Energy-Saving Home Near Live Oak School | Tulare Homes for Sale

 This 3-bed, 2-bath home in Northeast Tulare is listed at $395,000 and comes with owned solar panels that cut monthly utility bills. At 1,614 sq. ft. on a manageable 8,247 sq. ft. lot, it offers comfort and convenience in the desirable Live Oak Middle School, just a block from both the school and park.

Who This Home Fits

For first-time buyers, the value shows up in long-term savings. Owned solar keeps monthly costs low, and the updated kitchen with quartz countertops and stainless appliances means fewer surprise expenses. The location near schools, parks, and shopping adds daily convenience.

For downsizers or empty nesters, the single-level layout is practical and easy to manage. The lot size strikes a balance—enough room to enjoy without creating extra maintenance. A two-car garage with an electric gate adds peace of mind.

For investors, the numbers make sense. With a price point of $244 per square foot and strong tenant appeal from the nearby schools and shopping, it’s well positioned as a rental. Owned solar is a built-in benefit that increases desirability.

Notable Features

Inside, you’ll find recessed lighting throughout, a spacious formal dining area with a built-in hutch, and a modern kitchen that’s ready for daily use or entertaining. The backyard includes a pond with fish and turtles, which the seller will leave or remove depending on preference. Built in 1979, the home has been updated where it matters while keeping a practical, single-story footprint.

Property FAQ

Is there an HOA?
No, this property has no HOA fees.

What happens with the ponds?
The in-ground pond with turtles will stay. The seller may remove the above-ground ponds unless the buyer wants them.

Are there sale conditions?
Yes, the sale is contingent on the seller finding a replacement home.

Buyer’s Agent Contact:
Justin Stoner – Central Coast Sotheby’s International Realty
DRE #02208362 | (805) 440-8104

Listing Agent:
Nelly Cortez – Central Coast Sotheby’s International Realty
DRE #02119955 | 559-991-1977

Tulare City Council Approves 556-Home Development at Morrison and Prosperity

The Tulare City Council has approved the annexation, rezoning, and subdivision of approximately 140 acres of agricultural land in East Tulare to make way for a 556-lot single-family housing development proposed by San Joaquin Valley Homes.

The site is located at the southeast corner of Prosperity Avenue and Morrison Street, currently outside city limits but within the Urban Development Boundary. The council’s approval includes a pre-zoning designation of R-1-5 (Single-Family Residential, 5,000 sq. ft. minimum lot size) for approximately 134.85 acres, and a Rural Residential designation for a 5.47-acre remainder parcel. These zoning designations will take effect upon formal annexation.

The approved action, listed as Zone Amendment No. 754, follows the council’s earlier decision on April 1 to pass the ordinance to print. At the April 15 meeting, the council adopted Ordinance 2025-03, finalizing the zoning approval for the project.

Key Project Details

According to city planning staff, the development will include:

• 556 single-family homes on minimum 5,000 sq. ft. lots
• A 5.47-acre rural parcel that remains outside the core development area
• Entry access from two new intersections on Morrison Street and two on Prosperity Avenue
• Internal neighborhood streets designed to city standards

The development application was submitted prior to the city’s recent comprehensive zoning update, which eliminated the R-1-5 designation in favor of R-1-4 (4,000 sq. ft. minimum). Because of this timing, the project was allowed to proceed with the 5,000 sq. ft. minimum standard, although the city's zoning map will reflect it as R-1-4 upon annexation.

Council Discussion and Public Comment

During the public hearing, resident Allison Schott raised concerns about the ability of existing residents on Lois Lane—located north of the site—to access their homes safely, especially when traveling eastbound on Prosperity Avenue. She also asked where mailboxes for existing residents would be relocated.

City Engineer Michael Miller responded that a raised median would maintain access to Lois Lane and that mailbox placement is determined by the United States Postal Service, not the City of Tulare.

Councilmember Jose Sigala inquired about the planned park space within the development and whether it would include usable amenities like play equipment. Community Development Director Mario Anaya clarified that park design details would be reviewed by the City’s parks staff during the design phase to ensure compliance with city standards.

