detectors
Before you worry about the cold, make sure your home’s most critical safety devices are in top form. Test your smoke and carbon monoxide alarms, ideally once a month. If it’s been longer than you can remember, make it the first thing you do this fall. Replace batteries annually, unless you have a 10-year sealed unit. In that case, replace the entire alarm at the end of its lifespan.
Follow National Fire Protection Association guidelines: install smoke alarms inside every bedroom, outside sleeping areas, on each floor of the home and near main living spaces. Carbon monoxide detectors should be placed on each floor as well.
Many homeowners handle testing and battery replacement themselves, but a local handyperson can quickly take care of installation, replacement and even rewiring if necessary.
2. Chimney and fireplace care
Fireplaces bring warmth and charm to chilly fall nights, but neglecting upkeep can turn them
Schedule service before heavy use in winter so your fireplace is safe, efficient and ready for cozy evenings.
3. Gutters, roof and drainage
Falling leaves are beautiful, but they can clog your gutters quickly, leading to water damage, ice dams and foundation issues. Clean gutters now and check that downspouts direct water at least five feet from the house.
While you’re up there, do a visual roof inspection. Look for missing, curling, or broken shingles, as well as sagging spots or signs of moss and algae growth.
If you’re not comfortable on a ladder, hire a professional. Roof and gutter work can be dangerous without the right equipment, and a pro can also spot damage that’s easy to overlook from the ground.
4. Prep your yard and deck for winter
Give your lawn a strong sendoff before it goes dormant. Fall is prime time for overseeding to fill in bare patches, applying a slow-release fertilizer to nourish roots, and planting bulbs that
will bloom in spring. Rake leaves regularly to prevent smothering grass, and compost them if possible.
Inspect your deck for loose boards, wobbly railings or signs of rot. Repair or replace damaged areas now so winter weather doesn’t make things worse. A weekend of cleaning and applying a water-repelling sealant can protect the wood from snow, ice and moisture until spring.
Outdoor plumbing also needs attention. Disconnect hoses, drain them and store them indoors. Shut off outdoor spigots and drain excess water to prevent freezing. Add faucet covers for extra protection. If you have an irrigation system, hire a pro to blow out the lines and prevent frozen pipes from cracking.
5.
Ready your tools and equipment
Autumn is your last chance to prep outdoor equipment for the offseason.
Clean lawn mowers, string trimmers and other gear to remove grass clippings and dirt that can cause rust. Sharpen blades, change oil, replace air filters and disconnect batteries for storage.
Check snowblowers now so you’re not making emergency repairs during the first snowfall. Inspect bolts, belts, skid shoes and augers, and make sure you have enough fuel on hand. Stock up on deicer for walkways and driveways, and replace worn shovels before they’re hard to find.
If you use a generator, test it now and store extra fuel safely.
Tweet your home care questions with #AskingAngi and we’ll try to answer them in a future column.
Angie Hicks
ON GARDENING
Vista Cool Jazz coming in 2026
Next year you will get a great opportunity to Jazz Up your baskets, containers and boxes with a new Supertunia Vista petunia.
Mention Supertunia Vista petunias and the first to come to mind is the obvious, Bubblegum. I remember years ago giving presentations for Mississippi State University and showing the new Supertunia Vista Bubblegum and everyone would chuckle at the name. Who could have known the hundreds of awards that would be coming their way? After all, the Vistas are like thoroughbred racehorses.
Norman Winter
James Winter has always had a love for Supertunia Vista Fuchsia and can quickly pull up images showing they are indeed as big as Bubblegum. The Garden Guy has always had a passion for Supertunia Vista Paradise. While it could be a little smaller than Bubblegum, their longevity in a long torrid summer is amazing. But The Garden Guy has also planted them in the ground in September in zone 8 and had them still blooming July 1.
But yes, Virginia, there is a new Supertunia Vista Cool Jazz coming in 2026. It is a rare, light lavender blue. The tag says 12 to 24 inches tall with a spread of 36 inches. It is already accumulating some impressive scores in university trials.
I’ll admit when I first saw it, I asked what color it was.
NORMAN WINTER/TNS
Superbells Vista Cool Jazz and Supertunia Hoopla Vivid Orchid were paired together at the Young’s Plant Farm Annual Garden Tour in Auburn, Alabama.
Winter
From Page 6
Proven Winners says it is cool orchid pink. But every photo I’ve taken shows a hint of blue. After I thought about what color it was, my next consideration was combinations. I admit I am of the age where I think too much. While was thinking, James and the Eden Estate Management Team immediately hit a home run.
