Aspiring to be a homeowner in Sacramento? Here are 6 things to start doing to prepare...

Lately I have been chatting with several folks who are thinking about taking the plunge into homeownership -- some sooner than later -- and for many of them it is a little overwhelming as far as what to do to get started. I help buyers of all shapes and sizes, price ranges, and experience levels, and what I recognize is that whether this is your first time or your 5th time, many of the steps are the same or they significantly overlap! What is another day at the office for me is a life-changing event for you. So here are some things to think about as you contemplate your future home purchase.

(1) Check your credit score. Lenders use your FICO score to determine your mortgage interest rate...higher FICO scores lead to better interest rates, which can save you tens of thousands of dollars over the life of your mortgage. I cannot emphasize how important it is check your credit. For one, sometimes credit reports have errors, and they take a little time and effort to correct. NOTHING is more frustrating than finding a home you want to buy, and then trying to qualify for a mortgage only to discover some issue on your credit report that you could have proactively resolved -- sometimes this will cost you getting the house you love, or you will have to spend more to purchase it. Second, there are ways to improve your FICO score like paying down credit card balances, avoiding opening new lines of credit, having a solid history of on-time payments, etc. Pro tip: my bank offers free credit score monitoring, which I personally take full advantage of...I would highly recommend this as well. According to the Federal Trade Commission, federal law gives you the right to get a free copy of your credit report every 12 months from each of the three credit bureaus. In addition, the three bureaus have permanently extended a program that lets you check your credit report from each once a week for free at AnnualCreditReport.com. If you do not want to order your credit report online, they offer two other alternatives: call 1-877-322-8228, or complete the Annual Credit Report Request Form and mail it to: Annual Credit Report Request Service, P.O. Box 105281, Atlanta, GA 30348-5281. You can always ask a mortgage lender to run your credit as well for a fee.

(2) Where is your downpayment coming from? Often people assume you need 20% down to purchase a home, however that is not true. Many mortgage loan programs only require 3% - 5% down, or even 0% for qualified buyers like veterans who qualify for VA home loan financing. Most people who call me do not realize that they may already have enough in savings to qualify for a mortgage. Or, your downpayment may not already be in hand, and could be coming from the future sale of another property, or often my clients will receive downpayment "gift" funds from a family member -- and you probably need less of a gift than you think. In California, downpayment assistance help is available through a variety of state and local programs. Keep in mind that funding for these programs ebbs and flows. Here are a few available in our area to those who qualify (usually based on things like income, family size, and where the home is located):

• California Housing Finance Agency (CalHFA) Downpayment Assistance Programs – Offers several different types of conventional and FHA loans, and a couple forms of downpayment and closing cost assistance programs. 
• City of Citrus Heights Downpayment Assistance – Offers a low interest loan of up to $40,000 with no monthly payments (a "silent second" loan) for purchase of a home in Citrus Heights.
• City of Elk Grove Homebuyer Assistance Program – Offers a silent second, deferred-payment loans to first-time homebuyers meeting certain income and eligibility requirements
• Golden State Finance Authority (GSFA) Golden Opportunities Program – Helps low-to-moderate income homebuyers in California purchase a home with little-to-no money out of pocket by providing down payment and/or closing cost assistance (DPA) with an FHA, VA or USDA Mortgage Loan. You do not need to be a first time buyer.

(3) Talk to a Lender...please do this before you start sign up for online listing notifications and stalking open houses! Before falling in love with a listing, you really need to know what you can afford. A mortgage lender will help you...they will run your credit (and hopefully you followed step 1 and already have a sense of what your FICO score is and have worked to optimize it). The lender will take a look at your income, assets for a downpayment (or from step 2, downpayment assistance, proceeds from a future sale, gift funds, etc). They will run through different financing scenarios with you to help you understand what you can afford versus what you want to spend -- these are often very different! Perhaps the lender can qualify you for a $750,000 purchase but your comfort level with your monthly payment really lands at a $600,000 purchase. These are very important distinctions to make. ALSO, be sure you are taking all of the factors of the monthly payment into consideration. If your lender is not providing you clarity on the loan principal and interest, property taxes, homeowners insurance, and (if applicable) mortgage insurance then you are talking to the wrong person. Also while you may see lots of online ads for lenders, I would strongly recommend working with someone who is local, and who can sit with you and explain things. I can refer you to some great ones.

