Handling a Probate or Trust Estate? Why the homeowners insurance policy is one of the first things you should find...

In the last month, I’ve had the same conversation twice with two different people, handling two different probate estates under similar circumstances. 

Both sellers had been named the administrator of a loved one’s Sacramento area probate estate. In both cases, the death of their loved one (the property owner) had occurred more than a year ago and they had delayed filing for probate. And when I asked questions about the property and status of the homeowners insurance policy, both of them admitted that they did not know if there was a homeowners insurance policy for the property. And in each of these cases, the policy coverage had lapsed.

Yikes! That’s a big hairy detail that just CAN NOT be overlooked. 

When someone passes away, often grief, family dynamics, and sheer overwhelm take over. Filing for probate is often not top of mind. And it’s emotionally very daunting to sift through your loved one’s finances, documents, and personal property, but I can’t emphasize enough how important it is…and checking for a homeowners insurance policy on any real estate that person owned is one of the most critical boxes to check. 

Here’s the reality: if a property is uninsured and something happens like a broken pipe, a break-in, vandalism, a fire, etc…the estate could suffer a massive and catastrophic financial loss. A house or other real property is probably going to be the highest-value financial asset of a probate estate. And if it’s uninsured, and there’s a loss, there is no do-over. There is no retroactive insurance coverage if policy coverage has lapsed. 

When someone passes away, the first thing I suggest is look for any and all documentation for existing mortgages and insurance. Contact the insurance agent immediately. You should ask if an existing homeowners policy automatically remains valid after the owner’s death. Some policies may require the insurer to be notified of the death or a change in occupancy status. Vacant homes often need special endorsements or entirely different policies. If the insurance company isn’t informed, a claim could be denied when you need it most. 

And if the policy renewal notice comes and goes without being paid, that will likely result in a lapse in coverage. Don’t let that happen. 

This is why early in these conversations I try to slow things down and ask very direct questions: Is there an active insurance policy? Who is the carrier? When was the last premium paid? Has the insurance company been notified of the death?

If no one knows the answers, that’s the signal to stop and investigate as soon as possible. Please make one of your first priorities protecting the estate's assets. Making sure there is an active, appropriate homeowners insurance policy in place is one of the simplest steps and one of the most important. 

Sacramento Landlords: When Holding a Single-Family or Small Multifamily Rental Stops Making Sense

It's January! The holidays are behind us. The calendar has flipped to a new year...and this week I found myself having a familiar conversation: a Sacramento multifamily property owner called me and wanted to talk through "if it still makes sense for me to own this rental property". For this person, the short answer was NO. And perhaps at some point I will list this property. 

I hear this most often from owners of single-family rental homes, and owners of small multifamily properties like duplexes, triplexes, and fourplexes. These guys are not institutional investors. They’re what we refer to commonly as "mom and pop investors" -- meaning regular people who bought with a long-term plan in mind: retirement income, cash flow, or long-term wealth building. And let's face it, for a long time, that plan has worked well. 

But heading into 2026, perhaps the calculus has shifted. 

• Maybe they talked to their CPA and some of the tax advantages of owning rental investment property have run their course. Depreciation is usually part of this conversation. Many long-term rental owners are nearing full depreciation, meaning the tax advantages that once made ownership especially appealing are starting to fade. When those benefits diminish, it often prompts a closer look at whether continuing to hold still makes sense. 
• Maybe they are considering retiring and riding off into the sunset in their RV and owning rental property in Sacramento is not something they want the responsibility for. Some landlords begin to wonder whether keeping that equity locked inside a rental property is still the best use of their capital. For landlords approaching retirement there is often a shifting desire for liquidity and simplicity. Selling a rental property can provide funds to support retirement, reduce risk, and eliminate the day-to-day responsibilities that come with being a landlord. 
• Maybe they already live outside of the area and coordinating repairs and keeping up with tenant issues from a distance is too much to manage. Absentee owners, in particular, may decide it’s time to cash in, simplify their lives, and redeploy the proceeds toward other investments, lifestyle goals, or greater financial flexibility. 
• Maybe a tenant has stopped paying rent and they are faced with an expensive eviction, and just do not want to deal anymore. Or perhaps a tenant has provided notice to vacate, and it proves to be an opportune time to sell rather than re-rent the property. 
• Maybe they want to help their adult kids buy their first home, and selling the old rental property is the perfect vehicle for a tax deferred 1031 Exchange. A lot of my clients are considering how to help their adult kids become homeowners and maybe give them the inheritance a little early. 
• Maybe expenses like insurance premiums are increasing, or there are some anticipated large repair expenses looming due to some deferred maintenance. A new roof, a new HVAC, a new sewer line, dryrot or termites...these can be big ticket items if a housing provider does not have liquid reserves set aside. 
• Maybe they aren't excited with the direction the California legislature is going with tenant protections and the ever-evolving regulatory landscape, and they are over it. In the last few years, California has enacted AB1482 rent caps and just cause eviction, has limited the amount a landlord can charge as a rental deposit, and has now required landlords to provide refrigerators and stoves as a condition of habitability. 
• Maybe they never intended to be a landlord in the first place! They inherited the property, or maybe couldn't get the price they wanted when they moved out of the property and decided to rent it out. 

