New Listing - 2318 Pamela Lane, Sacramento, CA 95825

Opportunity awaits...this 3 bedroom, 2 bathroom, 1,146sf Arden area fixer is the perfect blank canvas for your renovation. Enter to find a large great room. Galley kitchen has a spacious dining area. Large hallway bedrooms. Primary suite has ensuite bathroom. Attached garage. Huge backyard and shed! The possibilities are endless. Close proximity to public transportation, Howe Park, shopping, restaurants, schools, and more. Don't wait! Offered at $295,000. For more information and photos please visit 2318 Pamela Lane, Sacramento, CA 95825.

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.

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. 

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.

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 - 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.

New Listing - 4600 Georgian Avenue, Sacramento, CA 95821

Your search is over! This exceptionally maintained Engle Oaks / Arden Arcade 3 bedrooms, 2 bathrooms, 1533sf home is ready for a new owner! You will love the light and bright floorplan. Step inside the formal entry to find a large family room with a fireplace and large picture window overlooking the backyard. Remodeled kitchen with solid ceramic heat/stain-resistant counters, full backsplash, and stainless appliances. Formal dining area has exposed beam ceilings. Large hallway bedrooms, and remodeled hallway bathroom with a tub/shower combo and dual sinks. Enviable primary suite has an ensuite updated bathroom with custom stall shower enclosure and newer vanity cabinets. Freshly painted interior. Dual pane windows with custom coverings. Luxury vinyl plank and tile floors throughout. Lots of recent major updates including a new roof and gutter guards in 2023, new heat pump HVAC in 2020, new electrical main panel in 2018, new water heater in 2017. HUGE park-like backyard with lots of sunny space to garden or play, patio area, 0.24ac corner lot and wide swinging side gate to accommodate RV access and all your toys. Section 1 & 2 pest clearance work recently completed. Attached 2-car garage. All this is located near award-winning k-12 schools, parks, & more. Don't wait! Offered at $509,000. For more photos, information, and a 3D virtual tour visit 4600 Georgian Avenue, Sacramento, CA 95821.

Top 10 Budget-Friendly Home Repairs and Improvements to Boost Value and Prepare Your Sacramento Home for Sale

Whether vacant or occupied, most homes will benefit from cost-effective minor repairs or improvements that will enhance your home's appeal to potential home buyers. Preparing your Sacramento home for sale doesn't have to break the bank. In my experience helping Sacramento sellers prepare their homes for sale, here are the top 10 budget-friendly upgrades that can help you maximize your home's value and make it more enticing to prospective buyers. 

As a note -- as you work through the to-do list to prepare your home for sale, maintain a running record of what you have done to add to your property disclosures. Also, it is worth mentioning that while these cosmetic improvements go a long way to help your home visually appeal to buyers, I strongly recommend performing some pre-listing inspections as well for the sake of disclosure -- I wrote a separate post about that. I welcome your call (916-342-1372) if you have any questions and to see if we are a fit to work together. I also have a full slate of professionals who can assist in tackling a lot of pre-listing to-do's.

(1) Deep Cleaning: Let's start with the basics. A sparkling clean home is just flat out more appealing to home buyers. At the most basic level, roll up your sleeves and thoroughly clean the house. Consider hiring a professional cleaning service to tackle those hard-to-reach spots and ensure your home is spotless for showings. 

(2) Declutter and Depersonalize: A seller client I recently met with said she was going to try to make her home look like an "AirBnb" unit - stylishly minimalist. This is the perfect way to think about it. Decluttering is really key and costs little to nothing just to pack and put things away (something you will need to do anyway eventually) -- or you might even make a few bucks if you have a garage sale. Less is more. Remove excess furniture and personal items, or rearrange furniture if necessary -- creating a clean, open space that allows buyers to envision their own belongings in the home. 

(3) Refresh Interior Paint: A fresh coat of paint can work wonders in transforming the look and feel of your home. It is usually not necessary to paint the entire interior of a home. Typically I would suggest focusing on high-traffic areas and possibly neutralizing loud colors -- painting rooms entirely white is actually the trend at the moment and will create a crisp, clean look. If you think just a simple touch-up may work well, test a small area first and let it dry before you invest a lot of time with touch-up. Oftentimes touch-up will be more work than just repainting an entire wall and may look muddled or worse than before. 