The council ultimately voted 4–0 to approve the development (Mayor Isherwood was absent).

What Happens Next?

Before construction can begin, the City must complete the formal annexation process through the Tulare County Local Agency Formation Commission (LAFCO). Once the property is annexed, the zoning will take effect, and the developer can begin infrastructure planning and subdivision improvements.

No specific construction timeline was discussed at the meeting, though approvals such as this typically precede grading and improvement work by several months.

Why This Matters

This approval represents one of the largest single-family developments proposed in Tulare in recent years. It comes amid ongoing regional discussions around housing supply, land use, and preserving agriculture.

While the project converts farmland to urban use, it is consistent with the city’s general plan designations and growth expectations. With over 500 new homes planned, the project is expected to help ease housing demand and bring new infrastructure improvements to the east side of the city.

More details will become available as the project moves through the final stages of annexation and subdivision approval.

Tulare Passes New Rules on Public Encampments

The Tulare City Council has approved new regulations to deal with growing concerns over public encampments. The new ordinance, passed at the April 15 meeting, sets stricter limits on where individuals can camp on public property and gives city staff more authority to intervene when issues arise.

What Prompted the Change?

• Unhoused individuals using outdoor water sources to bathe

• Break-ins and vandalism at industrial properties

• Public health concerns around waste, fire hazards, and drug activity

What’s in the New Ordinance?

1. City Property Exclusion (Chapter 8.37)

• Who it applies to: Anyone who commits certain violations on city-owned property (e.g., harassment, vandalism, unauthorized camping)

• How it works: After repeated infractions, a person can be banned from specific sites—like the library, City Hall, or a park—for a set time

• Due process included: Offenders are entitled to a hearing to contest their exclusion

2. Encampments on Public Property (Chapter 8.38)

• Camping is prohibited on certain public lands at all times, regardless of whether shelter beds are available

• Why that matters: In many California cities, courts have blocked enforcement of anti-camping laws unless sufficient shelter is available. Tulare’s ordinance is designed to withstand legal challenges by targeting sensitive areas and public safety concerns.

Enforcement tiers:

• First violation: Written warning

• Second: Administrative citation

• Third: Exclusion order from public property

What Does This Mean for You?

• Expect more visible enforcement around parks, civic buildings, and known encampment areas.

• If you report a safety or sanitation issue on public property, City staff will now have more authority to respond—especially if the same individuals are involved repeatedly.

• If you're someone working with or advocating for the unhoused, this policy adds urgency to expanding outreach, services, and shelter capacity.

What Comes Next?

• Recruiting hourly staff to manage day-to-day operations at the encampment site

• Evaluating next steps on permanent shelter planning

• Considering additional investments in hygiene and mental health services

The ordinance takes effect May 4, 2025.

Tulare Real Estate Market Healthy, Not Hot

Tulare Real Estate Market Update – February 2025

What buyers and sellers need to know right now

If you're watching Tulare’s housing market, here’s what’s happening. Prices are holding steady, homes are still selling, and interest rates are adding pressure to monthly budgets. Whether you're buying your first home or thinking about selling your current one, the data from February offers useful signals.

For Buyers: What You Can Expect in Today’s Market

Interest rates are averaging 6.84%. That’s a bit lower than last month (6.96%) but still well above where we were a year ago. This impa
cts how much home you can afford—and what you’ll pay each month.

Here’s a breakdown of what homes cost right now in Tulare based on size:

2-Bedroom Homes

• Homes for sale: 10
• Median price: $233,000
• Monthly payment (20% down): $1,490
• Monthly payment (3% down): $1,749
• Estimated down payments: $47K (20%) or $7K (3%)

3-Bedroom Homes

• Homes for sale: 51
• Median price: $367,000
• Monthly payment (20% down): $2,344
• Monthly payment (3% down): $2,753
• Estimated down payments: $73K (20%) or $11K (3%)

4+ Bedroom Homes

• Homes for sale: 53
• Median price: $457,000
• Monthly payment (20% down): $2,919
• Monthly payment (3% down): $3,428
• Estimated down payments: $91K (20%) or $14K (3%)

There are no one-bedroom homes listed right now, which is common in Tulare, where most buyers are families or move-up buyers looking for more space.

