14 Questions You Should Ask Before Buying in a 55+ Active Adult Senior Community

Buying a home in a 55+ active adult community is about much more than choosing the right floor plan or finding a home with beautiful finishes. You're choosing a lifestyle, a neighborhood, and a community that you'll hopefully enjoy for many years to come. Today's active adult communities are designed for people who want to spend less time maintaining a home and more time enjoying life. Many offer resort-style amenities, beautiful landscaping, clubs and activities, walking trails, and a strong sense of community. But no two 55+ communities are exactly alike. 

As a Realtor, I've found that many buyers ask the same questions when they begin exploring active adult or senior community living. Here are 14 questions I encourage every buyer to think about when evaluating if a community is right for you. 

1. What does the Homeowners Association (HOA) actually cover? One of the first things buyers notice is the monthly homeowners association fee. While it's natural to compare HOA dues between communities, the monthly amount only tells part of the story. Many active adult communities include services that significantly reduce the time and expense of maintaining a home. Depending on the community, the HOA may maintain landscaping, exterior paint, roof maintenance, common area maintenance, recreational facilities, and even provide services like transportation or light handyman assistance. Communities with higher monthly dues often provide a more comprehensive, concierge-style lifestyle that allows homeowners to spend less time worrying about maintenance and more time enjoying retirement. Understanding exactly what is included will help you determine whether the value matches your lifestyle and budget. 

2. Is the HOA financially healthy? The long-term financial health of the homeowners association is just as important as the condition of the home itself. A well-managed association helps protect your investment by maintaining the community and planning for future repairs before they become emergencies. Before purchasing, ask to review the HOA's reserve study, financial statements, and recent board meeting minutes. These documents can reveal whether the association has adequately saved for future expenses or whether significant repairs could result in special assessments. A financially sound HOA is often one of the strongest indicators of a well-managed community. 

3. Are there any planned HOA "Special Assessments" or major projects? Even if an HOA appears financially healthy, it's worth asking whether there are any significant projects planned over the next several years. Clubhouse renovations, road resurfacing, roof replacement programs, or infrastructure improvements can sometimes lead to additional homeowner expenses or loss of use of the amenities while they are under renovation. Many associations plan these projects years in advance. Understanding what's on the horizon allows you to budget appropriately and avoid unexpected surprises after you've moved in. A great place to find information about this is to review the HOA board meeting minutes, which you should be able to request. 

4. What are the senior community's age requirements? Most people understand that these neighborhoods are designed for residents who are 55 years of age or older, but the rules are often more or less flexible than many buyers realize. For example, it's common for one spouse to be under 55, and there are often age exceptions for caregivers and certain family members. However, every community has its own occupancy policies regarding adult children, grandchildren, and long-term guests. Asking these questions early helps ensure the community will continue to meet your family's needs both today and in the future. 

5. Does the Active Adult community lifestyle match what you're looking lor? Every active adult community develops its own personality over time. Some are incredibly social, with a full calendar of clubs, fitness classes, dinners, volunteer opportunities, and organized events. Others offer a much quieter atmosphere where residents enjoy privacy and peaceful surroundings. Neither approach is better than the other; it's simply a matter of finding the right fit. I often encourage buyers to visit a community several times, meander through the neighborhood, spend time in the clubhouse, and observe daily life before making a decision. The goal is to find a place that feels like home, not just a place with attractive amenities. 

6. Will you actually use the community amenities? Beautiful amenities can certainly add value to a community, but it's worth asking yourself whether you'll actually use them. A state-of-the-art fitness center or championship pickleball courts may be wonderful for one buyer, while another may place greater value on walking trails, gardening areas, a library, or simply beautifully maintained grounds. Rather than comparing communities based on the number of amenities they offer, think about which ones will enhance your day-to-day life. The best community isn't necessarily the one with the longest list of amenities. Rather it's the one that complements your lifestyle. 

7. What maintenance will still be your responsibility? One of the biggest advantages of active adult living is reduced maintenance, but "low maintenance" doesn't always mean "maintenance free." Some communities maintain nearly every aspect of the home's exterior, while others leave certain responsibilities to individual homeowners. Before purchasing, understand exactly who is responsible for items like roofs, exterior paint, windows, plumbing, HVAC systems, fences, and landscaping. Knowing these responsibilities ahead of time will help you avoid misunderstandings after closing. 