(4) What neighborhoods are you interested in? Location. Location. Location! The old adage in real estate is true. You can change a lot about a home's condition but you can't change the location. What vibe best suits you? Whether you want to live near the action of downtown or midtown Sacramento, or in a suburb like Elk Grove or Carmichael, or a charming vintage neighborhood like Land Park or East Sac, take time to do a little research. Common themes I tend to discuss with my clients are:

• School boundaries, and school district boundaries. I have resources to help you research school ratings, and everyone seems to value different things or programs in different schools. Got a particular school in mind where you really want to enroll the kiddos...? You should CALL THE DISTRICT and ensure that the school does not have an impacted enrollment and that your kiddos can actually go there. It can be a rude awakening buying a home down the street from the school where you want your kids to attend only to find out that the school does not have room, and the kiddos get enrolled elsewhere.
• Public amenities like parks, trails, community centers, etc. Sacramento has lots of wonderful recreation opportunities...some folks MUST be near an aquatic center. Or near the river. Or near William Land Park. Or in a secluded area. Being near those amenities may come with trade-offs -- like a higher price. Like traffic. Like noise. Like higher homeowners insurance costs. Like a long commute. Again, explore the areas and make sure living near those amenities (rather than visiting) actually makes sense.
• Safety. I often get asked if "fill-in-the-blank" is a good neighborhood?...well, for one my definition and your definition may differ, and I must emphasize that while realtors can give you certain insight and resources, we legally and ethically CANNOT “steer” buyers to or away from specific neighborhoods for any reason. That’s why doing your own research and visiting areas that interest you is so important. I have resources for clients who want to research crime rates. And drive by the area at different times of the day to get a sense for what the activity level and type is. 
• Demographics. Remember what I just said above? If demographics are important, the US Census has some great info for your perusal. 

(5) What type of property is best for you? Buying a single-family home isn’t your only option. Condos and PUDs can sometimes be more affordable and lower maintenance. Think realistically about your lifestyle, budget, and long-term goals. My first place was a condo before I moved on to a single family home. Each type of property comes with trade-offs: 

• Condos: When you buy a condo, you essentially own the interior of your unit, but not the land or exterior structure. Common areas like landscaping, pools, and roofs are typically managed by a homeowners association (HOA), and you'll pay monthly dues to cover maintaining those. Dues are subject to increase, and HOAs have rules that not everyone enjoys (like to limit the number or size of pets, or to govern the types of decoration you can put in your windows, for example). Not every HOA is the same -- some have deferred maintenance that can lead to sharp dues increases if the HOA governing board is not carefully planning for future expenses.
• Townhomes/Planned Unit Developments (PUDs): these may have many similarities to condos with shared walls and HOAs, however with a townhome/PUD you typically own the structure (interior and exterior walls) and the land it sits on (including the front and backyard, if any). Again, the governing boards of the HOA may be more proactive or reactive when it comes to maintenance.
• Single family homes: these offer more privacy and land space, fewer rules (though single family homes can be in HOAs too) but usually require more upkeep and maintenance as the expenses are not shared with other property owners.
• Side note: if you are interested in HOAs or have questions, I wrote my masters thesis about HOAs and would be happy to nerd out with you. 

(6) Did I mention talk to a REALTOR? Aspiring home buyers tend to reach out to me at different times during their exploration of purchasing a home...I come into the fray often as the first call -- and if that is the case I will help you navigate these steps in whatever order makes sense. Sometimes I am contacted as the last step as someone really wants to dive into their home search. All good either way. I am ready when you are. We will talk through what it means to enter into a Buyer Representation Agreement (the scope of the agreement, timeframe, compensation terms, geographic areas covered, type of property, my fiduciary duty to you) for professional representation, and how I advocate on your behalf, etc.

If you’re thinking about buying your first or 20th home in the Sacramento area, I’d be honored to help and welcome your call to see if we are a fit to work together.

