New Listing - 4620 22nd Street, Sacramento, CA 95822

A rare opportunity to own a home that has been cherished by the same family for over 6 decades, this special 2-3 bedrooms, 1  bathroom, 1276sf Hollywood Park house is ready to begin its next chapter. Filled with decades of memories and lovingly maintained, it offers timeless character, a flexible floor plan, and many of the major updates are already completed - and as an added bonus the prior owner has drawings for future expansion. This is the perfect canvas for your personalization. You'll love the versatile layout with 2 bedrooms plus a possible 3rd bedroom, a spacious living room with a cozy fireplace, formal dining area, and a generous bonus room that's perfect as a home office, game room, playroom, or home gym! Hardwood floors grace much of the home, with additional hardwood beneath the living room carpet just waiting to be uncovered. Recent improvements include a beautifully remodeled bathroom, fresh exterior paint, a newer sewer line, a Section 1 & 2 pest clearance, and a 2-year roof certification. Step outside to a large, covered patio and sun-filled backyard with endless possibilities for gardening, entertaining, relaxing, or creating your dream outdoor space. Tucked away on an interior street in one of Sacramento's most sought-after neighborhoods, you'll enjoy the charm of Hollywood Park with all the conveniences nearby. Just minutes from Leonardo da Vinci K-8 School, William Land Park, Sacramento City College, UC Davis Medical Center, neighborhood parks, shopping, restaurants, and Downtown Sacramento, this location has something for everyone! Don't wait! For more photos, 3D virtual tour, and floorplan please visit 4620 22nd Street, Sacramento, CA 95822.

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!

Planning to sell a home that one of my buyers may like?

It's mid-February in Sacramento. And, like our seasonal real estate cycles typically predict, it is that wonderful time of the year when home buyers really get motivated to buy, and sellers start to prep their homes for sale...the perfect storm when buyers are ready to go, but there is not quite yet an abundance of housing inventory on the market for buyers to choose from. Which brings me to today's post...do you have a home that you would like to sell that my buyers would like to buy? I am working with some really well-qualified (pre-approved!), amazing people...

Buyer A
Seeking a home in the Arden / Arcade, Carmichael, or Fair Oaks areas. In a perfect world, the property would have 3 bedrooms, 2 bathrooms, 1600sf or larger, a built-in pool, AND an Accessory Dwelling Unit for a multi-generational situation. An ADU is also commonly referred to as a "granny flat", "in-law unit", or "studio". A home with room to add an ADU may also work, or they are also willing to retrofit some existing space to create an ADU. They are pre-approved up to $500,000.

Buyer B
Seeking a home in the Tahoe Park, Tallac Village, Hollywood Park, or surrounding areas. Ideally the property would be a 2 bedroom, 1 bathroom home of 900sf or larger, be pretty turn-key and not need a lot of work, but this buyer would happily do some minor repairs, replace flooring and paint if need be. This buyer is pre-approved up to $335,000.

Buyer C
Seeking a home in the East Sacramento, Land Park, or Midtown Sacramento areas. They would prefer something with architectural character that is walkable. They are down-sizing and a 2 bedroom, 1 bathroom home of 1200sf+ would be great. A second bathroom would be a bonus. Ideally the home has an open layout where the kitchen is open to the living area. A garage is a must, and they'd also love a basement too but that is not required. They are pre-approved up to $600,000.

Buyer D
Seeking a home in the South Land Park, Pocket / Greenhaven, or Little Pocket areas. They would love a 4 bedroom home, but are also fine with a 3 bedroom, 2 bathroom home of at least 1200sf. A half-plex would also be ok too. The house must have a decent-sized yard for their soon-to-be adopted dog. They are pre-approved up to $350,000.

Buyer E
Seeking a newer home (2014 or newer, but not new construction) in Roseville or Rocklin areas at least 4 bedrooms, 2.5 bathrooms, and 2000sf+, and with a good-sized yard (aka, larger than just a patio). They are doing a tax-deferred 1031 Exchange and are all cash buyers. By the rules of their exchange, they need to spend a minimum of $500,000 and a max of $550,000.

So anyway, if you own a home something like what I have described here and are thinking about selling it, drop me a line at erin@erinstumpf.com or 916-342-1372! My buyers would love to hear about it. And if it is not a great fit for one of them, I can help you prep your home for sale and list your home as well.

