New Listing - 5259 Dredger Way, Orangevale, CA 95662

This impeccable 3 bedroom, 2 bathroom, 1,558sf single-story Orangevale home offers something for everyone! You will love the spacious, light and bright layout with a freshly painted interior and laminate floors. Enter into the foyer. To your left you will find a large formal dining room, while straight ahead you will find a formal living room with vaulted ceilings and cozy fireplace overlook the backyard. The cute updated kitchen is the perfect set-up for gourmet cooking, featuring wood cabinets, a gas oven, corian countertops, a large pantry closet, and kitchen nook area that also overlooks the yard. The primary suite offers a spacious retreat, complete with a large walk-in closet. The ensuite primary bathroom has been updated with a step-in stall shower. Hallway bedrooms are spacious and the updated hallway bathroom is tastefully appointed with a tub/shower combo and newer vanity with a granite countertop. Outside the backyard offers a large covered patio space, which is the perfect place to enjoy coffee and conversation, or for al fresco dining while entertaining guests on a crisp evening. Huge 0.25ac quarter acre backyard has lots of sunny space to garden or play, or to accommodate your future swimming pool. Wide side yard and double gate provide for potential RV access for all your toys. Brand new composition roof installed in February 2026, clear section 1 pest report. 2-car garage. All this is located a in very close proximity to the American River Parkway via the Winding Oak Trail Access or Main Avenue Trailhead to the Mississippi Bar Recreation area. Also very convenient access to other parks, Lake Natoma, K-12 schools, and shopping. Don't wait! Offered at $599,900. For more photos, a video tour, and a 3D virtual tour, please visit 5259 Dredger Way, Orangevale, CA 95662.

Taxes When Selling an Inherited House in Greater Sacramento, California...

Inheriting a home can come with a lot of emotions and a lot of questions, especially as you try to piece together the puzzle of someone's financial affairs. One of the most common questions I tend to get asked when people inherit property in greater Sacramento is: “What are the tax implications if we sell the house?” or "Will we owe capital gains tax on the sale of this home?" The good news is that, in many cases, selling an inherited home in California may result in less tax than people expect because of something called a stepped-up basis. 

When someone inherits a home or become the administrator of an estate, the tax basis of the property typically adjusts to the fair market value at the date of the original owner’s death. This means that if the home was purchased decades ago for a much lower price, the heir does not inherit that original purchase price for tax purposes. Instead, the basis is “stepped up” to the value at the time of inheritance. (Side note: you may need a "date of death appraisal") 

For example, suppose a Carmichael home that was originally purchased in the 1970s for $80,000 but was worth $650,000 when the owner passed away. If the heirs later sell the home for around $650,000, there may be little to no capital gains tax owed, because the sale price is close to the stepped-up value. 

Of course, every situation is different. If significant time passes between inheriting the property and selling it and the home increases in value during that time, then capital gains could apply to the increase that occurs after inheritance. In addition, heirs should also consider property tax issues, especially if the property is kept as a rental or transferred between family members under California’s property tax rules.

Another important factor is how the property was held. Many Sacramento homes pass through living trusts, which often allows families to sell the property without going through probate. Others may require a probate process before the home can be sold. The tax implications can vary slightly depending on the structure of the estate and how the sale is handled. 

Because tax rules can be complex, I always advise you speak with a CPA or other qualified tax professional before selling an inherited home. They can review the estate details, establish the correct stepped-up basis, and help ensure everything is reported properly. 

If you’ve inherited a home and and are trying to decide what to do next, you’re not alone. Many families find themselves balancing legal, financial, and emotional considerations all at once. Having a clear understanding of the tax side of the transaction is one of the first steps toward making the right decision for your situation. I welcome your call to talk through different scenarios to the extent I can be helpful or connect you with an attorney or CPA to assist you. And if you would like some guidance relative to selling via a trust estate or probate estate, here is a link to some common Q&A's I encounter from clients and tips for some practical steps.

New Listing - 4812 Martsmith Way, Fair Oaks, CA 95628

Having been impeccably maintained by the original owners for over two decades, this 3 bedroom + den, 2.5 bathroom and 2,382 square foot Fair Oaks home is ready for a new owner. Venture inside the formal entry, and you will immediately fall in love with this home. The kitchen is the ideal place to prepare a gourmet meal, with granite counters, a center island, an expansive breakfast bar counter, abundant cabinets and a pantry – it opens to the great room and an eat-in nook and overlooks the backyard through a sunny bank of French doors and expansive windows. Retreat to the downstairs primary suite, offering two closets, a built-in cabinetry and backyard access via a serene covered deck. The luxurious ensuite primary bathroom has a separate oversized soaking tub and shower, as well as a large vanity area with dual sinks and a walk-in closet. Downstairs also find a large formal dining room, a spacious den which is an ideal fourth bedroom or home office, an inside laundry room with a utility sink and cabinets, as well as a one-half bathroom. Upstairs, find two large bedrooms and a hallway bathroom with dual sinks and a tub/shower. Venture outside to your professionally-designed backyard oasis, that is the ideal place to entertain! There are abundant options for coffee and conversation, or the ideal al fresco dinner party on a pleasant evening. It features a built-in outdoor kitchen, a flagstone firepit with a gas starter, a waterfall, creek and pond, vast areas of stained concrete decking and a covered patio as well as a deck and pergola off the primary suite. Don’t miss the three-car garage with a widened driveway and space ideal for recreational vehicles. Awarded North State Building Industry Association Home Tour's "Best Value Custom Spec" in 2000, and this fully lives up to the hype! Enjoy being close in proximity to award-winning schools, Miller Park, Phoenix Park, the American River Parkway, Lake Natoma and Sac State Aquatic Center, and more. Don't wait! Offered at $879,900. For more photos and a 3D virtual tour, please visit 4812 Martsmith Way, Fair Oaks, CA 956628.