8. Are the home and community designed for aging in place? Most buyers purchasing in a 55+ community plan to remain there for many years. That's why it's worth considering not only how the home fits your lifestyle today, but how it may serve you ten or twenty years from now. Features like single-story floor plans, wider hallways, minimal steps, walk-in showers, good lighting, and accessible layouts can make everyday living easier over time. Even if these features aren't immediately necessary, they can contribute to greater comfort and independence in the future. 

9. Are pets welcome in the community? Are there rules about pets? I can say for most of my clients, pets are family members, so it's important to understand the community's pet policies before purchasing. Some communities have restrictions on the number of pets, size, or breed, while others are extremely pet-friendly and even provide dog parks or walking trails. If a pet is or may become part of your household, it's worth confirming that the community will accommodate both your needs and your furry companion's. 

10. What are the rules for guests? Many active adults enjoy hosting children, grandchildren, and friends, so guest policies deserve careful consideration. Ask about overnight guests, extended stays, guest parking, RV parking, and whether there are limits on how long family members may visit. Most communities are very welcoming, but understanding the policies beforehand helps ensure there won't be any unexpected surprises when loved ones come to stay. 

11. Can you rent the home in the future? Even if you have no plans to rent your home today, circumstances can change. Travel, health concerns, or family needs may make renting the property desirable at some point. Some active adult communities permit rentals with certain restrictions, while others prohibit them entirely or limit the number of homes that may be leased within the community at any given time. Knowing these rules now provides valuable flexibility should your plans evolve in the future. 

12. Is the location convenient for your lifestyle? The home itself is only one part of the equation. The surrounding neighborhood will play a significant role in your everyday life. Consider how close the community is to grocery stores, medical providers, hospitals, restaurants, shopping, parks, walking trails, and family members. Think not only about what is convenient today, but what may become more important in the years ahead. A wonderful community in an inconvenient location may become less enjoyable over time. 

13. What do current residents think? One of the best sources of information may be the people who already live there. Whenever possible, strike up conversations with residents while touring the community. Ask what they enjoy most, what they would change, and how responsive the HOA is when issues arise. Maybe the neighborhood has an online forum? I've found that homeowners are often happy to share their experiences, and their perspectives can provide valuable insights that aren't always apparent during a showing. 

14. Does this community feel like home? Perhaps the most important question isn't one you'll find in any HOA document or disclosure package. After you've reviewed the numbers, toured the homes, and compared amenities, ask yourself how the community feels. Can you picture yourself enjoying your morning coffee on the patio? Visiting the neighborhood in the evening? Meeting friends at the clubhouse? Hosting family for the holidays? Buying a home is an emotional decision as much as a financial one. The right community should feel comfortable, welcoming, and aligned with the lifestyle you've worked so hard to achieve. 

Active adult communities offer an incredible opportunity to simplify homeownership while enjoying a vibrant, maintenance-conscious lifestyle. But every community has its own personality, governing documents, amenities, and financial structure. Taking the time to ask thoughtful questions before making an offer can help you find not just the right home, but the right place to enjoy the next chapter of your life. If you're considering buying in a 55+ community in the Greater Sacramento area, including Roseville, Lincoln, Rocklin, Folsom, or surrounding communities, I'd be happy to help you compare neighborhoods and find a community that fits both your lifestyle and your long-term goals. My objective is to help you choose a community where you'll truly enjoy living for years to come.

New Listing - 46 Chief Court, Sacramento, CA 95833

Adorable and affordable 3 bedroom, 2 bathroom, 1406sf, mid-century style Natomas home on a secluded cul-de-sac. You will love the spacious, light and bright open layout. The interior and exterior have been freshly painted. Large living area with corner fireplace opens to a large kitchen with breakfast bar. Tile and new laminate flooring throughout. Spacious hallway bedrooms with lots of closet space. Hallway bathroom has a new vanity, sink, and countertop. Primary bedroom features a walk-in closet and updated ensuite bathroom! Inside laundry room. New dual pane sliding door opens to a huge landscaped backyard with fresh sod and automatic sprinklers. Central heat and air. Attached garage. River City Commons offers lots of amenities including two swimming pools, tennis courts, basketball court, and more! HOA dues $87/mo. Also located in close proximity to the South Natomas library, community center, parks, shopping, public transportation, Discovery Park/American River Parkway, and downtown. Don't wait! Offered at $349,900. For more photos and detail, along with a 3D virtual walkthrough, please visit 46 Chief Court, Sacramento, CA 95833. 