(4) Enhance Curb Appeal: First impressions matter. Spend some effort to improve your home's curb appeal. A fresh coat of paint on the exterior of the front door or on the front window trim goes a long way to brighten things up. Planting colorful flowers, trimming overgrown bushes, and adding a fresh layer of mulch to your garden beds can significantly enhance your home's exterior. 

(5) Touch-Up Exterior Landscape: In addition to curb appeal, invest in small landscaping projects like trimming trees, mowing the lawn, and filling in any bare spots with grass seed. A well-maintained yard adds value. 

(6) Update Plugs and Switches: Replace your dingy almond colored light switches and plugs with new white ones. The before and after appearance will really shock you (pun intended). 

(7) Replace Fixtures: Replacing outdated light fixtures, faucets, or doorknobs and hinges can give your home a more modern and cohesive look. You'd be surprised how much of a difference this can make. 

(8) Minor Kitchen Updates: While a kitchen remodel can be costly, there are budget-friendly ways to refresh this crucial selling point. Consider painting or restaining cabinets, updating cabinet door and drawer hardware, or adding a backsplash for a more contemporary look. 

(9) Repair Leaks and Drips: Fix any leaky faucets or running toilets. Do not forget to look at your exterior hose bibs and sprinkler heads as well. These minor plumbing issues may seem insignificant but can signal to buyers that there are larger maintenance problems lurking. Plumbing leaks can also be the cause of future damage, so best to knock those out as soon as you can anyway.

(10) Enhance Lighting: Nice ambient lighting can make your home feel more spacious and inviting. Replace burnt out bulbs with new ones. Replace old bulbs with brighter, energy-efficient ones, and consider adding inexpensive floor or table lamps in darker areas. Note -- ensure all of the bulbs in each room emit the same color temperature. "Soft White" tends to be warm and yellowish. However "Daylight" tends to has a more bluish tone. If you combine different colors in the same room, the lighting will be distracting to look at.

Preparing your Sacramento home for sale on a budget is entirely possible, and these 10 cost-effective strategic improvements are a great place to start. With a little time and effort, you can significantly increase your home's appeal to potential buyers and potentially raise its value. Ideally, sellers should strive to present a well-maintained, clean and inviting space. 

So you have a low interest rate on your home and want to sell -- is your mortgage loan "assumable" by another buyer?

Lately I have been chatting with a lot of homeowners who are considering selling their Sacramento homes, and a question I keep getting asked is: "Can the person who buys my house take over my 3% mortgage loan?" 

The short answer to the question is MAYBE. Some mortgage loans are what we refer to as "ASSUMABLE" and under certain conditions the loan and its interest rate and terms can be transferred to a new purchaser. An assumable mortgage allows a homebuyer to take over the seller's home loan, and best of all, the new buyer may keep the original mortgage interest rate. Having an assumable mortgage can be a great selling point when marketing a home for sale! With current interest rates in the 6-7% range (depending on qualifications, loan type, terms, etc), and a lower interest rate environment in the years prior, the ability to offer a low mortgage interest rate to the next owner can really set your home listing apart from others.

The longer answer to this question is more nuanced and way more complicated.

First and foremost, not all loans are assumable. To determine if a home buyer can assume your loan, we need to know what kind of loan you have since usually it is only government-backed loans that are assumable. By government backed loans -- this refers to if your loan is insured by FHA, VA, or USDA. If you are not sure what type of loan you have, refer to the NOTE or CLOSING DISCLOSURE documents from when you purchased or last refinanced your home. Both will describe the loan type and if the loan is assumable. Page 4 of the loan's Closing Disclosure has a checkbox section at the very top that specifically states if your loan is assumable or not. Conventional loans and Jumbo loans that are backed by Fannie Mae and Freddie Mac typically are not assumable. If you are unsure what sort of loan you have, you can call me (or your agent if you are already working with someone) and I can help you figure it out.

If your loan is not assumable, then NO. You will not be able to transfer your loan to another buyer. Game over. Do not pass GO. Do not collect $200.  Clearly, you may still sell your home, though the buyer will have to get their own loan at today's market rates. And there are plenty of Sacramento home buyers doing just that.

Second, if you determine that you do have a FHA, VA, USDA, or some other loan type that is assumable, the next step is to determine what your interest rate and your unpaid principle loan balance is. Your interest rate will be on your Note or your Closing Disclosure if you were able to track that down. You might also find this information on your most recent mortgage statement.