New Listing - 2180 Irvin Way, Sacramento, CA 95822

Adorable 2 bedroom, 1 bathroom, 939sf home in Hollywood Park! You will love the spacious layout, wood floors throughout, freshly painted interior, updated kitchen with white cabinets and laminate counters, dining nook, remodeled bathroom with tile flooring and new vanity, indoor laundry room, central heat and air, attached one-car garage. The huge backyard offers a great sunny space to garden or play. It is in close proximity to awarding-winning schools, William Land Park, restaurants, parks and more! Don't wait! Offered at $349,900. For more photos and information visit 2180 Irvin Way, Sacramento, CA 95822. MLS#18060667

New Listing - 4720 Custis Avenue, Sacramento, CA 95822

Adorable 2 bedrooms + loft, 1 bathroom, 1,068sf Hollywood Park home on .14ac lot! You will love the classic features paired with modern amenities: wood floors, spacious living room with cozy fireplace, formal dining room, updated kitchen with tile counters, remodeled bathroom, and neat upstairs loft which is a possible 3rd bedroom or the perfect home office! Enclosed sun room area and front patio deck offer more spaces to hang out, and large sunny backyard with pergola is the perfect place to garden or play! Short distance to schools, parks, shopping, public transportation and more. Offered at $324,900. For more information and a 3D tour, please visit 4720 Custis Avenue, Sacramento, CA 95822.

As 2014 comes to a close, has Zillow figured out how to accurately estimate Sacramento home values?

If you have been reading my blog for a while, then you probably already know that I usually get a chill down my spine when one of my clients mentions "the Z word." What's the Z word? Zillow. What is Zillow? Zillow.com is a website that, among other things, provides information about neighborhoods and properties.

Zillow is a neat website. I have an agent profile on Zillow. I have clients who have found me using Zillow. However, my general thought about Zillow is that while it's a fun consumer tool that provides property information to people looking to buy or sell (or even rent property now), the vast majority of the time, the "Zestimate" (aka, the value that the website dreams up for a certain property), is usually not close to the market value of a Sacramento area property, and the homes listed for sale on the website are not current.

I posted a few times last year about how the sales prices of my transactions compare to Zillow data. I've closed 10 transactions in the last couple months so let's take a look to see how close Zillow is to the actual selling prices of these properties. This information is CURRENT as of today, December 22nd, 2014.

2 Alvares Court, Sacramento, CA 95833; this was a nice updated home with a pool that I sold (represented the buyer) in the Natomas area. The original listing price was $235,000, and sold on 9/15/14 for $235,000. Zillow's Zestimate: $226,000 -- approximately 3.8% below it's selling price. 
 
2480 Sandpiper Way, Cameron Park, CA 95682; this was a beautiful home with a view that I listed (represented the seller) in the Cameron Park area. The original listing price was $359,900, and after multiple offers this sold on 10/15/14 for $362,000. Zillow's Zestimate: $340,522 -- approximately 5.93% below it's selling price. Ironically, Zillow does not note the recent home sale...

11532 Linday Way, Gold River, CA 95670; this was a bank repo home I sold (represented the buyer) in Gold River. The original listing price was $374,900, and this sold on 10/15/14 for $340,000. Zillow's Zestimate: $381,702 -- approximately 10.92% above it's selling price.

6725 Swenson Way, Sacramento, CA 95822; this was a home I sold (represented the buyer) near in South Land Park on a HUGE lot. The original listing price was $449,000, and this sold on 10/17/14 for $437,000. Zillow's Zestimate: $391,758 -- approximately 10.35% below it's selling price.

3716 Lankershim Way, North Highlands, CA 95660; this was a home I listed and (represented the seller) in North Highlands in Sacramento. The original listing price was $149,900, and after multiple offers this sold on 10/22/14 for $159,500. Zillow's Zestimate: $142,915 -- approximately 10.39% below it's selling price.

329 Berthoud Street, Sacramento, CA 95838; this was a short sale home I listed and sold (represented the seller) near the Natomas / Del Paso Heights area. The original listing price was $169,000, and after learning it needed about $20,000 in work between the termite and roof inspections, it finally sold on 10/28/14 for $155,000. Zillow's Zestimate: $153,574 -- approximately 1% below it's selling price.