New listing - 11837 Delavan Circle, Rancho Cordova, CA 95742

Stunning single level 4 bedroom, 2.5 bathroom, approximately 2,401sf Rancho Cordova / Anatolia home, lovingly maintained by just one owner! You will appreciate the optimal integration of indoor and outdoor spaces. Formal entryway leads to sizable living room with large sunny windows that let the outside in! Large formal dining room. Spacious open kitchen with pantry, granite counters, island and breakfast bar overlooks the large family room and has access to the backyard! Spacious hallway bedrooms and hallway bathroom on one side of the house, while your private primary suite is situated on the other side- enjoy dual closets and a sitting area that leads to the backyard. Luxurious ensuite bathroom offers dual sinks and a separate tub and shower. 3-car garage. HUGE, park-like backyard has enviable manicured gardens, seasonally blooming flowers, and lots of space to enjoy coffee and conversation or the perfect al fresco dining on a crisp evening. All this with the amenities of the Anatolia HOA (dues $103/mo), pools, gym, parks, trails, and more! Don't wait! Offered at $529,900. For 3D virtual tour, additional photos and detail please visit 11837 Delavan Circle, Rancho Cordova, CA 95742.

New listing - 2305 Ashton Drive, Roseville, CA 95747

Stunning 3 bedroom, 2 bathroom, 1,992sf home in highly sought after active adult 55+ Del Webb Roseville community - The Club at West Park! Located on a quiet, interior street, this Sheley floorplan has all the features you want and more. Enter through the oak and crystal front door, and find 10' ceilings and plantation shutters throughout. Elegant tile and laminate flooring. Large, open gourmet kitchen with plenty of storage, stainless steel GE Profile dual oven, microwave, and gas cooktop, granite counters, and lots of bar seating overlooking the great room. Formal dining room and cozy kitchen nook. The master suite features a spacious bathroom with a large walk in closet, separate tub and shower, and double sinks. HUGE finished 3 car tandem garage with epoxy floor, built-in cabinets and overhead storage. The backyard features a stamped concrete patio, fruiting trees, and a 1-year old 40x18' patio cover with electrical outlets, variable speed fan, and dimmable recessed lights. The HOA covers front lawn care, Retreat Clubhouse, pool and more. Don't wait! HOA dues $540/quarter (approximately $180/month). Offered at $549,900. 3D Virtual Walkthrough. For more photos and information please visit 2305 Ashton Drive, Roseville, CA 95747.

New Listing - 8012 Briar Ridge Lane, Citrus Heights, CA 95610

Stunning and rare loft unit in Almaden Place in Citrus Heights! This unit has 2 bedrooms+ loft, 2.5 bathrooms, and approximately 1528sf. You will love the nice updates throughout, such as custom shutters, dual pane windows, updated kitchen with granite counters, laminate flooring, spacious and open living and dining room with a serene deck retreat. Upstairs on the 2nd level you will find dual master suites with remodeled bathrooms, new vanities, granite counters and custom tub/shower surrounds. On the 3rd level there is a large loft with vaulted ceilings - perfect for a home office, craft room, game area or 3rd bedroom. Newer HVAC, 2-car garage, low-maintenance patio yard. Section 1 & 2 pest clearance. The grounds at Almaden Place are private and perfectly manicured, featuring a pool/spa area, tennis court and pristine clubhouse. Located off the beaten path yet close proximity to shopping, schools, parks and more. Don't wait! Offered at $269,900. HOA dues $250/month. This is a PUD, not a condo, so FHA and VA financing are ok. MLS# 19018288. For more photos and detail please visit 8012 Briar Ridge Lane, Citrus Heights, CA 95610.

Why I am voting YES on Proposition 5, and NO on Proposition 10

While I was out of town this last week attending the California Association of Realtors policy committees and board of directors meetings, my vote-by-mail ballot arrived at my house. Sacramento County residents now ALL receive ballots in the mail to be mailed back or dropped off at designated locations. And over the next few weeks, voters will have to contemplate their options with regard to a number of local, state, and federal races and numerous California ballot propositions. There are two propositions in particular that could dramatically affect housing opportunities, private property rights, and the availability of affordable housing in California: Proposition 5 and Proposition 10. As someone with a Master's Degree in Public Policy and Administration, who understands housing issues, who works with buyers and sellers - I want to explain why I support Proposition 5 and oppose Proposition 10 and encourage you to keep this rationale in mind when completing your ballots.