Third, once you determine you have an assumable loan, you know your interest rate and unpaid principle balance is -- next, you and your agent need to contact your loan servicing company. Do this proactively! Most loan servicers have a special document package they will SNAIL MAIL to you. Do this BEFORE your home goes on the market. It could take days or weeks to arrive. Again, need help navigating this? Contact me.

So you have an assumable loan, you know the balance and interest rate, and you have your package from your loan servicer...ok, now you can list your home for sale and market it to have an assumable loan. Which is awesome! But I do want to stress to you that new home buyers must still qualify and be underwritten by the loan servicer (buyers are not free to work with a lender of their choosing on an assumption), there are some drawbacks to this scenario. Listing agents must carefully vet buyer offers who seek to complete a loan assumption. The loan assumption will not work for everyone, and here are a few examples...

Example #1: You purchased your home for $400,000 in 2015, and your current unpaid principle balance on your loan is $355,000. Your home is worth $580,000 today. In order for a buyer to be able to assume your $355,000 loan, they will need to have approximately $225,000 in cash as a downpayment. That would equate to nearly 40% down, and most buyers will not be able to do that.

Example #2: You purchased your home for $500,000 in 2018, and your current unpaid principle balance on your VA loan is $475,000. Your home is worth $625,000 today. You are elated to find a buyer with 20% down who can easily assume the $475,000 loan...however this buyer is not a veteran. As a VA loan seller, you may choose to allow a non-veteran assume your VA loan, however unfortunately then you lose your VA loan eligibility in the future -- until that loan is paid in full. Once paid in full, your VA eligibility is restored...though it may not be restored in a timeframe that works for you to use a VA loan on a future home purchase.

Example #3: You purchased your home for $600,000 in 2020, and your current unpaid principle balance on your loan is $560,000. Your home is worth $700,000 today. You are elated to find a buyer with 20% down who can easily assume the $560,000 mortgage...however, your loan servicer takes 4 months to manually underwrite the new buyer's loan. The buyer must snail mail their financial documents to the lender. Every few weeks the lender asks for new documentation and the process drags out. That replacement home you were hoping to purchase is no longer available. The buyer gets frustrated, or finds another property, and walks away. Some loan servicers take A LONG TIME to process and underwrite loan assumptions because they do not have a dedicated team working on them.

Whichever end of a home sale or purchase you are on, please do not hesitate to reach out to me if I can assist. These are nuanced transactions.

I have added the NAR GREEN designation to my credentials...

I am happy to have added the National Association of REALTORS “GREEN” designation to my credentials — this one will help me provide resources to clients to improve the performance of their homes— from low-cost fixes and DIY projects, to retrofitting and replacing systems, to big budget remodeling projects, etc.

New Listing - 4984 King Arthur Place, Sacramento, CA 95841

Welcome to this small secluded community of Camelot in the Arden Arcade area of Sacramento! Meticulously cared for by the same family for nearly 15 years, this adorable 3 bedroom, 2.5 bathroom, 1,512sf home is ready for a new owner. You will love the spacious floorplan. Enter to find a large kitchen with a expansive breakfast bar that opens to the dining room. Large adjacent living room opens to the backyard and has a cute cozy fireplace. Downstairs half bathroom and inside laundry area. Upstairs find two over-sized hallway bedrooms with lots of closet space, and a large hallway bathroom. Primary suite has a huge walk-in closet, and a spacious en-suite bathroom. Private fenced backyard with low-maintenance artificial turf. Attached 2-car garage! Low HOA dues - $150/mo! Conveniently located in close proximity to I-80, parks, schools, shopping, restaurants, and more! Don't wait! Offered at $359,900. For more photos, information, and a 3D virtual tour, please visit 4984 King Arthur Place, Sacramento, CA 95841.

Do you have a home for these buyers?

Do you have a home for any of these buyers? As 2023 begins, and I have lots of buyers in the market to purchase a home, I thought that perhaps I would send this out to the universe with the hopes that someone thinking about selling might notice that I have a buyer looking for a home that sounds like theirs. It seems to be a common belief right now that with changed real estate market dynamics that nobody is buying -- but that is just FALSE. There are MANY motivated buyers out there, and while listing inventory is above where it has been throughout the pandemic, inventory is still relatively low.

So with that, here is a list of my buyer clients, their price ranges, and basic search criteria. If you are thinking about selling a home or know someone who wants to sell their home who has something like any of these, please do not hesitate to reach out to me - 916-342-1372 or erin@erinstumpf.com. I am happy to see if my clients are a fit for your home and explore next steps, or help you strategize preparing your home for sale.

