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.

Is 2025 the year you make a move? Here is a brief primer on how I help my clients list and sell their homes...

Selling a home is a major life decision that comes with many moving parts, especially in the dynamic Sacramento real estate market. Whether you’re a seasoned seller, or listing a home in a trust or probate estate, or putting your property on the market for the first time, navigating the selling process with clarity and confidence is crucial. Here’s a brief primer of the steps I walk through with my clients when counseling a seller to list a home for sale...

TL;DR -- I always strive to help my clients stay on top of market trends, assess what is in their best interest to optimize their sales price and net proceeds, and assist my clients to evaluate and think through their options as they move through the transaction. I welcome your call at 916-342-1372 to see if we are a good fit to work together.

Step 1: Estimate Your Home’s Value and Develop a Pricing Strategy -- One of the most critical factors in selling your home is pricing it correctly. As your real estate listing agent, I will prepare an estimate of your home’s current market value. This involves analyzing recent sales of comparable homes in your neighborhood, looking at competing listings, current market trends in Sacramento, unique features of your property. My goal is to strike the perfect balance on price, leveraging local expertise and data-driven insights to set a price that attracts qualified buyers and maximizing your profit and net proceeds. 

Step 2: Schedule Pre-Listing Inspections -- conducting inspections before listing can prevent surprises later. I am a huge advocate of this and have written about this extensively. Pre-listing inspections demonstrate transparency and provide buyers with peace of mind -- AND often will take certain repairs off the negotiating table up-front. I often say "disclosure is far better than discovery". If it makes sense to repair issues that arise up front, doing so in advance affords enough time to get multiple bids to ensure you do not overpay. 

Step 3: Complete Required Disclosures Up Front  -- California law requires sellers to provide detailed disclosures about their property, including any known defects or issues, and items previously repaired or remodeled. Common forms include: Transfer Disclosure Statement (TDS) and Seller Property Questionnaire (SPQ). I like to have these in hand when a property hits the market. Having these up front allows me to field questions from agents, and provide them to buyers. Often, providing these up-front will compel buyers to shorten their inspection or investigation timelines as well.

Step 4: Make Pre-Listing Repairs and Improvements -- Buyers are often looking for homes that are move-in ready. I counsel my clients to focus on repairs and upgrades that provide the highest return on investment, such as touching up paint, replacing old light fixtures, repairing exterior dryrot, refreshing front landscaping, etc. With each client, I provide tailored recommendations to ensure every dollar spent adds value and helps your home stand out in the market. 

Step 5: Stage Your Home to Impress  -- Staging helps potential buyers envision themselves living in your home. This might involve decluttering and deep cleaning, rearranging or renting furniture to highlight your home’s best features, adding finishing touches like fresh flowers or cozy throw blankets. While not every property needs to be staged, generally the homes that are presented well will sell faster and at a higher price.

Step 6: Craft a Winning Marketing Plan Effective marketing is essential to attract buyers. My comprehensive strategy includes professional photography including aerial drone shots, 3D virtual tours, print ads, social media and web optimized campaigns targeting buyers in Sacramento and beyond, hosting open houses and tours to maximize exposure. My goal is to put your property front and center for the right audience, ensuring maximum visibility. 

Step 7: Navigate Offers and Negotiate Like a Hell -- When offers come in, my role is to evaluate them thoroughly and advocate for your best interests. I create a spreadsheet to help my sellers compare the price and terms of multiple offers. Terms like timelines and contingencies are often extremely important in addition to price. Countering offers to achieve the best possible deal. Guiding you through buyer requests and appraisal negotiations. My goal is to ensure you achieve a transaction that aligns with your goals. 

Looking ahead to 2025, Sacramento’s real estate market remains robust, but it’s also evolving. I always strive to help my clients stay on top of market trends, and assist my clients to evaluate and think through their options as they move through the transaction. I welcome your call at 916-342-1372 to see if we are a good fit to work together.

8 Perfect Stocking Stuffers or Hanukkah Gifts for Sacramento Homeowners or Aspiring Buyers

As the holiday season rolls into Sacramento, many people are thinking about holiday gift giving. Don't know what to get for your friend or family member who is a homeowner, or an aspiring homeowner? Whether they’ve just moved into their dream home or are saving up for one, these gifts combine utility, charm, and local flair.

(1) A Measuring Tape: a small, retractable tape measure fits easily in a pocket or drawer for quick measurements. I keep several of these with me in the car and give them to buyers frequently!