They partnered it with the new Superbells Magic Double Grapefruit calibrachoas. It looks incredible with the yellow and/or deep pink of the calibrachoa. They too will be making their debut in 2026.
At the Young’s Plant Farm Annual Garden Tour in Auburn, Alabama, they had a bed planted with Supertunia Hoopla Vivid Orchid petunia and it
OPEN HOUSE
Open House : Sat & Sun 11AM-1PM 703 Mustang Cour t, Fairfield
New Listing Big & Beautiful! 2,926 square feet , 3 bedrooms, 2.5 bathrooms. Upstair s studio apar tment. Owned Solar. Remodeled kitchen & baths. Workshops Covered RV parking . $775,000
Pam Wat son & Bobby Schult ze
RE ALTORS® DRE#00748546, 02059665 (707) 290-3235, (707) 389-9331
was a perfect choice. It then became obvious to most of us that Supertunia Vista Jazzberry and Supertunia Vista Cool Jazz petunias would likewise make a dreamy combination.
The soft yellow Supertunia Mini Vista Yellow and the new Supertunia Mini Vista Pink Cloud would have to be top combination considerations. I want to try pairing with Supertunia Saffron Finch.
Whether you choose Supertunia Vista Cool Jazz or one of the other varieties, you will need sun, but part sun will work. Tight compacted clay and poorly draining soil is your enemy.
If you look at the Supertunia images from gardeners that look like they are in a resort or perhaps even Disney World, you will notice how many are grown in baskets, containers and boxes. These put you on Easy Street. Planting on raised
OPEN HOUSE
Open House : Sat & Sun 12-3PM 4013 Master s Drive, Fairfield
Lovely 3 bedroom, 2 bath one stor y home in desirable Paradise Valley. The kitchen and great room overlook the inviting and relaxing back yard and patio areas, as does the primary suite. The kitchen is open to the great room with a breakfast bar. The primar y suite enjoys it s privacy from the other two bedrooms Enjoy resor t- style living with access to the near by golf cour se, clubhouse, pool, spa, tennis & pickle ball cour ts and walking paths. $664,950
Ramon Santos & Carolyn Strout
RE ALTORS® DRE#01140444, 01041196 (707) 427-1400, (707) 718-8550
beds with a prepared soil mix is also super easy.
Petunias are heavy feeders. In containers, controlled release granules in the soil at planting time followed by a diluted water-soluble mix feeding every two to three weeks will keep you in the blooming business. Those planted in the ground have the same controlled release granules incorporated in the soil and then a side dress application in midsummer.
Even with that there is one more critical element: trimming back. Once your Supertunia looks tired or in decline, remove about a third of the plant volume. This will stimulate new growth and more blooms.
Here is hoping you will try the new Supertunia Vista Cool Jazz and or the Supertunia Mini Vista Pink Cloud petunias when they hit garden center shelves in 2026.
OPEN HOUSE
Open House : Sat. 2-4PM & Sun. 1-3PM 1937 Moosup Cour t, Fairfield
Welcome to Paradise Crest! Large home with 5 bedrooms and 3 full baths, almost half acre oasis backyard with views to the Bay Area from top of hillside and no rear neighbors! Come see this beauty in person and ask about other perks of purchase! $899,000
AJ Hearn
RE ALTOR® DRE#01993147 (707) 330-1497
NORMAN WINTER/TNS
Supertunia Vista Cool Jazz petunias will hit the garden center shelves in the spring of 2026.
Co-op
From Page 3
Condos vs. co-ops
Co-ops and condos sound and often look a lot alike. And in fact, they have one major thing in common: Occupants reside in separate units within a building or structure that has shared common areas. But there are substantial differences between co-ops and condos.
When you buy a condo, you receive title to a parcel of real property (the physical home or unit) in exchange for your purchase price, similar to buying a house. With a co-op, though, you buy shares in the corporation – so instead of getting a deed, you get a certificate of shares, along with a proprietary lease or occupancy agreement. Co-ops also usually have a more stringent approval process when it comes to buyers, and they often have strict policies when it comes to things like pets and subleasing. “The approval process for co-ops can be daunting and rigorous, with a substantial amount of paperwork and disclosing a lot of personal information,” Columbo says. You’ll be interviewed by the board, as well. Consequently, co-ops can be more difficult to sell than condos, as buyers are more heavily scrutinized.
with respectful and responsible neighbors who have a vested interest in keeping their home a nice place. And shared amenities mean you’ll know your neighbors and have a mutual sense of community.