New listing - 6922 Linda Sue Way, Fair Oaks, CA 95628

This adorable 3 bedroom, 2 bathroom, approximately 1308sf Fair Oaks home was rebuilt in 2015! You will love the open layout. Enter to find a spacious great room with large sunny windows and a gas fireplace. Large dining space and kitchen. The remodeled kitchen overlooks the backyard, and is the perfect set-up for entertaining- featuring maple shaker cabinets, stainless appliances, granite counters, and an island. Hallway bedrooms are spacious and the updated hallway bathroom is tastefully appointed with a tub/shower combo. The primary suite offers a spacious retreat, complete with sliding door to the backyard. The ensuite primary bathroom has been updated with a stall shower, lots of storage, and an enviable walk-in closet. Laminate floors, and brand new carpet. Dual pane windows, composition roof, tankless water heater. Outside, the backyard offers a large covered patio space with ceiling fans, which is the perfect place to enjoy coffee and conversation, or for al fresco dining while entertaining guests on a crisp evening. Big yard with lots of sunny space to garden or play. The front yard features drought-resistant landscaping. 2-car garage. Extra-wide driveway and huge side gate offer lots of space for your toys or recreation vehicles. All this is located conveniently near schools, parks, and shopping. Don't wait! Offered at $499,000. For more photos and a 3D virtual tour, please visit 6922 Linda Sue Way, Fair Oaks, CA 95628.

New Listing - 4514 Cedarwood Way, Sacramento, CA 95823

This impeccable home offers the perfect blend of comfort, convenience, and luxury! You will love the open layout. Enter to find a spacious living room with large sunny windows, which opens to the large dining space and kitchen. The open, remodeled kitchen is the perfect set-up for entertaining, featuring white cabinets, Corian countertops, tile backsplash, recessed lighting, stainless appliances, and a breakfast bar area. Hallway bedrooms are spacious and the updated hallway bathroom is tastefully appointed with a tub/shower combo and pedestal sink. The primary suite offers a spacious retreat, complete with a large closet. The ensuite bathroom has been updated with a luxurious step-in stall shower. Outside, the front yard features an adorable white picket fence, mature landscaping, and an adorable decorative pump. The backyard offers a large covered patio space, which is the perfect place to enjoy coffee and conversation, or for al fresco dining while entertaining guests on a crisp evening. Big backyard with lots of sunny space to garden or play. Dual pane windows, composition roof with 2-year certification. 2-car garage. All this is located conveniently in Elk Grove Unified School District, near schools, parks, and shopping. Don't wait! Offered at $449,900. For more photos and a 3D virtual tour, please visit 4514 Cedarwood Way, Sacramento, CA 95823.

New listing - 8833 Water Song Cir, Roseville, CA 95747

Welcome to Sienna Woods, a serene gated community by JMC Homes in Roseville! This beautifully renovated home offers stylish and functional living space. The home was renovated top to bottom in 2021-2022. The remodeled kitchen is the perfect place to refine your culinary skills, and features an updated kitchen with marble counters, stainless steel appliances, a center island, lots of counter space, and a large pantry. Enjoy separate living and family rooms, formal dining room (currently used as a game-room), plus an upstairs loft ideal for a home office. One bedroom and full bath are located downstairs. The downstairs bath has been remodeled with a tiled floor and shower, and marble counters. Upstairs, the spacious primary suite has a luxurious ensuite bathroom including jetted tub, stall shower, dual sinks, marble counters, and a walk-in closet. Large upstairs hallway bedrooms, and the upstairs hallway bathroom boasts dual sinks, a tiled tub/shower surround, and marble counters. The landscaped backyard is the perfect place for al fresco dining on a crisp evening, and features a lovely retaining wall, new concrete patio, tuff shed, and plenty of plush grass to garden or play. HUGE garage is 2-cars wide and extra deep! Close proximity to award-winning Roseville schools. Don't wait! HOA dues is $85/monthly. Offered at $835,000. For more photos and a 3D virtual tour please visit 8833 Water Song Circle, Roseville, CA 95747.

Ready to Downsize or Relocate? What Sellers in Carmichael, Fair Oaks, and Arden-Arcade Should Know...

If you’re a longtime homeowner in Carmichael, Fair Oaks, or Arden-Arcade, you’re not alone in thinking it might be time for a change. It seems that lately I have been chatting with several homeowners in these areas who are exploring the idea of downsizing or relocating -- whether it’s to be closer to adult kids (and let's be real -- it's the grandkids), to reduce maintenance (who wants to maintain that huge yard in retirement when you could travel instead?), cash-in on equity (many own free-and-clear), or simply live in a space that better fits their current lifestyle (who needs 4 bedrooms when it's just you?). 

I feel like these are repeating themes in conversations I am having...

These long-established neighborhoods are filled with charming ranch-style homes, known for their single-level layouts, large yards, and generous square footage. But as life evolves, a home that once felt “just right” can become a lot to manage. Here’s what you need to know if you’re thinking about making a move. 