YES on Proposition 5
Proposition 5 is the "Property Tax Fairness" initiative and would remove the "moving penalty" from California's property tax system. It would allow seniors, the severely disabled, and victims of natural disasters (think California wildfires) to transfer their existing low property tax base value when purchasing another home located anywhere in California. These people would be permitted to purchase a more expensive property if needed and pay a blended rate that incorporates a slight property tax increase from the difference in value from the home sold and the home purchased.

There are several seniors I have talked to over my 13 years in real estate who would love to sell their current home, but they'd suffer a "moving penalty" and cannot afford to sell. Huh? Let me explain. One such Sacramento couple has lived in their home for 30+ years, their children long ago moved out, and both are retired and living on fixed incomes. They own their home free and clear but no longer can maintain it. They no longer need the quarter acre yard where their children once played, and what used to be manicured lawn and gardens is now mostly overgrown weeds. The wife has mobility issues and has not been upstairs in a few years - because she physically can't get up the stairs. There a couple of empty bedrooms. The house needs a new roof. The home is drafty and grossly energy inefficient, and needs those improvements and other cosmetic updates. The expense of making those repairs would more than wipe out their savings. They would love to move to a newer single level condo in Alameda County, near their adult children and grandchildren, with no yard to maintain and that requires little upkeep. Their current property tax bill for their paid-for Sacramento home is roughly $1200 per year, kept low by Proposition 13 from 1978, which bases property tax on the home's acquisition value. Their home is worth about $400,000. The type of condo they'd like to buy is about $500,000. Current law allows for one-time property tax base transfers and within the same California county (or to few other counties that allow incoming transfers), and only to purchase a lower priced home. Purchasing a new condo for a higher price in another county would quadruple their annual property tax to $5,000 per year (over $400/month). This is an expense they cannot afford. And because of this, they stay in their home even though it no longer meets their needs. Moving from their current home would also free it up to allow another family to come in buy it, and renovate the property, better maintain the yard, and use the home's full bedroom capacity.

Because I see this scenario first hand everyday, I want to support helping homeowners like this couple avoid the moving penalty and be able to purchase a more suitable home in a different area. The elderly couple I described would pay $1200 plus another $1000 (the value of property tax for the difference between their $400,000 sale and $500,000 purchase). The new owner of the home they sold would pay $4000 of annual property tax instead of the $1200 the sellers paid.

The social benefits of this proposition are many - parents can be closer to adult children. Adult children nearby can help care for aging parents. Conversely, grandparents can help care for their grandchildren instead of hired babysitters or daycare. The positive economic spillover effects of these moves are also many. The buyer of the sold home will likely spend money to renovate the home, hiring local contractors. They will spend money at Home Depot and other local suppliers. Their kids again will attend the local schools. They will eat at local restaurants and spend money in other local stores. They will infuse new capital and economic activity into the local area.

I could enumerate many other examples of other people who are locked into their homes by the low property tax base. These people need to sell and cannot afford the moving penalty. This is why I am voting YES on Proposition 5 - to help these people afford to move and to free up their existing home for another more suitable buyer.

NO on Proposition 10
Proposition 10 is a repeal of the Costa-Hawkins Rental Housing Act. The California Legislature enacted Costa-Hawkins in 1995 to place parameters on how local governments can apply rent control ordinances. The parameters imposed by Costa-Hawkins prevent rent control from being imposed on new construction (rental units built after 1995 when the legislation went into effect). It prevents rent control from being applied to single family homes and condos. It also allows for "vacancy decontrol", such that when a rent-controlled unit is vacated by a tenant, a landlord can charge a new incoming tenant market rent. That market rent would be the new baseline for the rent control pricing. Proposition 10 remove these parameters, thus enabling the wild west of rent control ordinances.

Oh gosh, where do I begin to describe how devastating Proposition 10 would be to housing in California? It's such a bad idea that both Gavin Newsom and John Cox, candidates for California Governor, are opposed to Proposition 10. The California Legislature defeated a bill to repeal Costa-Hawkins earlier this year. And a vast majority of economists agree rent control is bad for renters having the opposite effects intended.