Buyer A: Carmichael, Fair Oaks, Arden/Arcade - this buyer is looking for a minimum of 3 bedrooms, 2 bathrooms, and a minimum of about 1200sf. They would prefer a home that is updated and are not in the market for a fixdr. They'd love a larger-ish yard (like .18ac or above) and a pool would be a bonus. They are well-qualified for a conventional loan up to about $650,000.

Buyer B: Rosemont, College Greens, Rancho Cordova - this buyer is looking for a single level 4 bedroom, 2 bathroom home under 2,000sf. Specifically they want an updated kitchen that opens to the living space. They do not want any interior stairs/steps and specifically do not want a swimming pool. They are well-qualified for a conventional loan up to about $550,000.

Buyer C: Land Park, Hollywood Park, East Sacramento, Med Center, Tahoe Park, Woodlake, South Land Park - this buyer is looking for a 3 bedroom, ideally at least 2 bathrooms. They would also love something updated and turn key. They are well-qualified for a conventional loan up to about $600,000.

Buyer D: Carmichael, Arden/Arcade, Fair Oaks, Citrus Heights - this buyer is specifically looking for a turn-key single-level small home, half-plex, or a condo, and it must have at least 1.5 or preferrably 2 bathrooms, an enclosed private garage space. They are well-qualified for a conventional loan up to about $350,000 (or less if a condo with HOA dues).

Buyer E: Midtown, Downtown, East Sacramento - this buyer is looking for a 2+ bedroom, 1+ bathroom home on the grid that is within a short distance to the state Capitol, restaurants, shops, etc.  They are well-qualified for a conventional loan up to about $550,000.

Buyer F: Oak Park, Tahoe Park, Rosemont, College Greens - this buyer is looking for a 3 bedroom, 2 bathroom home that is not a fixer. Would love an open-floorplan if possible, and an above average sized yard (like .12ac+). They are well-qualified for a conventional loan up to $450,000.

Buyer G: Arden/Arcade, Carmichael - this buyer is looking for a 3 bedroom, 2 bathroom single story home of a maximum of 1800sf. They would prefer something turn-key and would love an open floorplan. They do not want to be on or adjacent to a busy street and would prefer to be within a short walk (less than a half mile) of a dog park. They are well-qualified for a conventional loan up to $750,000.

Buyer H: Swallows Nest in Natomas: Needs to be turn-key, single level. Likely an all-cash purchase up to around $500,000.

Buyer I: Folsom: this buyer is looking for a turn-key minimum 3 bedroom, 2 bathroom home 1,400sf+, in a neighborhood within one of the following elementary school boundaries -- Gallardo, Empire Oaks, Oak Chan, or Gold Ridge. Ideally this home will be updated, and located in a neighborhood with mature trees. They are well-qualified for a VA loan up to $700,000.

Again if any of these sound like you or someone you know, please drop me a line!

New Listing - 3412 Kevin Court, Sacramento, CA 95821

This exceptional 3 bedroom, 2 bathroom, 1,360sf Arden home is ready for a new owner! You will love the open, light and bright floorplan. Step inside to find a large family room with built-in storage, a fireplace, and large sunny picture window overlooking the front yard. Updated kitchen features granite counters, island with a farmhouse sink and breakfast bar, and stainless appliances, and opens to the large family room. Large hallway bedrooms, and remodeled hallway bathroom with a lovely clawfoot tub with shower. Enviable primary suite has dual closet spaces! Added 2nd bathroom has a tiled stall shower. Freshly painted interior. Wood floors throughout. Metal roof, central heat and air, dual pane windows, custom window shutters, brand new concrete driveway, walkways and patio. Backyard has lots of sunny space to garden or play, and a large storage shed. Section 1 and 2 pest clearance. All this is located near award-winning k-12 schools, parks, shopping, & easy freeway access and more. Don't wait! Offered at $499,000. For more photos, information, and a virtual 3D Walkthrough please visit 3412 Kevin Court, Sacramento, CA 95821.

Ranked in the Top 5% of Realtors by Homesnap for the first half of 2022

Homesnap released out its mid-year agent rankings this week, and apparently for the first half of 2022 I am ranked in the Top 5% -- which is their highest tier. Pretty cool. It has been a busy year thus far and I appreciate my clients for their trust in the home buying or selling process.

Livestream Interview with Ryan Lillis of the Sacramento Bee about the local housing market, strategies to sell and buy homes, and more...