2180 Irvin Way, Sacramento, CA 95822; this was a cute updated home I sold (represented the buyer) in Hollywood Park. The original listing price was $275,000, and this sold on 10/30/14 for $258,000. Zillow's Zestimate: $224,040 -- approximately 13.16% below it's selling price. WOW.

5000 Priscilla Lane, Sacramento, CA 95820; this was a cute updated home I listed and sold (represented the seller) in Colonial Village. The original listing price was $169,900, and this sold on 11/20/14 for $162,000. Zillow's Zestimate: $153,372 -- approximately 5.3% below it's selling price.

4436 Wyman Drive, Sacramento, CA 95821; this was a home I sold (represented the buyer) in Arden near the Carmichael border. The original listing price was $265,000, and this sold on 11/20/14 for $260,000. Zillow's Zestimate: $251,937 -- approximately 3.1% below it's selling price. 

5020 Kokomo Drive, Sacramento, CA 95835; this was a short sale home I listed and sold (represented the seller) in Natomas. The original listing price was $259,900, and this sold on 11/25/14 for $265,000. Zillow's Zestimate: $246,126 -- approximately 7.12% below it's selling price. 

I have said it before and I will say it again...I think a couple conclusions can be drawn from the information above. First, Zestimates are generally not accurate - so if you are thinking about buying or selling, you can see that the values generated by this website are all over the board higher or lower. They don't take into consideration property features that can not be quantified. Is it on a main street, is it near a park, was the kitchen remodeled, does it have unique architectural features...? Second, some area neighborhoods have a lot of varied housing stock - they are not cookie cutter homes. Some areas in the same zip code have drastically different values or pricing trends. Third, our dynamic Sacramento area real estate market has changed significantly in the last couple of years, and Zillow has a long way to go to catch up to pricing these trends and factoring them into their mathematical equations that determine these values. But it is still a fun website for entertainment purposes. 

If I can assist you determine an accurate price range for your Sacramento area home, I welcome your call or email.

Do you want a pot dispensary in your Sacramento neighborhood?

Do you live in or near Land Park, Curtis Park, or Hollywood Park? If you follow me on Facebook, then you will already know that the Sacramento Community Development Department has received an application to open a marijuana dispensary at 2216 Sutterville Road, right across from Sacramento City College. I urge anyone who is interested in weighing in on this proposed addition to the neighborhood to call Remi Mendoza with City Planning asap, before 4/25/14 at 916-808-5003 or via email at RMendoza@cityofsacramento.org or your city councilman and tell them your thoughts. I did this morning, and Remi "logged my comments in his staff report." There will likely be a public hearing sometime in the future.

Sacramento Median Home Price February 2014

Well there you have it. After a slower January for sales volume and price (which is pretty typical if you look at trends over the last decade), Sacramento's median home price for February 2014 bounced back up to $260,000. This does not surprise me at all, and February was a brisk month for my business. I'm guessing March will be brisk too with lots of closings given there's a high number of pending sales...I'm not anticipating a huge upswing in price for next month, and expect things to continue with some modest price appreciation this year. Our current median home price is still FAR below the median from the peak of Sacramento's real estate market in the summer of 2005 (which was just a touch under $400,000). But it's nice to say that it's also FAR above the median home price at the bottom of the Sacramento market in winter 2011 (about $160,000). A trend that I am continuing to notice for the last several months is folks who purchased a home at the bottom of the market in 2009-2011 are calling wanting to sell their home and purchase a larger one (or smaller one, relocate to a different neighborhood, etc). If you purchased a Sacramento home during that timeframe, there's a good chance your home has increased in value in the range of 20%-35% depending on when you bought and where your home is located...so it's a great time to do sell and purchase another home. Of course if you would like me to provide you an estimate of your home's value, I'm happy to do that. Just email me.

How far off the mark is Zillow for Sacramento home values?

If you have been reading my blog for a while, then you probably already know that I usually get a chill down my spine when one of my clients mentions "the Z word." What's the Z word? Zillow. What is Zillow? Zillow.com is a website that, among other things, provides information about neighborhoods and properties.

Zillow is a neat website. I have an agent profile on Zillow. I have clients who have found me using Zillow. However, my general thought about Zillow is that while it's a fun consumer tool that provides property information to people looking to buy or sell (or even rent property now), the vast majority of the time, the "Zestimate" (aka, the value that the website dreams up for a certain property), is usually not close to the market value of a Sacramento area property, and the homes listed for sale on the website are not current.

