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.

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!