I did a really fun hour-long livestream interview with Sacramento Bee reporter Ryan Lillis this last week about Sacramento real estate, strategies for listing your home, negotiating the purchase of a home, etc in today's local market conditions. Catch the recorded interview replay here.

New Listing - 4484 Edison Avenue, Sacramento, CA 95821

This exceptional 3 bedroom, 2 bathroom, 1,242sf Arden-Arcade home is ready for a new owner! You will love the open, light and bright floorplan. Step inside to find a large family room with a fireplace and large picture window overlooking the front yard. Remodeled kitchen with granite counters, island with breakfast bar, full backsplash, and stainless appliances opens to the family room and formal dining area. Large hallway bedrooms, and remodeled hallway bathroom with a tub/shower combo and lots of storage. Enviable primary suite has dual closets! Ensuite remodeled bathroom has a tiled stall shower. Freshly painted interior. Laminate floors throughout. Composition roof, central HVAC, dual pane windows, inside laundry. HUGE park-like backyard with lots of sunny space to garden or play, and shaded covered patio. Newer electrical panel. Attached 2-car garage, extra wide driveway with paved side yard, and wide swinging side gate to accommodate your toys. All this is located near award-winning k-12 schools, parks, & more. Don't wait! Offered at $499,900. For more photos, detail, and a 3D virtual tour, please visit 4484 Edison Avenue, Sacramento, CA 95821.

New Listing - 4421 Belcrest Way, Sacramento, CA 95821

This exceptional 3 bedroom, 2 bathroom, 2,048sf Arden-Arcade home is ready for a new owner! Step inside to the entryway and find a formal living room with a fireplace and large picture window overlooking the front yard. Remodeled kitchen with soapstone counters, farmhouse sink, and stainless appliances opens to the formal dining area, 2nd fireplace, family room, and home office alcove area with adorable wood stove. French doors spill natural light and overlook the backyard! Large hallway bedrooms and hallway bathroom with a tub/shower combo. Enviable primary suite has french doors to the backyard. Ensuite bathroom has a stall shower and large walk-in closet. Wood floors throughout. Composition roof, central HVAC, dual pane windows, inside laundry room, and 2-car attached garage. Large park-like 0.22ac backyard with lots of sunny space to garden or play, brick patio, manicured gardens, storage shed, and wide swinging side gate to accommodate your toys. All this located near award-winning k-12 schools, parks, & more. Don't wait! Offered at $599,900. For more information, a 3D virtual tour, and more photos please visit 4221 Belcrest Way, Sacramento, CA 95821.

New listing - 3636 Chadsworth Way, Sacramento, CA 95821

Lovely updated 6 bedroom, 3 bathroom, 2407sf Arden home is ready for a new owner! With SIX bedrooms plus a den you will have as much space as you need for your household, guests, or home offices! You will love the open, light and bright floorplan. Enter to find a formal living room with a cozy fireplace. Renovated kitchen has granite counters, stainless appliances, a breakfast bar counter overlooking the dining area, large family room and backyard. Downstairs bedroom and full ensuite jack-and-jill bathroom. Upstairs find a large primary suite with a huge closet and updated ensuite bathroom. Spacious hallway bedrooms and updated hallway bathroom. The backyard has a covered patio and lots of sunny space to garden or play! All this with an oversized 2-car attached garage with additional storage space, central heating and air, whole house fan, dual pane windows, and indoor laundry room. Leased solar offsets your energy bills! Located in close proximity to parks, schools, freeway access, shopping, and more! Don't wait! Offered at $599,900. For a 3D virtual tour and more information please visit 3636 Chadsworth Way, Sacramento, CA 95821.

New Listing - 1723 Bowling Green Drive, Sacramento, CA 95815

 Swanston Estates 4 bedroom, 2 bathroom cutie! You will love the light and bright floorplan that spills natural light throughout. The living room features a huge bank of sunny windows overlooking the front porch and front yard. A formal dining area leads to the kitchen, which offers lots of storage and counter space and overlooks the HUGE backyard. Spacious bedrooms, each with ample closet space! Two full bathrooms. The backyard is perfect for entertaining, and lots of sunny space to garden or play. Large side yard for all your toys or recreation vehicles. All this with an attached garage, laminate floors, dual pane windows, composition roof, and central heat and air conditioning. And can you say location location location? This adorable home is in an ideal spot just a hop skip and a jump from shopping, restaurants, parks, schools, public transportation, and more! Don't wait! Offered at $379,900. For a 3D virtual tour and more information please visit 1723 Bowling Green Drive, Sacramento, CA 95815.