•Lower costs: It’s usually less expensive to purchase a co-op than it is to buy a condominium. “Condos are usually 25 to 30 percent more expensive,” says Columbo. You’ll probably pay lower closing costs for a co-op than you would for a condo, too.
bility for the corporation’s debt and expenses.
•Restrictive subletting rules: Typically, co-op owners aren’t allowed to rent out or sublet their unit. If it is allowed, it’s likely subject to board approval and only for a limited period of time. Other restrictions, similar to HOA rules, are usually also in place.
What co-op buyers should consider
Co-ops and condos sound and often look a lot alike. And in fact, they have one major thing in common: Occupants reside in separate units within a building or structure that has shared common areas. But there are substantial differences between co-ops and condos.
•Tax benefits: A portion of the monthly maintenance – up to 60 percent in some cases – is tax deductible. The amount that is deductible is dictated by the portion that is applied to real estate taxes and mortgage interest.
Cons
•Strict buyer requirements:
The vetting process for co-op buyers can be rigorous – bordering on intrusive, some think – with background checks, interviews and referrals commonly required.
Because co-op shareholders share liability for the entire building’s wellbeing, there are important considerations to take into account. Before you buy into a co-op, do some research into its physical and financial health. (Buyers are typically provided with a detailed packet of the building’s financials, but ask your real estate agent if you’re not sure.) Questions to think about include:
•Are the building’s finances well managed?
•Does the building have sufficient financial reserves?
•Are the building’s major systems, like the roof, boilers or elevators, nearing the end of their life, which could mean an assessment on the horizon?
•Is the building involved in any litigation?
the building’s underlying mortgage, and when is it due? Is there a balloon payment? Would the financials allow for refinancing when the mortgage comes due?
•Does the co-op own the land the building sits on, or does it have a land lease? If it’s the latter, when does the lease expire and/or what are the renewal terms?
FAQs
• Can I finance a co-op purchase? Yes – you can pursue financing to purchase co-op shares using a mortgage lender or bank, and the process is similar to financing any other type of home. While a co-op loan isn’t as easy to come by as other types of mortgages, some lenders actually specialize in them (especially in markets like New York City, where co-op living is extremely common). “The lender will underwrite both you the borrower as well as the co-op,” says Smiler. “The lender will want to review the co-op’s financials, recent sales in the building, the price per share, the amount of maintenance per share and the ratio of owner-occupied units.” A co-op whose ratio tilts in the favor of more non-owner-occupied units than owner-occupied units will pose a bigger risk to the lender.
• Is buying a co-op a good investment? It certainly can be, although you’ll want to do your homework. This includes review-
ing the building’s annual filings and board minutes from the past several years. The board minutes, in particular, will reveal any problems or potential/ongoing litigation. Bear in mind that you should plan to live in the co-op as your primary residence, or visit it often if it’s a second home. Co-op boards tend to want owner-occupants – it’s typically not feasible to buy a co-op purely as an investment property.
• What is a condop? As the combined name implies, condops are mixed-use buildings that contain both condo and co-op units. These buildings often have retail units on the first floor and residential arrangements above, with most of the residential units managed by the co-op.
Key takeaways
•A co-op is a housing option in which the owner owns shares in a residential cooperative, rather than owning the unit outright (as you would with a condo or freestanding house).
•Being a co-op shareholder gives you the right to occupy the unit your shares represent, and to use any common areas in the building.
•Co-ops are typically managed by boards similar to HOAs, with resident board members who oversee the building’s finances and may approve or deny potential purchasers.
As a result of all this, co-ops will typically cost less than condos. “Compared to condominium units, co-op units tend to trade slightly lower in sales price due to the co-op board’s right to approve all sales,” Smiler says. “Some people like a co-op’s exclusivity and added layer of vetting, but this also limits the pool of potential buyers, thus reducing the sales price.”
Pros and cons of a co-op
Pros •Community: A co-op’s strict rules and policies can result in a safer and quieter building, along
“The co-op board can deny a potential buyer for any reason that isn’t protected under local and federal anti-discrimination laws,” says Columbo. “The board does not have to disclose why they denied a prospective buyer unless there is a claim for discrimination. This lack of transparency can be tricky for sellers.”
•Limited financing options: Some traditional lenders don’t offer mortgages for co-op purchases, given the extra complication of a buyer needing the board’s approval. Co-op purchases can require a higher down payment, as well – often between 10 percent and 20 percent, and sometimes even more – because as a shareholder, you share lia-
•What is your unit’s share in
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