Let's take my last few closed transactions. I closed 4 transactions last week (all equity sales), and February was a pretty busy month for me. So this information is CURRENT as of today, March 8, 2013.

1804 2nd Avenue, Sacramento, CA 95818; this was a home I listed in Land Park. The original listing price was $279,900, and this sold on 2/26/13 for $285,000 -- 1.82% above it's listing price. Zillow's Zestimate: $271,690 -- approximately 4.89% below it's selling price.

8020 Walerga Road #1016, Antelope, CA 95843; this was a condo I listed in Antelope near Walerga and Elverta. The original listing price was $109,900, and this sold on 2/26/13 for $123,000 -- 11.83% above it's listing price. Zillow's Zestimate: $102,815 -- approximately 19.63% below it's selling price.

5674 La Campana Way, Sacramento, CA 95822; this was a home I listed near Mangan Park, a neighborhood just to the south of Hollywood Park. The original listing price was $129,999, and this sold on 3/1/13 for $142,000 -- 9.23% above the listing price. Zillow's Zestimate: $116,692 -- approximately 21.69% below it's selling price.

7910 Walerga Road #601, Antelope, CA 95843; this was a condo I listed in Antelope near Walerga and Elverta (different community from the other one above). The original listing price was $129,900, and this sold on 3/1/13 for $140,000 -- 7.78% above it's listing price. Zillow's Zestimate: $103,987 -- approximately 34.63% below it's selling price.

My friend and appraiser, Ryan Lundquist, just wrote a blog recently on a similar topic -- comparing Zillow values to some of his recent appraisals. You can view that post here. I think two conclusions can be drawn from the information above. First, Zestimates are generally not accurate. They don't take into consideration property features that can not be quantified. Is it on a main street, is it near a park, was the kitchen remodeled, have unique architectural features...? Second, our dynamic Sacramento area real estate market is now increasing in value, and Zillow has a long way to go to catch up to pricing these trends and factoring them into their mathematical equations that determine these values.

New Listing - 5674 La Campana Way, Sacramento, CA 95822

Adorable 2 bedroom, 1 bathroom, 840sf home on large corner lot near Mangan Park (just south of Hollywood Park and Land Park)! You will love the spacious bedrooms, updated kitchen and bathroom, new carpet, fresh paint, central heating and air, ample storage space, and attached garage. Large corner lot! Lovely backyard has built-in brick bbq grill, manicured lawn, sprinklers, and planting beds. Don't wait! Offered at $135,000. Traditional equity sale! For more photos and information please visit 5674 La Campana Way, Sacramento, CA 95822.

Looking into a Short Sale with CitiMortgage on your Sacramento home? Here is what you need to gather...

Well...it's not a secret that I do A LOT of short sale transactions in the Sacramento area...and I have done several with CitiMortgage (aka, Citibank, CitiFinancial...or just plain Citi). Citi's short sale process is generally (and of course, relatively speaking) on the faster side of the spectrum for negotiating short sale approval. So if you are looking to do a short sale on your Sacramento-area home and have a mortgage with Citi, here is a list of the documentation you need to gather as you get ready to list your home with a Realtor;

CitiMortgage

Loss Mitigation / Short Sale Tel: 972-653-1000

Seller's Documents Generally Required for a Short Sale:

-3rd Party Authorization Letter

-Hardship Letter

-Last 2 months of bank statements

-Last 2 months of pay stubs

-Unemployment stubs and award letter (if applicable)

-Proof of Homeowner's Insurance

-Most Recent Property Tax bill

-Last year's federal tax return

-Most recent quarterly Profit & Loss Statement (ONLY if self-employed)

-Evidence of SSI, Pension, Disability Benefits (if applicable)

-Rental Lease (ONLY if investment property)

-Citi Household Financial Summary

-IRS 4506-T

I welcome your call if you have any questions regarding an CitiMortgage short sale in the Sacramento area.

Are you selling a (Land Park, South Land Park, East Sac, Pocket/Greenhaven) home that one of my buyers may like??

And continuing with my buyer clients "wants and needs" series of blog posts -- here are what some of my Land Park, South Land Park, Pocket / Greenhaven, Hollywood Park, and East Sacramento buyers are looking for...are you (thinking about) selling a home that would meet any of these buyers' needs?

