Team » Real Estate History of Terry L. Sheldon
Representing all levels of property transactions and development opportunities. Sales and listings specialist, apartment investments, design and remodeling consultation, land acquisition thru new home construction including project management. Waterfront specialist for purchase and/or development.

Residential Development, Marketing and Brokerage


Among various residential and residential income listing and sales, the most notable was this recent closing in July 2015:

  • 23 Apartments in Poway sold for $4,700,000,
    Then sold to seller and effected a 1031 exchange for,
    $7,950,000, 594 Space Parking Garage in Portland, Maine, to seller of Poway

  • 3243 Ocean Front Walk, Mission Beach 92109 - Ocean Front - 4 Units
    6 unit apartments on the beach/conversion to 4 deluxe condominiums
  • 3540 Mission Blvd – Mission Beach 92109
    8 unit condo conversion
  • 12 Units - Houston, Texas - (2017)
    $1,600,000 - 7% Cap Rate
  • 594 Unit Parking Garage - Portland, ME - (2016)
    $7,950,000 - New Cap rates due to increased income and improvement now make it worth $14M


  • Bethany Summit, Oceanside: 175 Units
    Hired by professional REIT to obtain all development permits and BRE
    Approvals to convert, market and sell the condos. TLS was paid fees and 5% commissions on all sales. (Not completed due to REIT bankruptcy because of market failure).
  • 1536 Missouri Street, Pacific Beach 92109 - 4 Units
    Conversion to 4 moderate range condominiums
  • 7520-30 Draper Avenue, La Jolla - 12 Luxury Condos
    Sold new construction development to buyer in 2000 when average price was $650K, which has appreciated to $1.5M average.
    Duties: DRE processing, design consulting, marketing, sales. Sold project to buyer in 2000 but had to litigate to finalize sale in 2003-2006. Testified at hearings, TLS had option on property used to leverage sale, helped appraise for lenders.
  • 3302 Bayside Walk, Mission Beach – 3 Luxury Condos


  • 3020-40 Horton Avenue, San Diego 92103 - 12 Units
    TLS purchased with condo map
  • 7647-83 Mission Gorge Road, San Diego - 180 Units
    TLS did all marketing studies for major lenders that funded the loan which was required, used experience for added credibility, DRE consulting, and conversion consulting, created and led the marketing and sales team. Sold out the first 90 units in 3 weeks beginning in Sept '04. The second phase of 90 units sold out shortly thereafter
  • 826 Salem Court, Mission Beach - New Home Construction
    Construction and sale of new home - $875,000
  • 3531-41 Ocean Front Walk & Monterey Court, Mission Beach, 92109 - 10 condos
    Listed old beachfront hotel - Sold 4 parcels to developers to build 10 condos - Listed and sold condos in 2005
  • 2200 La Costa Avenue, Carlsbad - 5 Luxury Homes on La Costa Golf Course
    Brokered 5 new homes on the Golf Course of La Costa @ $1M
  • Pine Hills Lodge, Julian, California - Hotel property in the San Diego Mountains
    Purchased by TLS in 2003-2006. Richard Requa designed lodge built by Col. Ed Fletcher in 1912. World Champion Jack Dempsey trained in the gymnasium built for him in 1926. Now used as a theatre and retreat center. The Lodge hosts retreats, weddings, holiday celebrations with full catering. (


  • Other Real Estate Development Opportunities
    Condo Conversions: 3 Units/Pacific Beach, 4 Units/Pacific Beach
    House Renovations: Pt. Loma, Pacific Beach, Ocean Beach
    Consulting: 3200 Sixth Avenue/24 Units
    Sales: 7 home construction of entire block at Mission Beach/sold lots to developer then listed all homes
  • Listings and Sales:
    T.L. Sheldon & Associates, Inc. is credited with nearly $100M in sales for 2004, and will have a similar year in 2005. Areas of influence are not limited to any specific area of San Diego County, including La Jolla/Pacific Beach/Mission Beach, Encinitas, Carlsbad/La Costa, Alpine, Pine Valley, Julian and all points of compass.

Prudential California Realty, 4/1998 - 1/2003
Broker Assoc.
Platinum Chairman's Circle - High end residential and land sales, development opportunities and consulting, and investments.

Coldwell Banker, 2/1997 - 4/1998
Broker Associate
International President's Club - Specialist in high end residential sales and development opportunities, and all area investment properties.

T.L. Sheldon Corporation
San Diego, CA - 1977 - 1996
Real estate development opportunities and general brokerage. California broker's license. Was general partner of numerous ventures. Created development and investment opportunities, wrote partnership agreements, handled financing, development approvals, sales, ands marketing process from beginning to end. Raised approx. $35 million dollars in working capital.

Condominium Conversion
A. Del Mar Bluffs - 103 units - Del Mar
Sheldon co-wrote the Coastal Commission low and moderate income housing guidelines with the Commission's legal counsel. This was the first project in California to implement " inclusionary" zoning requirements for providing such housing to persons in the Coastal Zone. The project became the California model for all future projects.
B. Mesa Manor - 36 units - La Mesa
C. Cole Manor South - 40 units - San Diego
D. Cole Manor North - 59 units (1979)
E. Hidden Pines - 48 units - Chula Vista
F. Loring Manor Condominiums - 14 units - San Diego
G. Castle Park Townhouses - 40 units (1979) - Chula Vista
H. Carroll Canyon Condominiums - 136 units - San Diego
I. Regency Condominiums - 38 units - Pacific Beach
J. The Grove - 172 units - Carlsbad
K. 3249-51 Ocean Front Walk(2003) – 8 Units in Mission Beach. Converted and sold as condos
L. Leucadia Condos – 36 Luxury units that required low-mod housing deal with Coastal

3772 Riviera Drive, Mission Bay
Owned 100 ft. beach front property on Mission Bay circa 1976. Developed it into six luxury condominiums. Designed exterior and interior plans and layouts.