What this means for you:
If you're shopping with a lower down payment, your monthly costs will be noticeably higher. For example, buying a 3-bedroom home with 3% down adds over $400/month to your mortgage compared to a 20% down scenario.

Inventory is strongest in the 3–4 bedroom range. You've got options, but expect competition on homes that are priced right and in move-in condition.

For Sellers: Prices Are Strong, But Buyers Are Price-Sensitive

Let’s talk about what’s happening on the seller side:

• Price per square foot:
• Average: $232
• Low end: $158
• High end: $400
• Average days on market: 29 (down 9% from last month)
• Pending sales: Down 2%
• Closed sales: Up 8%

That’s a mixed bag. Homes are selling slightly faster, and more are closing, which is good. But fewer deals are going into escrow, which suggests buyers are hesitating—likely due to affordability concerns tied to interest rates.

If you're planning to sell soon:

• Pricing correctly from the start is key. Buyers have options and aren't rushing into bidding wars.
• Expect more questions and longer decision times unless your home is in excellent condition or priced below the median.
• Highlight features that offer value—solar panels, newer HVAC, remodeled kitchens, or proximity to parks and schools.

Big Picture: What Buyers and Sellers Should Know

• The market isn't in a slump. Homes are still moving, especially if they're priced right.
• Buyers are active but cautious. Monthly payments are higher than many expected, especially for entry-level buyers using low down payment loans.
• Sellers are in a good position, but only if they're realistic. Overpricing or skipping repairs is a gamble that could cost you time and money.

Final Word

Tulare’s real estate market isn't hot, but it's healthy. It's the kind of market where good preparation makes a big difference—whether you're buying or selling.

Thinking about making a move this spring? I can help you break down your numbers and put together a game plan that fits your situation.

Tulare County Teen Breaks Brother’s Record as Youngest to Pass California Bar Exam

Tulare County District Attorney (TCDA) law clerk Sophia Park has made history, passing the California bar exam at 17 and becoming the youngest to do so, beating the record set by her brother, Peter Park, just last year. Sophia was 17 years and 8 months old on November 8, 2024, when she passed the exam, while her brother was 17 years and 11 months old at the time of his achievement in 2023.

“Sophia’s accomplishments are extraordinary, and we couldn’t be prouder as an office family,” said Tulare County District Attorney Tim Ward. “Our law students, interns, and clerks have made tremendous strides, and it’s been a privilege to support them as they reach these milestones.”

Sophia began her law journey at just 13, attending law school while in junior high at Oxford Academy in Cypress, CA. She graduated high school in 2022 through the California High School Proficiency Exam (CHSPE) and went on to earn her law degree from Northwestern California University School of Law in 2024. Like her brother, she leveraged a state bar rule allowing students to enter law school via College Level Examination Program (CLEP) exams.

At 16, Sophia interned at the Los Angeles County District Attorney’s Office, gaining practical experience before joining TCDA as a law clerk in 2024. She plans to become a licensed attorney in March 2025 upon turning 18, with her sights set on serving as a prosecutor for Tulare County, following in her brother’s footsteps.

“As a prosecutor, I’m committed to seeking justice and making sure victims’ voices are heard,” Sophia stated.

Tulare County Fairgrounds will get $11 million boost

The Tulare County Fairgrounds received a significant boost with a $11 million grant from the California Department of Food and Agriculture (CDFA) through the Fairgrounds Resilience Centers Program. 

This funding is part of a larger $89 million grant pool aimed at supporting communities during disasters, such as evacuations due to flooding.

The grant will be used to enhance the Tulare County Fairgrounds' emergency preparedness by upgrading an existing building and demolishing and reconstructing two other buildings on the site. These upgrades are intended to provide emergency sheltering, kitchen and sanitation facilities, showers, and other improvements to protect and comfort people and families in times of need.