(2) Magic Erasers: these amazingly versatile cleaning sponges can tackle scuffs, stains, and grime in nearly every room of the house.

(3) A Farm-to-Fork Cookbook: Benjy Egel, Food & Drink reporter for the Sacramento Bee, has compiled a guide to some of the favorite recipes of the region.

(4) A Cutting Coard: Block & Bowl Woodworks is a Sacramento-based wood-working company, and makes gorgeous wood cutting boards, bowls, and other kitchenware. Lovely stuff!

(5) A Smart Doorbell: these are abundant with many to choose from like Ring, Arlo, Simplisafe, etc.

(6) A Smart Thermostat: control the interior climate of a home from your smartphone, and increase energy efficiency and reduce power usage -- something everyone loves! SMUD has several in their home energy store to choose from.

(7) A Reusable Farmers Market Tote Bag: there are several Farmers Markets in greater Sacramento, and a reusable tote bag is the perfect thing to lug veggies back home.

(8) Mini Succulents: Green Acres Nursery has a great selection...

These small gift ideas are perfect for Sacramento homeowners and aspiring buyers. From locally inspired gifts that celebrate the city’s charm to tools for cooking, cleaning, and home improvement, there’s something for everyone on your list. Happy holidays—and may every house feel like a home this season!

Facing Foreclosure? A New California Law AB2424 Could Give You More Time to Sell Your Home...

During the years of the Great Recession, the vast majority of my Sacramento area listings between 2007 - 2012 were with home sellers in some sort of distress or default. And, often I would receive panicked calls from homeowners toward the end of the foreclosure process -- days before the foreclosure was to take place -- asking to list and sell their home asap. And that scenario was extremely difficult to work though, because many mortgage companies would not delay a foreclosure to allow the homeowner to sell. I fought tooth and nail -- sometimes with success and we were allowed to delay the foreclosure and given time to list/sell the home, and other times the home was foreclosed out from underneath the homeowner. 

I am sure you can imagine how devastating that would be.

Well -- thanks to a new law passed in 2024, if you are a homeowner who is facing imminent foreclosure of your home, AB2424 may give you some extra time to sell your home before it is foreclosed out from under you. 

I so wish this had been the law back in the day! Better now than never...Here’s what you need to know in simple terms and how the new rules from AB2424 may be able to help you:

First and foremost -- under the new law, homeowners facing foreclosure should be provided 45 days to sell their home. Of course there is a process to follow, and if followed correctly, you should have ample time to sell your home before foreclosure. If you are staring down the barrel of a foreclosure (also known in California as a "Trustee Sale"), and decide to list your home for sale with a licensed real estate agent, you can request a delay in the foreclosure. If you sign a listing agreement with a real estate agent at least 5 business days before the foreclosure sale date, the foreclosure may be postponed for 45 days. This will provide time to market your home, find a buyer, and close the sale...so you may be able to pay off your delinquent mortgage, sell your home, take your net proceeds (or complete a "short sale" if you have no equity), and avoid foreclosure of your home. 

Have an accepted offer on your home? If you find a buyer for your home and sign a purchase agreement (an accepted offer), you can ask for another delay. As long as your real estate agent follows the correct process, submits the signed purchase agreement 5 business days before the new sale date, the foreclosure may be pushed back for yet another 45 days. This means that as long as you’re actively working to sell your home, the AB2424 gives you a couple different opportunities to delay foreclosure and potentially walk away with your home equity as cash in your bank account.

Peeps, this is a huge deal. I can't even tell you how many more homeowners I could have helped to avoid during the recession if this had been the law back then!

If you are a Sacramento homeowner facing foreclosure and want to list your home for sale -- do not hesitate to reach out to me. I welcome your call at 916-342-1372 or email me at erin@erinstumpf.com.

Home sellers, pro tip: turn the heat on...

I showed a few homes to some buyer clients earlier this week, and two of the three homes we visited were frigid inside. Let me tell you, we were in and out of those two chilly homes quickly! 

As a home seller, it's important to recognize that turning on the heat during these cold months can make a big difference in how potential buyers experience your home. While I am sure you are not excited to spend the money on utility bills heating a home you don't currently live in, I promise you it is worth the small investment.