"Buyer A" is a very well-qualified pre-approved first-time home buyer.  She would like to live in Land Park or East Sacramento and prefers "something with character or a unique architecture." She is looking 2+ bedrooms, and 1.5+ bathrooms, decent closet and storage space, and a yard with a covered patio. That extra half bathroom (or second bathroom) is a must have. She is open to doing some re-painting or installing new flooring, but ideally is looking for something that otherwise is move-in ready. Their max purchase price is $325,000.

"Buyer B" is a very well-qualified pre-approved investor buyer seeking a single family home.  He ideally would like home in the South Land Park or Pocket neighborhoods. He would like 3+ bedrooms, and 2+ bathrooms, an open floorplan, 2-car garage, and a large backyard. He would prefer a property that needs cosmetic updating. He would prefer a single family freestanding home, and is not opposed to a property in an HOA. His max purchase price is $250,000.

"Buyer C" is a very well-qualified pre-approved buyer. He ideally would like a newer home in a gated community in Pocket/Greenhaven or South Land Park. He would like 3+ bedrooms, and 2+ bathrooms, and 1,800sf or more. He would love a home has an open floorplan where the living area and kitchen flow through to the backyard. His max purchase price is $450,000.

"Buyer D" is a very well-qualified cash investor buyer seeking a single family home, condo, or half-plex.  He ideally would like home in the South Land Park, Hollywood Park, or Pocket/Greenhaven neighborhoods. He would like 2+ bedrooms, and 1+ bathrooms, and 1+car garage. Fixers or turn-key property are ok. He is looking to purchase multiple properties and his max purchase price is $140,000.

If you own a home that seems to meet any of this criteria and are thinking about selling (or know someone who is), please contact me -- I may have a buyer for your home! If you need to do a short sale, I can certainly facilitate that as well, and am happy to talk to you to see if we are a good fit to work together.

On another note, I am working with numerous other buyers who are looking for homes in several other Sacramento area neighborhoods -- a couple weeks ago I posted about my buyer clients looking to purchase in Natomas...please contact me if you would like more details, and look for future posts.

Is your Sacramento Sewer Line made of Orangeberg?

I have said it before, and I will say it again. If you are purchasing an older home in Sacramento, it is extremely important to inspect the sewer line. This photo is from a sewer inspection performed one of my buyer clients had performed on a house in the Woodlake neighborhood that was built in 1946. The sewer line is made of Orangeberg pipe which over time breaks down and is susceptible to root penetration.

How much sewage do you think can pass by this obstruction before the line backs up during your housewarming party after 19 of your closest friends flush the toilet and you run the dishwasher? Ewwww....

It's best to inspect for this condition during your "buyer investigation" period that is set forth in your purchase agreement. Often times the buyer can negotiate with the seller to have this condition corrected prior to the close of escrow.

Quoted in an article about the "Home Buyer Tax Credits" in the Sacramento Business Journal

Last week I did an interview with Michael Shaw of the Sacramento Business Journal about Sacramento home buyers and their motivation to purchase homes with (or without) the state and federal tax credits. He also interviewed one of my dear buyer clients...and they did a photo shoot. The article appears in this week's edition of the Sacramento Business Journal.

I have noticed that most of the buyers I have been working with, in all price ranges, were not deterred by the sunset of the home buyer tax credit...buyers had to be in contract by April 30th, 2010, and originally were supposed to have closed escrow by June 30th, though that date was extended to September 30th, 2010 due to the extended escrow time periods associated with negotiating short sales.

You can read the article here.

Sewer Line Inspections in Sacramento

After my long-winded post the other day about Buyer Investigation, Inspections, and Request for Repairs, I received a call and an email from two separate folks asking about sewer lines...coincidentally enough, these people were neither current buyers nor sellers...

For anyone wondering, for sewer camera scoping, I recommend Express Plumbing at 916-488-1215. They are great, really knowledgable, and will show you and explain what the camera sees during the process. They also do outstanding repair work.

Many of Sacramento's older neighborhoods have orangeburg sewer lines...this stuff deteriorates over time, and is prone to collapse and obstruction by things like tree roots. If you are buying a pre-1960's era home in Land Park, Curtis Park, Hollywood Park, Tahoe Park, Downtown or Midtown Sacramento, East Sacramento, Arden Park, Sierra Oaks, Garden of the Gods, Carmichael, Wilhaggin, Del Dayo, etc., and if the home still has its original sewer pipe - it is likely orangeburg, or perhaps another material that has not held up well.