You get the idea. 

Every year I have these conversations with property owners looking to go out of the rental business. That naturally leads to questions about opportunity cost. What am I currently not doing that I could be doing if the equity in this property were liquid, or if I weren't tied down? In the Sacramento market, single-family rentals and 2–4 unit properties continue to attract strong buyer interest. Buyers include owner-occupants planning to live in one unit and rent the others, as well as long-term investors looking for stable, well-located assets. Properties with solid fundamentals remain in demand. 

Reach out and I am happy to talk it through with you, analyze your income and expenses, the rental market and scenario, and to give you a sense of what your property might be worth.

What California AB723 means for Sacramento home buyers and sellers...

If you’ve ever clicked through a Sacramento home listing and thought, “Wow… this looks amazing,” only to tour the house and quietly wonder where the sofa, that amazing sunset, and vibrant green grass in the front yard went, then you’re not alone. Real estate photos have gotten very good. Sometimes too good. 

On all of my listings I hire an awesome professional photographer who does an stellar job at capturing the perfect angle, balancing light, and softening the rough edges of homes...but some agents and photographers take things a few steps too far and use AI or other tools to virtually add features a home just does not have, or photoshop out those fugly power lines running through the backyard, or virtually remodel a home. 

I have walked into homes with clients before and been like "Huh, I thought this kitchen was remodeled?"

Enter California AB723, a new law going into effect next week that is designed to bring and fewer surprises to real estate marketing photos. Starting January 1, 2026, real estate listings in California will be required to clearly disclose when images have been digitally altered in ways that materially change the features of the property. In plain English: if a photo has been edited to add furniture, change landscaping, remove unsightly neighboring properties, repaint walls, or otherwise make the property look meaningfully different than it is in real life, the listing must say so. And the listing must make this original image available. 

Now, don’t worry: this doesn’t mean listings have to look boring or unpolished. Basic touch-ups like adjusting lighting, color balance, optimizing the way a room looks with a wide angle lens, or cropping a photo are still perfectly fine. AB723 focuses on changes that could impact how a buyer perceives or understands the actual condition or features of the home. 

So as an example from one of my own listings -- last year I wanted to illustrate that the backyard of an Arden-Arcade home I listed was potentially big enough to build an Accessory Dwelling Unit. So I hired someone to add a rendering of an ADU to one of the aerial drone images my professional photographer took. And they also happened to edit the grass to be more green (which I did not ask them to do but it sure made the photo look better!). I did add a disclaimer to the photo and include the original in the listing, however now in the future I would also want to add a disclosure to the image specifically noting it was digital altered. For what it is worth, I also added some virtual staging furniture to two rooms, and did disclose the images were altered and provided the originals, as you can see in the archived listing online. Was I required to by law at that time? No. But I have always felt transparency is better. And now everyone in California will have to disclose digital alterations.

For home buyers, this is a win. You’ll have clearer expectations before you ever step foot inside a home. If a listing photo has been digitally altered, you’ll know it, and you’ll also have access to the original, unaltered images. Fewer surprises means better decision-making, less frustration, and hopefully fewer “Wait… where did that go?” moments during showings. 

For home sellers, this law encourages transparency without taking away great marketing. Virtual staging and enhanced photos can still be used -- they just need to be clearly labeled. Trust me seller, you want to avoid buyer disappointment when they walk in the door. That can leave a bad taste in a buyer's mouth...you want a buyer to connect with your home, not be frustrated by a big letdown or upset expectations. 

Real estate is already emotional enough for buyers without feeling catfished by a listing photo. This new law will help keep expectations realistic.

Sacramento’s City of Trees… and Tree Roots: Why Every Homebuyer Needs a Sewer Line Camera Inspection...

Buying a home in Sacramento comes with all the usual emotions: excitement, nerves, the constant mental math of “will my sectional sofa fit in the living room?” But there’s one very unglamorous thing home buyers here absolutely have to think about… and it lives underground. 