First, Proposition 10 would allow rent control to be applied to new construction. At a time where the California Department of Housing and Community Development reports we need at least 180,000 new housing units constructed each year -- an annual number California has been far behind already for a decade -- Proposition 10 would gut every effort to construct new units. We need builders to build in California. Builders in turn need to be profitable. If Proposition 10 passed, what builders in their right minds would build rental housing in California knowing at any time their profitability could be threatened by rent control? They would take their resources to other states and build there. We already have a severe housing shortage in California and this would exacerbate the housing shortage.

Second, Proposition 10 would allow rent control to be applied to single family homes and condos. This could result in rent control applying to homeowners who rent rooms in their own residences. It could allow bureaucrats the ability to mandate homeowners pay a fee to take their own home off the rental market. Why would voters want to handcuff the use of their own homes? Further, I know a lot about Homeowners Associations (HOAs - my masters thesis topic actually), and nearly one quarter of Californians live in properties governed by HOAs. Private associations have the ability to limit or restrict an owner's ability to rent out their units. If Proposition 10 is passed, HOA's are likely to respond by passing rules cease the rental of properties in their neighborhoods. This will further limit how owners can use their properties, and prevent homes and condos that might be turned into rental units from doing so. This again would limit the availability of units for rent and result in curbing owners' private property rights.

Third, Proposition 10 would eliminate vacancy decontrol, where landlords can increase the rent of a unit to the current market rent when a tenant moves out. If landlords must continue to charge the same low rent to subsequent tenants in rent-controlled property, this would further constrain ability of landlords to make any profit on their rentals. MOST landlords in California are mom-and-pop owners whose rental properties are part of their long-term retirement portfolio. Making rent-controlled units perpetually price-fixed for eternity is extremely unfair to landlords who already are burdened by increasing maintenance and utility costs, and rent price ceilings. It would likely result in decreased property values as well as create a perverse incentive for landlords not to maintain or improve their units for new tenants because they will just not be able to afford it.

There are many other negative implications to the repeal of Costa Hawkins as well, but I think you get the idea. At a time when California desperately needs more housing units, this is NOT a way to increase the supply of housing. This does not help renters. There are about 15 cities in California that have some form of rent control. Recent studies from Stanford have linked the current rent control ordinances in San Francisco with as much as a 15% reduction in available rental housing units. The results of not constructing new housing units and pillaging the property rights of owners will make a bad problem worse. This is why I am voting NO on Proposition 10.

Graduated with my Master's Degree in Public Policy and Administration!!!

I have a list of goals. Small goals, big goals, and BIG goals. And about 5 years ago, I set a BIG goal for myself. I decided to work toward a Master's Degree in Public Policy and Administration (MPPA).

Why? My friends and family all asked me this. I did not have a clear answer other than the fact I had a deep interest in housing policy issues thanks to my involvement in the Sacramento and California Associations of Realtors, and I felt I wanted to deepen my understanding of policy analysis. [Analysis and advocacy are two very different things.] And to answer the question everyone seemed to ask: NO, I AM NOT changing careers. I continue to be a full-time, top-producing Sacramento real estate broker. I am perhaps just a smarter, geekier realtor now.

I earned my Bachelor's Degree in Spanish with a minor in Ethnic Studies back in 2001 -- a far cry from the study of Public Policy and Administration. Before I could even apply to the MPPA program, I had to enroll in prerequisite coursework in Economics, Government, and Statistics. So in the spring semester of 2014 I enrolled at American River College and for the next three semesters knocked out those classes. I applied for the MPPA program and was accepted, and in the fall semester of 2015 started the MPPA program at California State University Sacramento. 

Initially I felt like a fish out of water - generally I was a bit older than most of the other students in the program, and most of the other students worked for public agencies, in legislative offices, or were lobbyists. Thankfully, they all were my nerdy kindred spirits and we all had a love for policy. I fit right in.

Not only did I fit right in, but as it turns out, I really excelled in my coursework. I took classes in applied economic analysis, public administration, quantitative analysis, urban policy, research methods and more. I wrote papers on all sorts of nerdy policy topics ranging from homelessness, the supply and demand of labor markets, short-term rentals and the sharing economy, organizational performance metrics, homeownership rates, and determinants of home value. I wrote my thesis on the positive and negative spillover effects associated with the growth in numbers of Homeowners Associations in Sacramento County. It was a lot of hard work and I loved every minute of it. 