Do you have a home for any of these buyers?

Do you have a home for any of these buyers? As 2021 comes to its exciting conclusion, and our Sacramento real estate market at basically record-low inventory (still), I thought that perhaps I would send this out to the universe with the hopes that someone thinking about selling might notice that I have a home buyer looking for a home that sounds like theirs. So with that, here is a list of my buyer clients, their price ranges, and basic search criteria. If you are thinking about selling a home or know someone who wants to sell their home who has something like any of these, please do not hesitate to reach out to me - 916-342-1372 or erin@erinstumpf.com. I am happy to see if my clients are a fit for your home and explore next steps, or help you strategize preparing your home for sale. 

Buyer A: Carmichael, Arden/Arcade - this buyer is looking for a minimum of 3 bedrooms, 2 bathrooms, and about 1200sf. They do not mind something that needs a little updating and are not scared by a fixer property. They'd love a smallish, low-maintenance lot (like .15ac or less, ideally). They are well-qualified for a conventional loan up to about $450,000. 

Buyer B: Carmichael, Arden/Arcade, Fair Oaks - this buyer is looking for a single level 3 bedroom, 2 bathroom home under 2,000sf that is nicely remodeled. Specifically they want a remodeled kitchen that opens to the living space. They specifically do not want a swimming pool. They'd love a lot that already has a shed/workshop or space to build one. They are well-qualified for a conventional loan up to about $750,000. 

Buyer C: Land Park, Hollywood Park, East Sacramento, Med Center, Tahoe Park - this buyer is looking for a 2 bedroom, ideally at least 1.5 bathrooms (2 full preferred). They do not mind something that needs a little updating, but would also love something updated and turn key. They are well-qualified for a conventional loan up to about $700,000. 

Buyer D: Carmichael/Del Dayo - this buyer is specifically looking for the Del Dayo neighborhood or very close to it, to be within the school boundaries of Del Dayo Elementary. They are looking for a minimum of 3 bedrooms, 2 bathrooms, 1600sf, and would love a built-in pool or a pool-sized yard that can accommodate a future pool. They do not mind a fixer. Their budget is around $675,000. 

Buyer E: Sacramento neighborhoods south of 50, east of Hwy 99 as far south as Florin Road - this buyer is looking for a 3 bedroom, 2 bathroom single family home (not a halfplex). Ideally not a fixer. They are well-qualified for a conventional loan up to about $400,000.

Buyer F: West Sacramento/Southport - this buyer is looking for a home in the Bridgeway Lakes community that is 4 bedrooms, 3  bathrooms, and 2700sf or more. They are well-qualified for a conventional loan up to about $650,000. 

Buyer G: Midtown, Downtown, East Sacramento - this buyer is looking for a 4+ bedroom, 2+ bathroom, 2,400sf+ home on the grid that is within a short distance to the state Capitol, restaurants, shops, etc. Ideally it is a higher density home or condo that is newer construction or significantly remodeled. It must have a garage and at least a small ground-level patio yard. Electric vehicle charger is a plus. They are well-qualified for a conventional loan up to about $1.3M. 

Buyer H: Oak Park, Tahoe Park, Rosemont, College Greens - this buyer is looking for a 3 bedroom, 2 bathroom home that is not a fixer. Would love an open-floorplan if possible, and an above average sized yard (like .12ac+). They are well-qualified for a conventional loan up to $450,000.

Buyer I: Arden/Arcade, Carmichael - this buyer is looking for a 3 bedroom, 2 bathroom home of a minimum of 1600sf. They would prefer something turn-key and would love an open floorplan. They do not want to be on or adjacent to a busy street. They are well-qualified for a conventional loan up to $700,000.

Buyer J: Rocklin, Roseville - this buyer is looking for a turn-key/modern or renovated minimum of 3 bedroom, 2 bathroom, and 1800sf or larger home single story gated community. Must have a formal entryway and an open floorplan. 55+ active adult community would be a plus. A beautiful view would also be a plus. Cash buyer, budget is up to about $1.2M.

Buyer K: Arden/Arcade, Carmichael - this buyer is looking for a small studio or one bedroom condo. Must have indoor laundry in the unit. Ideally ground level entrance and single level unit. Needs to be turn-key. They are well-qualified for a conventional loan up to $200,000.

Again if any of these sound like you or someone you know, please drop me a line!