Sacramento didn’t earn the nickname "City of Trees" by accident. Those towering elms, oaks, and sycamores make our neighborhoods absolutely gorgeous. They also make us, as one local plumbing company jokes in a recent TV ad campaign, Sacramento is also the "City of Tree Roots".  And if there’s one thing tree roots love more than sunshine and soil, it’s old sewer lines. 

A lot of Sacramento’s homes were built decades ago, long before ABS plastic pipes were the material of choice for sewer lines. It is common to find that buried sewer lines are made of cast-iron, clay, cement, or orangeburg pipe. Not surprisingly, time takes its toll on these materials. Small cracks appear. Joints loosen. And the moment a thirsty tree root senses even the tiniest bit of moisture, it makes a beeline straight for the buried sewer. 

The result: tree roots in a sewer line cause blockages, slow drains, or in the worst cases, full-on sewer line failures that cost lots of money to fix. The tricky part is that everything inside the house can look perfect. The paint is fresh, the kitchen sparkles, and the backyard feels like a little urban oasis. Meanwhile, eight feet underground, a root could be strangling that aged sewer pipe. And waste may flow through an obstructed sewer line and the homeowner may never notice an issue...until maybe a *flushable wipe* (umm, please NEVER flush a flushable wipe!!) gets caught up on the root and sewage backs up into the house.

This is why a sewer camera inspection is WORTH EVERY PENNY. A plumber feeds a small scope with a camera through the home’s main sewer line, and in a matter of minutes you get crystal-clear look at what’s going on down there. It's like a colonoscopy for your home. Roots, cracks, bellies (spots that lack proper slope) in the line, buildup… all stuff you can’t see during a regular home inspection but absolutely should know about before you buy. 

Replacement of a line can be expensive...and I have negotiated A LOT of sewer line repairs and sewer replacements in my time as a Realtor.

If you are thinking about buying a home in an older Sacramento neighborhood -- in areas such as Arden-Arcade, Arden Park, Carmichael, Del Dayo, Sierra Oaks, Fair Oaks, East Sac, Land Park, Curtis Park, Tahoe Park, Hollywood Park, Folsom, Orangevale, or Rancho Cordova -- this is especially important. But I also strongly recommend having any sewer line inspected no matter what age the home is.

Given our tree canopy, skipping this inspection in Sacramento is kind of like buying a car without giving it a test drive. Often, things are fine. Perhaps a prior owner replaced or repaired the line... but when there are issues, things get expensive fast. A simple sewer camera inspection can save you thousands of dollars and future inconvenience, not to mention the heartbreak of a sewer backup two weeks after move-in day. If you’re buying a home in Sacramento, especially in an older neighborhood, be sure to invest in a sewer line inspection. 

New Listing - 7529 Andrewsarah Court, Sacramento, CA 95828

This adorable remodeled 2 bedroom, 2 bathroom, 894sf halfplex home is ready for a new owner! Step inside to a functional open layout with fresh interior paint and vinyl plank flooring throughout. The spacious living room features a charming brick fireplace and flows into the stylishly renovated kitchen: you will love the white cabinets, granite countertops, farmhouse sink, stainless steel appliances, and a versatile center island with extra storage. A large sliding door off the living area brings in natural light and opens to the backyard. The primary suite offers a spacious retreat, complete with a large walk-in closet and ensuite bathroom, which has been updated with a luxurious walk-in tiled shower, tile floors, and modern vanity. Generously sized hallway bedroom with large walk-in closet. Remodeled hallway bathroom is tastefully appointed with a tub/shower combo, tile floors, and a newer vanity. Indoor laundry area. The backyard has lots of sunny space to garden or play! 2-car garage. Freshly painted exterior and work completed for a section 1 pest clearance! All this is located conveniently near shopping, restaurants, retail, and more. Don't wait! Offered at $335,000. For more photos, detail and a 3D virtual tour, please visit 7529 Andrewsarah Court, Sacramento, CA 95828.

New Listing - 109 Johnston Court, Folsom, CA 95630

Opportunity awaits in lovely Willow Creek Estates in Folsom. This 3 bedroom, 2.5 bathroom home is a blank canvas that is ready for your personal touches. You will love the new flooring and freshly painted interior. Enter into a foyer, and a large living room with bay window and a gas fireplace insert. Open kitchen has a breakfast bar and looks out to the backyard and the family room with wet bar. Formal dining room. Upstairs you have large hallway bedrooms with lots of closet space. Primary suite has a walk-in closet, and an enviable ensuite primary bathroom with dual sinks, soaking tub, and stall shower. Inside laundry/utility room and attached 2-car garage. HUGE backyard! The possibilities are endless. Close proximity to top-rated schools, trails, parks, and historic downtown Folsom. Don't miss your chance to own in this incredible location with creativity to make it your own! Seller prefers ALL CASH offers. Offered at $499,900. For more details and a 3D Virtual Tour, please visit 109 Johnston Court, Folsom, CA 95630.