I liked it so much that I got involved in the Graduate Association of Students in Public Policy and Administration (GASPPA) and served as Treasurer for 2017-2018. The Faculty asked me to sit on the hiring committee for a new faculty member, which was a really interesting experience. My professors encouraged me to submit my research on Homeowners Associations to different student research symposiums, and I ended up presenting my research in three separate events, which was really awesome. 

And the craziest part...I had the highest GPA in my program at 3.97 (darn that one A-). The faculty of my department selected me for the 2018 Cristy Jensen Award, named for the founder of the MPPA program. And last but not least, the Dean of the College of Social Science and Interdisciplinary Studies named me Graduate Student of the Year for 2018 for the SSIS Department. And I graduated "with Distinction". 

So May 18, 2018 I walked across the stage at the Golden 1 Arena. What a ride! I can't say enough great things about the program, faculty, and my fellow students. It was a lot of work, and during my 1.5 years of prerequisites and 3 years in the MPPA program I managed to do all that and remain a top producing Realtor. In fact if anything I just got busier while I was in graduate school.

So now what? Well I am maybe the nerdiest Realtor in Sacramento. And being done with school, I have more time on my hands for something - I guess my next BIG goal, whatever that turns out to be.

New Listing - 2487 Torino Street #6, West Sacramento, CA 95691

Lovely 2 bedroom, 2 bathroom, 1,307 updated ground floor single level condo in Riva on the River in West Sacramento! You will love the open spacious layout, large kitchen with granite counters and pantry cabinet, window coverings throughout, freshly painted interior, brand new flooring, master bedroom suite w/outdoor access and large walk-in closet. 2-car tandem garage. HOA dues are $220 per month. Community has lots of great amenities such as a built-in pool, playground, and manicured green space. Short distance to the river, downtown Sacramento, schools, shopping, and freeways. Don't wait! Offered at $299,900. For more photos and information visit 2487 Torino Street #6, West Sacramento, CA 95691. MLS#18028657

New Listing - 2616 Cleat Lane, Sacramento, CA 95818

Popular, sold-out floorplan in The Mill at Broadway is available! 2 bedrooms + den, 2.5 bathrooms, 1,451sf detached home in cool newer Land Park community! You will love the kitchen with quartz counters, stainless appliances, built-in wine fridge and bar area, high-end laminate flooring, stylish light fixtures, downstairs den or possible 3rd bedroom, upstairs loft, both bedrooms have ensuite bathrooms. Energy saving features include 1.5kW owned photovoltaic solar system, tankless water heater, ductless HVAC. 2-car attached garage, big patio and large upper balcony. HOA dues $90/month. Newer construction from 2016 within close proximity to Land Park, Broadway District, Bike Dog Brewing, Selland's, transportation and more! Offered at $469,900. For more photos and information visit 2616 Cleat Lane, Sacramento, CA 95818. Don't wait!

New Listing - 2008 Benita Drive, Unit 4, Rancho Cordova, CA 95670

This 2 bedroom, 1 bathroom, 924sf upper-level Rancho Cordova condo is a great investment opportunity! You will love this low-maintenance, cute, clean unit, light and bright open floorplan, updated kitchen with granite counters, updated bathroom with tile tub surround and newer vanity, laminate flooring, and window coverings. Well-manicured gated community. Conveniently located near the American River, parks, public transportation, the new Folsom Lake College campus, Hwy 50, shopping, k-12 schools, and more. Don't wait! HOA dues $267/mo. Offered at $102,500. For more photos and additional detail, visit 2008 Benita Drive #4, Rancho Cordova, CA 95670.

New Listing - 3622 Sardinia Island Way, Sacramento / Natomas, CA 95834

Elegant and better-than-new 3 bedroom + den, 3 bathroom, 1,941sf home at Courtyard Westshore Natomas! You will love the light and bright spacious layout, high ceilings, high end custom window coverings, lots of storage, downstairs den/possible 4th bedroom, downstairs full bathroom, kitchen with maple cabinets and granite counters, upstairs loft area with built-in desk area, huge master suite with separate tub and shower, 2-car attached garage, low maintenance backyard. Close to parks, schools, and more! Homeowners Association dues at $92/mo covers common area and front yard maintenance. Offered at $359,000. Don't wait! For more information, photos and a virtual tour visit 3622 Sardinia Island Way, Sacramento, CA 95834.