It is well worth the $150 to inspect the line and find out!!If you obtain a home warranty with your home purchase, many home warranty plans exclude coverage of your sewer line.

Sacramento Neighborhood Zip Codes

I am often asked what zip codes certain areas in Sacramento fall within, so I figured I would post a pretty comprehensive list. You will notice that some zip codes are repeated a few times, as different neighborhoods occasionally fall on a border or are just large generally speaking.

Antelope - 95843
Arden /Arcade - 95815, 95821, 95825, 95841, 95864
Arden Park - 95864
Campus Commons - 95825
Carmichael - 95608
Curtis Park - 95818
Citrus Heights - 95610, 95621
Del Dayo - 95608
Del Paso Heights - 95815, 95838, 95833
Downtown Sacramento - 95811, 95814
Elk Grove - 95624, 95757, 95758
Elmhurst - 95819, 95817
Elverta - 95626
East Sacramento - 95816, 95817, 95819
Fabulous 40's - 95816, 95819
Fair Oaks - 95628
Folsom - 95630
Foothill Farms - 95841, 95842
Garden of the Gods - 95864
Galt - 95632
Gold River - 95670
Granite Bay - 95746
Hollywood Park - 95822
Land Park - 95818
Lincoln - 95648
Lincoln Village - 95827
Loomis - 95650
Mather - 95655
McKinley Park - 95816
Meadowview - 95822, 95832
Midtown Sacramento - 95811, 95814, 95816
McClellan - 95652
Natomas - 95833, 95834, 95835, 95836, 95837
North Highlands - 95660
Oak Park - 95817, 95820
Orangevale - 95662
Pocket / Greenhaven - 95831
Rancho Cordova - 95670, 95742
Rio Linda - 95673
River Park - 95819
Rocklin - 95677, 95765
Rosemont / College Greens - 95826
Roseville - 95661, 94747, 95678
Sierra Oaks - 95864
South Land Park - 95822, 95831
South Sacramento - 95822, 95823, 95824, 95828, 95829, 95830, 95832
Tahoe Park - 95820
West Sacramento - 95605, 95691
Wilhaggin - 95864

If you would like to sign up to have listings from any of these zip codes emailed to you, click here. Did I miss an area - let me know!

Attention Landlords!

If you have rental property that falls within the City of Sacramento limits, your units may now be subject to a new "Rental Housing Inspection" ordinance. This is a pilot program, and landlords who do not comply with minimum standards may face civil and/or criminal penalties! YIKES!...not sure if there are ramifications for homes outside the City limits (areas like Carmichael, Orangevale, Fair Oaks, etc. that are in County jurisdiction).

You can read up on this by visiting the City of Sacramento's Code Enforcement Department website here. For a list of inspection guidelines, click here. For further information about the Residential Rental Housing Inspection Pilot Program, you can contact the Sacramento Housing and Dangerous Buildings Division at 916-808-RENT or e-mail RHIP@cityofsacramento.org.

Neighborhood Spotlight: Hollywood Park

Located just blocks south of Sacramento City College near William Land Park, is a neighborhood called Hollywood Park. Sacramento Magazine named Hollywood Park one of the top ten "Best Kept Secret" neighborhoods. Hollywood Park is bordered by Sutterville Road to the north, Fruitridge Road to the south, 24th Street to the east, and Freeport Blvd to the west.

While there is no official "park" in this neighborhood as its name would suggest, there are three schools with playgrounds / yards that all form a large parklike centerpiece of the neighborhood. The area has a classic neighborhood feel with tree lined streets, and is close in proximity to local shopping centers, and Hollywood Hardware!

Homes were generally built in the 1940's and 1950's, and are 2 and 3 bedroom ranch homes. Hollywood park is a short walk to William Land Park and is a more affordable alternative to nearby Land Park. Many homes still have their classic, original charm - featuring distinctive built-ins, hardwood flooring, original cabinetry and tile, wood-burning fireplaces, decorative mantels, and detached garages. They generally have good-sized backyards...some with swimming pools. Homes in this area are generally selling in the range of $200,000 - $325,000, based on a wide variety of property condition and square footage.

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