Environmental Land Development
Point Loma, CA
Land developer, owner / entrepreneur. 20 acre property known as the "Famosa Slough," located on West Point Loma Blvd., San Diego, CA.
Capitalized and planned a 320 unit condominium project on the upland portion of environmentally sensitive property. Wrote and had passed a state legislative bill deleting the property from the coastal zone. Acquired the state and federal grants for the city of San Diego to successfully purchase the property for $4,200,000 in order to convert to a wetland park.

GRUBB & ELLIS Commercial Brokerage
San Diego, CA 1976-77
Broker Associate, Downtown office. Salesman of the month, etc. Specialized in large residential income and commercial properties.

GRUBB & ELLIS Residential
San Diego, CA - 1974 - 77
Real Estate Sales Manager /Broker Associate, Sales training. Pacific Beach offices. Highest money maker, listing and sales. Numerous office and sales awards. Accounted normally for 40% of office sales. Specialized in investment properties (all types) and home sales.

BEACH 'N TOWN Realty - 1971 - 74
Real Estate Sales Manager / Sales Associate. Pacific Beach and North Clairmont offices. Sales and Manager awards, sales training. Income prop. and home sales.

USC, Architecture
Tahoe College, Business
University of Mexico (UNAM) , Spanish

Summary of Private & Government Organizations

T.L. Sheldon has personally negotiated with the following agencies to insure success of projects, and has been active in the following organizations:

  1. California Coastal Commission. Five Coastal development permits. Negotiated all conditions and requirements. Attended all hearings and made all oral and written presentations and appeals before the Commission.
  2. City of San Diego (Changing condominiums ordinance + all projects)
  3. California Dept. of housing and community development (HCD)
  4. City of Chula Vista
  5. City of La Mesa
  6. San Diego housing coalition and coalition for Fair Rents (Countered rent control ordinances)
  7. County of San Diego housing commission and housing authority
  8. City of San Diego housing commission and housing authority
  9. State of California Assembly subcommittee on Aging
  10. San Diego Union Tribune newspapers (news and real estate, editorials)
  11. KGTV and KCST television stations (news), & KPBS forum
  12. California Dept. of Real Estate
  13. City of Carlsbad - 172 unit Condo Conversion- largest

  15. San Diego Chamber of Commerce, San Diego member (1978-1990)
    Political Board committee member
    1984 European Goodwill delegate to Switzerland, Germany, Austria, and France. Met with Chamber of Commerce leaders and Consul Generals (Including Henry Cabot Lodge, Swiss Consul General) of each country.
  16. San Diego Building Industry Association
    Member (1978-1984)
    San Diego Board of Realtors
    Members (1971-1992, 1996)
    Political Action Committee (1978-1990)
    Chairman, Political Policies Committee 1985
    Committee member (1981-1986)
    Executive Committee (1985)
    Board of Directors (1984-1988)
    Housing Opportunities Inc. (1985-86)
  17. San Diego Board of Realtors
    Member (1971-1992, 1996)
    Political Action Committee - Chairman (1980-1983)
    PAC trustee (1982-1987)
  18. Midway Community Planning Group, San Diego, CA
    Member ( 1988-1990)
    Original founder of MCPG
    Wrote all the bylaws to form and operate the city of San Diego Community Planning Group for the community of Midway. The function of MCPG is to consider all land use plans and changes to the adopted community plan for the Midway district.
  19. Federal Home Loan Bank
  20. FDMC - "Freddy-Mac", loan guarantee agency.
  21. Veteran's Administration
  22. State and U.S. Congressmen and Senators.
  23. California Legislature-Senate/House/Governor
  24. U.S. Army Corps of Engineers.
  25. Environmental Protection Agency (EPA)
  26. Sierra Club
  27. Audubon Club
  28. California Coastal Conservancy-negotiated grants
  29. California Dept. of Fish & Game
  30. California Wildlife Conservation Board
  31. The Nature Conservancy
  32. Kiwanis Club (1977-80)
  33. Rotary Club-Rancho Santa Fe (1985-1987)
  34. San Diego Cancer Society (1986-89) Board of Directors (1987-88)
    Board of Directors of 1984 Gold Medal Team
    Fund raiser and chairman of events
    Founding member-contributed first start-up dollars.
    Board of Directors (1985-1991)
    Executive Committee, V.P. (1985-1989)
    Presented determining presentation for acceptance of the museum by the Balboa Park Committee, and the San Diego City Council. Instrumental in acquiring the Imperial Palace (Las Vegas) auto collection as the "core collection" contributor to the museum.
    Negotiated on behalf of the Imperial Palace for the acquisition of the famous Cunningham collection that was located in Newport Beach, because of Sheldon's personal relationship with Briggs and Laura Cunningham. The collection contained 100 classic automobiles, including one of six training Bugatti Royals. The Imperial Palace did not purchase the collection.