• Your Home May Be Worth More Than You Think. These areas are in high demand with buyers looking for spacious lots, mature trees, mid-century character, and San Juan Unified Schools. I personally love ranch-style homes (I live in one myself), and they are abundant in these neighborhoods...many buyers want a home they can personalize. Even if your home hasn’t been updated recently, its location and layout may be incredibly appealing to today’s buyers — especially with the right preparation and pricing strategy. 

• Proposition 19 Could Save You Thousands in Property Taxes. One of the biggest concerns I hear from long-time homeowners is property tax -- spoiler alert: It's low if you have owned your home for a while. But thanks to California Proposition 19, if you're 55 or older, you can transfer your current low property tax base to a new home anywhere in California, even if the new home is more expensive. This is a game-changer if you’re considering a move but worried about your tax bill skyrocketing. 
• Highlights of Prop 19 for Sellers: 
• Available to homeowners 55+, those with severe disabilities, or victims of natural disasters. 
• You can transfer your tax base more than once. 
• Applies when buying any type of property in California (not just within your current county). 
• Must move within 2 years of the sale of your original home. 
• I'd strongly recommend chatting with your CPA or tax advisor...I can refer you to tax experts who specialize in Prop 19 scenarios. 

• Smart Updates Can Help Your Ranch-Style Home Shine. Ranch homes are timeless, but small touches can go a long way in helping them appeal to today’s buyers. Here’s where to focus if you want to maximize your sale price without doing a full renovation (and I have a full slate of resources to deploy to help you do this): 
• Pre-listing inspections are key, BEFORE doing any renovation. Sometimes just inspecting, disclosing, and selling "as-is"  makes way more sense than making repairs...every situation is different, so let's strategize which is best for you. 
• Enhance curb appeal: Trim landscaping, add fresh mulch, and paint the front door in a modern tone. 
• Open up sightlines: If feasible, thinning out some decor or furniture is best to help the home flow and feel more open. 
• Update lighting: Swapping out outdated fixtures for sleek, modern styles gives the entire home a lift. 
• Paint smart: Stick with neutral tones — think soft greiges, warm whites, or sage green — that complement mid-century ranch design. 
• Flooring counts: If you have old carpet, consider replacing it with vinyl plank or hardwood to highlight the open layout. I am often asked about having old carpets professionally cleaned -- this is often a HUGE mistake (if you do not want to replace flooring, usually it is best to leave it alone).
• These touches help buyers visualize the potential without overwhelming them with a big renovation project. 

• You're Not Just Selling a Home — You're Starting a New Chapter. Whether you’re thinking of a low-maintenance condo, a home closer to grandkids, the RV life, or retiring to a resort town, this transition should feel exciting — not stressful. I work with homeowners every day, and I try to make the process as simple as possible. Any my clients are all asking the same questions: “Should I sell as-is or do some updates first?” “Where do I even start with downsizing?” “How do I coordinate selling and buying at the same time?” I’m here to guide you every step of the way — from preparing your home for market to connecting you with downsizing resources, moving help, and trusted tax professionals. I also know other realtors all over the United States and can help connect you with one in the area where you would like to move.

Let’s Talk About Your Next Move. If you're considering selling your Carmichael, Fair Oaks, or Arden-Arcade home, let’s schedule a chat or in-person consultation. I’ll provide a market analysis, help you review your options under Proposition 19, and help you explore what downsizing or relocating might look like for you. 📞 Call/Text me at 916-342-1372 📧 Email: erin@erinstumpf.com 

Your next chapter might be closer than you think — and it starts with a conversation.

New Listing - 11932 Old Eureka Way, Gold River, CA 95670

Highly sought-after Gold River home in Mother Lode Village! This spacious 4-bedroom, 3-bathroom approximately 3,102sf home features an abundance of natural light and so many features you will appreciate! Enter to find a large living room with an adjacent formal dining room with cathedral ceilings. The updated expansive kitchen has an island and large pantry, and flows seamlessly into the family room. Look out your double doors that lead out to the private backyard oasis complete with a sparkling built-in pool, arbor-covered patio, plenty of space to garden or play, and mature landscaping. Downstairs bedroom and full bathroom. Upstairs, you will discover a loft space that is the perfect media or home office area! You will love the spacious primary suite with a large walk-in closet, ensuite bathroom with dual sinks, soaking tub and a separate shower. Two other hallway bedrooms share a jack-and-jill bathroom. Home has a tile roof, 3-car garage, solar power and pool solar to extend your swimming season! Conveniently located near the American River Parkway, Lake Natoma Aquatic Center and the Nimbus Fish Hatchery. Don't wait! Offered at $915,000. For more detail and a 3D virtual tour, please visit 11932 Old Eureka Way, Gold River, CA 95670.