Imagine stepping into a house that's colder inside than it is outside. It feels unwelcoming, uncomfortable, and uninviting—a stark contrast to a warm, cozy atmosphere that instantly makes you feel at home and want to stay. Buyers are likely to notice this right away, and it can leave a lasting negative impression. In fact, I think that the feeling of warmth and comfort plays a huge role in helping buyers envision themselves living in the space.

A heated and temperate home feels way more inviting and offers a much more pleasant experience for anyone touring the property. It helps buyers connect emotionally with the space, linger during the showing and appreciate the qualities of the home, and an emotionally connected buyer is much more likely to make an offer. Additionally, heating your home can ensure that important features, like plumbing and appliances, stay in good working condition throughout the cold months, avoiding any surprises during inspections. 

I'm not talking about heating your home to the point of hot yoga...keep the thermostat temperature around 68 or 70.

While the cost of heating a vacant home might seem like an extra expense, the return on investment can be significant. A welcoming, comfortable environment could be the difference between a potential buyer walking out of the showing quickly eager to leave, or lingering, falling in love, and making an offer. Don’t let the winter chill keep your home from showing its best side—turn on the furnace and create a space that buyers will want to call their own.

New Listing - 3771 North Edge Drive, Sacramento, CA 95821

Loved by the same family for over 50 years, this impeccably-maintained 2 bedroom, 1.5 bathroom, approximately 1,493sf Arden Arcade home is ready for a new owner, and is the perfect blank canvas for your personal touches. You will love the light and bright floorplan. Enter to find a cozy living room with brick fireplace. There is a separate spacious family room with a bay window. Large formal dining room is the perfect place to host an amazing dinner party! Cute kitchen has lots of storage space and an eat-in nook. Spacious bedrooms with ample closet space. Hallway bathroom has a tub/shower combo. Large utility room with indoor laundry room and pantry area, and an adjacent additional half bathroom. HUGE over one third acre backyard with large patio, two large storage sheds, and lots of sunny space to garden or play. Wide side yard could potentially accommodate room for your toys, or perhaps a future detached garage or accessory dwelling unit - there are numerous possibilities to explore! Location location location, with close proximity to award-winning K-12 schools, shopping, restaurants, parks, convenient freeway access, and more! Don't wait! Offered at $415,000. For more photos, a 3D Virtual Tour, and information please visit 3771 North Edge Drive, Sacramento, CA 95821.

Visit one of Sacramento's many Farmers Markets

My husband and I love to visit Farmer's Markets and Sacramento has several to choose from! We are very lucky that we are the "Farm-to-Fork Capital" and have abundant fresh veggies all over town and on different days of the week. Here is a list of farmers markets in the greater Sacramento area:

Midtown Farmers Market -- A year-round market held every Saturday from 8 a.m. to 1 p.m., featuring over 200 vendors offering local agriculture, prepared foods, artisans, and crafters. 

Downtown Sacramento Farmers Market -- Located at Capitol Mall (Wednesdays 9 a.m. to 1 p.m.) and at  Caesar Chavez Park (Thursdays 10 a.m. to 1 p.m.) providing fresh California-grown seasonal favorites including fruits, vegetables, baked goods, flowers, herbs, and cheeses. 

Oak Park Farmers Market -- Held at McClatchy Park every Saturday from April to November, 9 a.m. to 1 p.m., featuring a diverse group of vendors selling locally produced fruits, vegetables, specialty plants, breads, cheeses, tamales, fresh flowers, and more. 

Carmichael Farmers Market -- Located at Carmichael Park, this year-round market operates every Sunday from 9 a.m. to 2 p.m., offering a wide variety of fruits, vegetables, honey, eggs, meat, herbs, olive oil, cheeses, and olives. 

Fair Oaks Farmers Market -- Situated at Fair Oaks Park, this market is open every Tuesday year-round from 9 a.m. to 2 p.m., rain or shine, featuring fresh local produce, coffee, arts and craft vendors, meat vendors, and more.  

Sunrise Mall Farmers Market -- Held in front of Macy’s parking lot at Sunrise Mall, this year-round market operates every Saturday from 8 a.m. to 1 p.m., featuring over 80 vendors offering fresh organic produce, baked goods, canned fruits and vegetables, cut flowers, prepared foods, crafts, and more. 

Natomas Farmers Market -- Located at North Natomas Regional Park, this market runs every Saturday from June to September, 8:30 a.m. to 12:30 p.m., offering a variety of local produce and goods. 

Whether you're a longtime resident or new to the area, exploring these farmers markets is a delightful way to experience the best of Sacramento's agricultural offerings.