These improvements will also benefit the community outside of emergencies. The fairgrounds are envisioned to serve as year-round hubs of community engagement, hosting civic, social, educational, and economic development activities. Some potential uses include business incubation centers, satellite college campus facilities, and telemedicine centers, all contributing to the growth of local communities.

Tulare police help arrest felons in possession of firearms

Tulare police helped a taskforce arrest two convicted felons in possession of firearms.

The arrests were made by the Tulare County Agencies Regional Gun Violence Enforcement Team Task Force (TARGET), with the assistance of the Tulare Police Department Crimes Specific Unit. The arrest took place around 6:45 p.m. in the 900 block of West Inyo Avenue in Tulare, involving two individuals: 38-year-old Jazmine Dailey and 38-year-old Darrell Dillihunt.

Darrell Dillihunt, identified as a convicted felon known for carrying firearms, was apprehended for being a felon in possession of a firearm, ammunition, and an assault weapon. His arrest record includes assault with a deadly weapon with the use of a firearm on a peace officer. Jazmine Dailey was arrested for two active felony warrants and for being a felon in possession of a firearm, ammunition, and an assault weapon.

During the investigation, detectives searched the suspects' vehicle and discovered a loaded assault weapon. Additionally, the TARGET Task Force and the Special Enforcement Unit Officers from the Visalia Police Department obtained and served a search warrant at the home of Dillihunt and Dailey, where they seized over 50 rounds of live ammunition.

Both individuals were booked at the Tulare County Adult Pre-Trial Detention Facility.

Tulare woman sentenced to life for husband's murder

Pennie Henson Ince, a 54-year-old woman from Tulare has been sentenced to life in prison without the possibility of parole for the murder of her 65-year-old husband. This sentence was handed down by the Tulare County Superior Court, South County Justice Center.

The case details reveal a chilling narrative. Ince was found guilty of first-degree murder with the special circumstance of lying in wait and using a firearm. The incident, which occurred on March 6, 2022, involved Ince ambushing and killing her husband with a shotgun in a cold-blooded execution.

Following the murder, Ince engaged in further criminal activity. She took her husband’s ATM card and withdrew $900 from his account. Subsequently, she fled to Fresno, where she was found at a bar. However, she managed to evade capture at that time.

Her arrest came on March 8, 2022, marking the end of a brief but intense manhunt. The severity of her actions and the methodical nature of the crime significantly influenced the court's decision to impose a life sentence without the possibility of parole.

Tulare man convicted in molestation case

A Tulare County jury has convicted 52-year-old Steven Brian Arey of Tulare on 20 counts of molesting two girls and a boy. 

The verdict was reached on Friday, and Arey faces 300 years to life in prison at his sentencing on May 26. 

Deputy District Attorney Chelsea Wayt prosecuted the case, which was investigated by Sergeant Matt Muller of the Tulare Police Department. 

The Tulare County District Attorney's Office issued a news release announcing the verdict.

Funds short for Corcoran levee project

The Corcoran levee, which protects the town from the old Tulare Lake, is sinking due to subsidence caused by excessive groundwater pumping by farmers, according to a report by GV Wire.

With runoff from record-breaking snowpack expected to inundate the area, the levee needs to be raised by four feet to avoid flooding. 

However, the Cross Creek Flood Control District, which is responsible for the levee, has only $1 million to complete a project that is estimated to cost between $17 million and $21 million. The district and the city of Corcoran have urgently requested funding from various sources, including the California Department of Corrections and Rehabilitation, but it remains uncertain whether they will receive any financial assistance.

Gov. Newsom signs executive order to support Tulare Lake Basin flood response

Governor Gavin Newsom has signed an executive order to protect the Tulare Lake Basin communities from significant flooding resulting from the historic storms that California experienced this winter and spring. The order aims to streamline state preparation, response, and recovery actions, and supports local flood response efforts.