Best Pumpkin Patches Near Sacramento: Top Farms and Corn Mazes to Visit this Fall

When I was a kid, nothing felt more like fall than heading out to the pumpkin patch. I grew up in Citrus Heights and we'd make our annual trip to The Pumpkin Farm on Old Auburn Road (which has unfortunately closed, sigh). 

The thrill of finding and choosing the pumpkin that would become my jack-o’-lantern was pure magic. Then scooping out seeds and carving it with one of those special dull pumpkin knives was so fun! Now, as an adult, I have gotten to experience the magic through the eyes of the kiddos in my family. There’s something super cool about chaperoning kids through corn mazes, watching them climb hay bales, or hearing their absolute excitement when they spot a pumpkin that’s “the one” no matter how imperfect it is. 

The greater Sacramento region is blessed with plenty of pumpkin patches that capture that same childhood wonder. Here are some of the best spots to explore this fall: 

• Dave’s Pumpkin Patch / Vierra Farms (West Sacramento): A local favorite with something for everyone, like hay rides, a corn maze, pig races, and even pumpkin chunkin’. I went to my good friend's 30th birthday party here (in like 2008, don't judge!) and it is full of adult fun opportunities too.
• Nick & Ray’s Pumpkin Patch (Sacramento) Set on historic Bastiao Farms, this spot offers more than just pumpkins. Kids love the haunted “mining town,” corn maze, corn cannons (!), and giant straw bale pyramid. 
• Cool Patch Pumpkins (Dixon): Home to the world’s largest corn maze, this is the patch to visit if you’re up for adventure. I am not ashamed to admit I have been lost in this corn maze a few times in my life. Beyond the record-setting maze, there’s a “you-pick” pumpkin field, hayrides, and plenty of Instagram-worthy photo ops (as evidenced by my pic above).
• Bishop’s Pumpkin Farm (Wheatland): A true fall destination. Bishop’s has it all—U-Pick pumpkin fields, petting zoo, carousel, corn maze, hayrides, and a bakery filled with seasonal treats. It’s the kind of place you can spend the whole day and still not do it all. 
• Keema’s Pumpkin Farm (Elk Grove): A smaller, family-owned farm that feels more personal and low-key. With tractor rides, farm animals, and a cozy corn maze, it’s perfect if you want a quieter, less crowded patch experience. 
• Rickey Ranch (Granite Bay): Rustic charm defines this patch. Vintage tractors, farm animals, and a hay pyramid set the stage, while hidden skeletons among the vines add a playful twist to the search for pumpkins. 
• Boa Vista Orchards (Apple Hill, Placerville): Pair pumpkin picking with apple cider, pies, and gorgeous orchard views. This stop turns into a full fall day trip, especially if you want both pumpkins and the full Apple Hill harvest vibe. 
• Fog Willow Farms (Wilton): A charming farm with a picture-perfect setting. Visitors enjoy hayrides, friendly farm animals, and a climbing haystack. The on-site sugar shed with fudge and lemonade is a sweet bonus.

New Listing - 300 Katarina Lane, Folsom, CA 95630

Beautifully renovated American River Canyon Folsom home! You will love the open, light and bright floorplan! Enter to find a formal living room with cathedral ceilings, flowing seamlessly into the dining area and family room. The remodeled kitchen is the perfect place to refine your culinary skills and features quartz counters, stainless steel appliances including an induction cooktop with a hood vent, built-in oven and separate convection/warming drawer. You will love the island with a spacious breakfast counter, and lots of counter space, and an adjacent eat-in nook. A possible bedroom/den and full bath are located downstairs. The downstairs bathroom has been updated with a tiled floor, new vanity, and granite counters. Upstairs, the spacious primary suite has a luxurious ensuite bathroom including tub, a luxurious stall shower, dual sinks, and a walk-in closet. Three more upstairs hallway bedrooms, and the upstairs hallway jack-and-jill bathroom has dual sinks, a tiled tub/shower, and granite counters. The landscaped backyard is the perfect place for al fresco dining on a crisp evening, and features a concrete patio and plenty of plush grass to garden or play. HUGE 4-car garage! Close proximity to award-winning schools, the American River Parkway, Lake Natoma, and Folsom Lake! Don't wait! Offered at $899,000. For more photos and a 3D virtual tour please visit 300 Katarina Lane, Folsom, CA 95630.