New Listing - 3026 Swallows Nest Drive, Sacramento, CA 95833

Beautifully updated 2 bedroom, 2 bathroom, 1,257sf unit in the highly sought Swallows Nest community! You will love the spacious layout, updated kitchen with granite counters, new laminate flooring, new carpet, dual master bedrooms with updated bathrooms, new central heat and air (2017), attached 2-car garage, private deck, secluded serene setting. Homeowners Association offers a manicured 9-hole NCGA golf course, tennis courts, swimming pools, guarded front gate, and more. Located minutes from the Sacramento River, close proximity to Downtown Sacramento. Don't wait! Offered at $245,000. HOA dues $416/month. For more photos and a 3D virtual tour visit 3026 Swallows Nest Drive, Sacramento, CA 95833.

New Listing - 7731 Rio Estrada Way, Sacramento, CA 95831

Elegant 3 bedrooms + loft, 2.5 bathrooms, 2,582 home in prestigious Dutra Bend at Riverlake in the Pocket / Greenhaven area. You will love the open floorplan with soaring ceilings, remodeled kitchen, bar, shutters, downstairs master suite with 3 closets, dual sinks, jetted tub, and separate shower. Loft/possible 4th bedrooms with built-in entertainment center, professionally landscaped front and back yards with brick patio and fountain. 3-car attached garage, whole house fan, newer central heat and air, spa hook-ups. River access is across the street, HOA includes roving security, access to a private lake and more! HOA dues $54.91/mo. Offered at $659,900. For more photos, 3D tour, and information visit 7731 Rio Estrada Way, Sacramento, CA 95831.

New Listing - 7110 Stella Lane, Unit 13, Carmichael, CA 95608

Adorable ground level 2 bedroom, 2 bathroom, 1,000sf condo unit tucked away in a serene complex in Carmichael. You will love the easy access, spacious floorplan, cozy fireplace, newer carpet and paint, laminate flooring, updated kitchen with newer cabinets and granite counters, updated bathrooms, inside laundry. Big bedrooms, lots of storage space. Master suite has private patio. Nicely manicured setting, homeowners association has private pool and clubhouse. Located minutes from shopping and American River access! Don't wait! Offered at $164,900. HOA dues $335/mo. For more photos and information please visit 7110 Stella Lane #13, Carmichael, CA 95608.

New Listing - 2701 Bronco Creek Way, Sacramento, CA 95835

Stunning, better than new 4 bedroom, 2.5 bathroom, 1,838sf Natomas home! You will love the open layout, recessed lighting, tile flooring downstairs, kitchen with cherry cabinets, granite counters, and stainless appliances, formal dining room. Large loft/separate family room area upstairs, large master suite with walk-in closet, separate tub and shower, dual sinks and granite counters. Owned solar lowers utility bills! 2-car garage with epoxy flooring. Low maintenance yard. Adjacent to brand new charter school under construction. Low $60/month HOA dues covers front yard care. Don't wait! Offered at $339,900. For more photos and information please visit 2701 Bronco Creek Way, Sacramento, CA 95835.

Want to list your Sacramento area property on AirBnB or VRBO? Here's what you need to know...

"If I buy this downtown condo, can I just list it on AirBnB and rent it to legislators when they visit the Capitol?"... "What if I turn this detached garage into a 'granny unit' and rent it out on AirBnB?" Hmm...good questions.

I get asked pretty often about transient occupancy and short-term rentals. Just to clarify, a transient occupancy or short-term rental is one that is for a term of less than 30-days. Think of a place that might be rented using AirBnB or VRBO -- probably more commonly thought of as vacation rentals. This type of short term arrangement is becoming more common these days thanks to these websites, and can be a nice alternative for travelers who perhaps want to stay somewhere other than a hotel. (Side note: a rental in excess of 30 days does not fall into this category. A landlord-tenant relationship is created in that case, and an entirely different set of laws apply.)

For example, my family and I stayed in a home for 5 days that we rented on VRBO in Scottsdale when we attended the SF Giants Spring Training a couple years ago. It was a nice place and the convenience of having a home where 6 of us could all comfortably stay, with amenities like a kitchen and laundry facilities were great!

It sounds appealing -- and a nice way to supplement income renting out part of your home, or perhaps you have a rental property and you'd like to offer it as a short-term rental instead of leasing for a longer term...People visit Sacramento, right? But as a property owner, what are the local rules? Well, right now the rules differ all over our Sacramento region.