State agencies, including the California Department of Water Resources, CAL FIRE, and the Governor's Office of Emergency Services, have been actively engaging with local officials managing flood response efforts, providing technical assistance, resources, and support to protect public health and safety.

The Governor's order streamlines regulations to expedite emergency flood preparation and response activities, such as floodwater diversion, debris removal, and levee repairs in the Tulare Lake Basin. In addition, it waives work hour limitations for retired annuitants working with state agencies and departments on the emergency response to ensure adequate staffing for response efforts.

McCarthy criticized for releasing security footage to Tucker Carlson

House Speaker Kevin McCarthy is facing criticism for giving Tucker Carlson, a Fox News commentator, exclusive access to police security footage of the Jan. 6 Capitol attack. 

McCarthy of Bakersfield has vowed to make the footage available to the public, but said that Carlson will have first access. 

Some Democrats have raised concerns about the potential misuse of the footage as a political tool to rewrite the history of the attack. 

Access to the footage will also be made available to the nearly 1,000 defendants being prosecuted for their roles in the siege. Source: AP

Snowpack may endure despite rain storms

California is expected to experience rainy and snowy weather throughout March, even after the start of spring on March 20. 

The National Weather Service’s Climate Prediction Center has modelled the continuation of the inclement weather. Forecasters are also monitoring the possibility of warmer storms hitting the state, which could increase the likelihood of flooding. 

Yosemite National Park closed last week due to heavy snow, while the China Peak ski resort is closed for the weekend. Fresno County has opened shelters for residents without power, but warns motorists against trying to drive in the Sierra due to deep snow.

It is uncertain whether the snow will melt or not. Some forecasters are keeping an eye on the potential for warmer storms that could hit the state, soaking the massive snowpack and raising the potential for flooding. 

Dan Walters: High-speed rail still lacks money to complete Valley segment

In a commentary in CalMatters, Dan Walters writes that the California High-Speed Rail project, a proposed statewide system of very fast trains, is still lacking enough money to complete its initial segment in the San Joaquin Valley. 

The High-Speed Rail Authority (HSRA) recently announced the “historic milestone” of creating over 10,000 construction jobs since the start of construction on the initial stage, but this number is open to debate. 

The San Joaquin segment is currently projected to cost $22 billion, roughly one-fifth of what the entire north-south system would need. While construction unions have ramped up pressure to continue work, the project still lacks the necessary funding to complete the San Joaquin segment and make it a statewide system. 

The solution may depend on what happens in national politics, with Democrats supporting high-speed rail as a tool to battle climate change and Republicans opposing it as a boondoggle. Source: CalMatters

NASA says 10 percent of Valley water comes from underground mountain sources

NASA scientists say that up to 10 percent of the groundwater in the Central Valley flows underground from the Sierra Nevada mountain range. 

“We now know how much groundwater is going into and coming out of the aquifers during each season of the year, and during periods of drought and episodes of heavy precipitation,” Donald Argus of NASA’s Jet Propulsion Laboratory in Southern California said. 

The volume of the inflow was surprising, according to Argus, because researchers believed they already had a good understanding of the amount of water entering and leaving the Central Valley. 

Source: Tulare Voice

This new understanding could be used, for example, to modify existing restrictions on watering during dry years versus wet years to better match usage with the available groundwater resources.

In a recent study, scientists found that a previously unmeasured source – water percolating through soil and fractured rock below California’s Sierra Nevada mountains – delivers an average of 4 million acre feet (5 cubic kilometers) of water to the state’s Central Valley each year. This underground source accounts for about 10% of all the water that enters this highly productive farmland each year from every source (including river inflows and precipitation).

Will Newsom gas rebate result in new tax?

Could a gas rebate end up costing taxpayers at the pump even more?

Gov. Gavin Newsom called a special legislative session on rebates to offset high gas prices funded by a windfall profits tax on oil companies.

The session will be Dec. 5, timed with the swearing-in of the new Legislature.

Newsom plans to call a special legislative session in December to push for a tax on oil industry profits, the latest escalation in a feud over soaring gasoline prices that Newsom calls greedy and manipulative.

