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.