City of Sacramento: for properties within the city limits, the City requires owners to obtain a Short-Term Vacation Rental Permit and pay a fee of $125. Owners must also collect and remit 12%  Transient Occupancy Tax (TOT). And there is a different set of parameters if you are renting out space in your own primary residence, versus renting out a vacant/non-primary residence (such as a 90 days per year limit).

County of Sacramento: for properties within the unincorporated areas of the county (like Antelope, Arden, Orangevale, Fair Oaks, Carmichael, other non-city Sacramento areas, etc.), the county requires owners to obtain a Vacation Rental Permit and pay a fee of $270.66. Owners must also collect and remit 12% TOT. The county does not allow short-term rental of vacant/non-primary residence property.

City of Galt: it seems there is no specific ordinance regarding short-term rentals within the city limits, however if you own any Galt rental property you are required to get a business license from the city. They also require TOT.

The Cities of Citrus Heights, Folsom, Elk Grove, and Rancho Cordova all require collection and remittance of TOT, however it seems they have no specific policies governing short-term rentals right now. You may want to defer to the county's policies here.

Keep in mind that just because the city or county may allow short-term rentals, if your property is located in a Homeowners Association (HOA), the HOA may specifically prohibit short-term rentals. I have started to see this in a number of HOA documents for my transactions. Also, speaking with a local insurance agent, be sure that your property insurance policy covers this sort of activity. Most policies specifically exclude coverage for short-term rentals.

New Listing - 952 Q Street, Sacramento, CA 95811

Elegant updated 2 bedroom, 1.5 bathroom, 1,013sf unit in the Saratoga Townhomes in downtown Sacramento at 9th and Q Streets! You will love the great location and modern amenities; updated kitchen with granite counters and new stainless appliances, new laminate flooring downstairs, new carpet upstairs, freshly painted interior, new light fixtures. Private balcony with awning off upstairs bedroom, private patio off living room downstairs. Attached garage with direct access to unit. Bonus - Zone E parking permit included. Close proximity to all downtown has to offer - The State Capitol, Golden 1 Arena, Roosevelt Park, R Street Corridor, art galleries, great restaurants, and other nightlife! Don't wait! Offered at $339,900. HOA dues $269.44/month. For more photos and information please visit 952 Q Street, Sacramento, CA 95811.

New Listing - 738 Commons Drive, Sacramento, CA 95825

Stunning 2 bedroom, 2 bathroom, 1,643sf single level end unit PUD! You will love this Moss & Moss Atrium model floorplan, spacious light and bright layout with amazing windows that really let the outdoors in! Vaulted ceilings, separate living and family room/den area, freshly painted interior, new flooring, dual pane windows, remodeled kitchen with maple cabinets, pantry and dining nook, large formal dining room, dual master suites, remodeled bathroom, newer central heat and air, LOTS of storage space. Close proximity to clubhouse and pools, American River Parkway, shopping and more. Village 1 in Campus Commons. HOA dues are $295/month. Offered at $349,000. Don't wait! For more photos and information please visit 738 Commons Drive, Sacramento, CA 95825.

New Listing - 5616 Victoria Lane, Citrus Heights, CA 95610

Beautifully updated and spacious 3 bedroom, 2 bathroom, 1,518sf unit in gated Sunrise Knolls community in Citrus Heights. You will love the tri-level layout, vaulted ceilings, newer laminate flooring and carpet, fresh paint, updated bathrooms, attached 2-car garage. Central heating and air, new water heater, Park-like community with manicured greenbelts, swimming pool and clubhouse, tennis courts and more. Convenient to shopping, schools, parks, and more! Don't wait! Offered at $199,900. HOA dues $340/mo. For more photos and information please visit 5616 Victoria Lane, Citrus Heights, CA 95610.

New Listing - 1750 Baines Avenue, Sacramento (Natomas Park), CA 95835

Classy Natomas Park 5 bed, 4 bath, 3,622sf home; Renaissance Monterey floorplan. You will love the spectacular rotunda entry, vaulted ceilings, huge formal living room, formal dining room, downstairs bedroom with full attached bathroom, kitchen with center island, under-cabinet lighting, expansive counter space, pantry, nook, and designer floors, family room with elegant fireplace and mantel overlooks yard with a built-in pool, great patio for entertaining & drought-tolerant landscape. HOA offers a full activities and events calendar, bar/grill, recreation facility, private security and more (dues are $69/month). Don't wait! Offered at $525,000. For more photos and information please visit 1750 Baines Avenue, Sacramento, CA 95835.