Newsom said today that he would convene the special session on Dec. 5, the same day that a new class of lawmakers is sworn in.

"Gas prices in California have soared in recent weeks to an average of $6.39 per gallon, as of Friday, according to AAA, near the highest they've ever been.

Newsom, who originally unveiled his plans for a "windfall profits tax" on oil companies a week ago, had few additional details to share.

The plan could take the form of an excise tax, he said, with revenue being returned to taxpayers as rebates.

Despite his urgency, he said convening the special session in two months would give his team time to "get our ducks in a row" — developing a strategy that can get through the Legislature, where a two-thirds vote by both houses is required for any tax measure, and stand up to expected legal challenges by the oil industry.

"Republicans, who comprise a superminority of the Legislature, criticized the tax plan as insulting and said that it would drive up prices further because oil companies would pass on the cost.

Newsom once again rejected calls to suspend the state's 54-cent-per-gallon gas tax, because he said oil companies would simply pocket the savings.

New laws take aim at catalytic converter theft

Gov. Gavin Newsom said this week that he signed a bill that makes it illegal for recyclers to buy a valuable car part from anyone other than the legal owner or a licensed dealer. This is aimed at stopping the widespread theft of catalytic converters from cars.

There have been dozens, if not more than 100, catalytic converter thefts in Tulare County in the past two years.

Valuable metals like rhodium, platinum, and palladium are used in anti-pollution parts of cars. Parts that are hard to track down are easy to cut off a car, which makes them a good target for people who want to make money quickly at a scrap yard.

With the two new laws, buyers will have to pay more if they can't prove that a catalytic converter wasn't stolen. This should make it harder for thieves to sell stolen car parts.

Exeter man who buried his wife alive denied parole

An Exeter man who stabbed his and buried her alive in their backyard was denied parole for the next five years.

At a virtual hearing on August 2, 2022, TCDA prosecutors secured a 5-year denial of parole for Cesar Navarro, age 44, for the 1998 murder of his wife. Also in attendance were victim advocates and the victim’s family. Navarro is currently serving his sentence at the California Men’s Colony in San Luis Obispo.

On December 16, 1998, in the city of Exeter, Navarro stabbed his 20-year-old wife multiple times in the head and neck with a screwdriver. Knowing that his wife was still alive after the attack, he buried her in the backyard of their home. Her body was found two weeks later after family members filed a missing person report and had been searching for her. At his initial parole hearing in 2014, Navarro said he committed the crime due to perceived infidelity. The victim’s family said that she would often talk about Navarro’s violence with her.

In 2000, a jury convicted Navarro of the murder and was sentenced to life in prison. Navarro was convicted of domestic violence against the victim a few months prior to the murder.

This was Navarro’s second official parole hearing. In 2019, Navarro stipulated a three-year denial without a hearing. A senior deputy district attorney argued against his release in this case.

Career criminal gets reduced sentence despite DA objections

A local judge granted re-sentencing for Hector Salazar, age 39, for the 2013 home invasion of a Ducor residence.

On May 29, 2013, Salazar and two men entered the home of a Ducor man. Upon entering, they pummeled the victim and restrained his arms, legs, and vision with duct tape. The victim later advised law enforcement that he felt an alleged gun pressed to his head while the men demanded money. After about 40 minutes, the victim, thinking the men had left after rummaging the home, freed himself to assess what was taken. 

The men, however, were still present. Now covered with a blanket, the victim again felt what he believed was a gun to his head. After a few more minutes, the men left in the victim’s truck. Salazar pleaded to first-degree robbery with the special enhancement that he possessed a prior serious or violent felony.

Water shutoffs resume in August for past due bills

Residential water users with balances older than 60 days could have their service shut off starting in August if the bill remains unpaid. 

The City of Tulare halted water shut-offs because of the state moratorium on water shut-offs and because of the economic impacts of the pandemic.

Beginning August 3, all past due balances that are more than 60 days delinquent need to be paid to avoid any future shut-offs.