Accessory Dwelling Units -- want to build one? It is a lot easier than it has been in the past...

At the end of 2019, during an interview with the Sacramento Bee asking my opinion about the local Sacramento real estate market, the reporter asked about my most "out there" forecast or trend: I responded with -- wait for it -- constructing Accessory Dwelling Units, aka - ADU's! 

At that time, I was optimistic that as some state legislation encouraged city/county ADU application streamlining and the "by-right" ability of residential property owners to add ADUs to their properties, we'd see more homeowners building them. There are many parcels in greater Sacramento that could easily accommodate ADUs, whether that means converting existing space like a garage or basement to an ADU, or constructing a freestanding ADU Casita in the backyard. We could have thousands of mini-infill projects all over our region adding more housing at affordable prices.

Well, fast forward to 2025: ADUs have arrived! 

An Accessory Dwelling Unit (ADU) is a secondary residence on the same lot as a primary home. It can be attached, detached, or created by converting existing spaces like a basement. ADUs offer flexible living solutions, increase housing unit supply, and provide more affordable housing options. Examples include detached cottages, garage conversions, or repurposed home areas.

I am noticing ADU construction all over greater Sacramento...I am also noticing more and more that you can purchase existing resale homes with ADUs (which is now a searchable property characteristic in our MLS), and I am noticing new construction builders offering options for detached ADUs or attached "multigen" suites -- separate attached units with private entrances, kitchenettes, living space, and private bedrooms/bathrooms. Super cool, and I can tell you these are in demand.

I am so glad to see that Sacramento County and many of the cities withing Sacramento County have not only made the permit/application process easier for ADUs -- they have also created pre-approved design plans!

ADU info in different jurisdictions -- 

• Sacramento County (basically will be any areas within Sacramento County that are not within the city limits -- areas like Antelope, Orangevale, Carmichael, Fair Oaks, parts of areas called Sacramento that aren't in the city limits, etc) -- https://building.saccounty.gov/pages/adu.aspx 
• City of Sacramento -- https://adu.cityofsacramento.org/Shelf-ready-plans 
• City of Citrus Heights -- https://www.citrusheights.net/1108/Permit-Ready-ADU-Program 
• City of Elk Grove -- https://www.elkgrovecity.org/sites/default/files/city-files/Departments/Building/building-forms-and-handouts/over-the-counter-adu-program.pdf 
• City of Folsom -- https://www.folsom.ca.us/government/community-development/housing-services/accessory-dwelling-units
• City of Galt -- https://www.cityofgalt.org/government/community-development/planning/planning-division-forms-handouts
• City of Rancho Cordova -- https://www.cityofranchocordova.org/home/showpublisheddocument/20034/638644999044430000

If you are interested in constructing an ADU, I can point you to a few different builders who have come to specialize in them...or if you are wanting to purchase a resale or new construction home with an ADU, I am happy to assist you. Don't hesitate to reach out.

New Listing: 1011 Vernon Street, Roseville, CA 95678

Prime investment opportunity awaits in Roseville! This well-maintained triplex at 1011 Vernon Street offers three individual, separately metered units and a large 0.14-acre corner lot. 'Unit A' features 3 bedrooms, 1 bathroom, 857sf, a recently updated bathroom (2024), and a long-term tenant in place. 'Unit B' is the largest unit with 5 bedrooms, 1 bathroom, and 1540sf, with updates including a freshly painted interior, newer kitchen cabinets, sink, faucet, countertops, refrigerator, and flooring all completed in 2023, along with a new bathroom vanity (2023) and tub replacement (2020). 'Unit C' includes 3 bedrooms, 1 bathroom, 996sf, laminate flooring, an updated bathroom, and a freshly painted interior. Additional common features include a large shared coin-operated laundry/utility room, upgraded electrical service panels (2023), resurfaced PVC membrane roof over Unit A (2023), new exterior stairs (2023), and recent exterior enhancements including a section 1 and 2 pest clearance (2025), and a new acrylic color coat (2025). Conveniently located near downtown Roseville, major freeways, and public transit, this property offers nice amenities to potential tenants while providing strong income potential for investors. Offered at $799,900. For more information and to schedule a private showing, please visit 1011 Vernon Street, Roseville, CA 95678.