Just Listed - 9157 Pershing Avenue, Orangevale, CA 95662

Loved by one owner for over three decades, this 3 bedroom, 2 bathroom, 1443sf Orangevale home is ready for a new beginning. This is the perfect blank canvas for your personal touches. You will love the spacious, light and bright open layout, vaulted ceilings, dual pane windows and marble flooring. Living room overlooks the backyard, and adjacent family room features a cozy fireplace. Enviable kitchen opens to the family room and has a large breakfast bar and pantry cabinet, and adjacent formal dining area. Large hallway bedrooms. Primary suite has lots of closet space and an ensuite bathroom. Large covered patio space is the perfect place to enjoy coffee and conversation, or for al fresco dining while entertaining guests on a crisp evening. Pre-wired 220v for spa hookup. HUGE parklike backyard with lots of sunny space to garden or play. Attached 2-car attached garage. All this located in close proximity to Hwy 50, public transportation, award-winning k-12 schools, shopping, restaurants, &more. Don't wait! 3D Virtual Tour. Offered at $425,000. For more photos and a 3D virtual tour, please visit 9157 Pershing Avenue, Orangevale, CA 95662.

New listing - 5801-5803 Hazel Avenue, Orangevale, CA 95662

Excellent investment opportunity with this well-maintained Orangevale duplex! Convenient, high-demand location. Each unit is 2 bedrooms, 1 bathroom, attached 1-car garage, and are essentially mirror images of each other. Spacious units flow nicely with lots of living space, open floorplans, vaulted ceilings, laundry hook-ups, big bedrooms, updated kitchens, ample storage, newer fencing. Per assessor a HUGE 0.21ac lot with two private/fenced backyards and space to potentially explore opportunities for increased unit density. Both units have newer dual pane windows, central heat & air, and composition roof. Low maintenance landscape! Located near shopping, public transportation, parks, award-winning schools, and easy access to public transportation and Hwy-50. Income and expenses available upon request. Offered at $599,900. For more photos and information please visit 5801-5803 Hazel Avenue, Orangevale, CA 95662.

Do you have a home for these buyers?

Do you have a home for any of these buyers? With the current lack of real estate inventory in our local Sacramento region, 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, Fair Oaks, Orangevale - this buyer is looking for a minimum of 3 bedrooms, 2 bathrooms, and about 1500sf, and would ideally prefer 4 bedrooms or a separate living and family room where they can have a home office. They prefer something that needs a little updating and are not scared by a fixer property. They'd love a larger lot (like more than 0.20ac or 8,700sf or so). They would also love a pool but that is not a deal-breaker. They are well-qualified for a conventional loan up to about $450,000.

Buyer B: Arden/Arcade, Carmichael - 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 $650,000.

Buyer C: Pocket/Greenhaven, South Land Park, Natomas (if Natomas, along the Garden Hwy Corridor) - this buyer is looking for a 3 bedroom, 2 bathroom home that is above 1500sf. They do not mind something that needs a little updating, but would also love something updated and turn key. They would love a pool, but a pool-sized yard that can accommodate a pool later works too. They are well-qualified for a conventional loan up to about $580,000. They could go higher for the right house if given the opportunity to sell their home first.

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. They are well-qualified for a conventional loan up to about $675,000.

Buyer E: Fair Oaks - this buyer is looking for a 4 bedroom, 2 bathroom, minimum of 1600sf, on a large lot (like more than 0.20ac or 8,700sf or so) with a built-in pool. Ideally this home would be situated in a somewhat private/quiet setting. They are well-qualified for a conventional loan up to about $725,000

Buyer F: Land Park, Curtis Park, Oak Park - this buyer is looking for a multi-family property. Ideally this property would be two detached units on one lot (home and an accessory dwelling unit, or two houses on one lot). They might also consider a duplex if perhaps situated on a corner lot where the entrances are separate or there are minimal shared/common walls. This buyer needs a at least one of the units to be vacant and to have 2 bedrooms to owner-occupy it. They are well-qualified for a conventional loan up to about $800,000. 

Buyer G: 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 H: Midtown, Land Park, East Sacramento - this buyer is looking for a single level home with at least 2 full bathrooms. They prefer a fixer and are not scared of something that needs a significant amount of work. They are all cash buyers looking up to about $800,000.

Buyer I: Davis, Woodland, West Sacramento - this buyer is looking for a newer construction home (built within the last 20 years) of at least 3 bedrooms, 2 bathrooms, and 1500sf. They prefer a single family home, however in Davis they are also considering townhomes and condos. They are well qualified for a conventional loan up to $500,000.

Buyer J: Davis, El Macero - this buyer is looking for a minimum 5 bedroom, 3 bathroom, 2,000sf home. They do not want a home built more than 50 years ago. They are doing a 1031 Exchange and the minimum purchase price must be about $800,000, and they can spend up to about $1.2M.

Buyer K: Midtown, East Sacramento - this buyer is looking for a 2 bedroom, 1 bathroom home or condo and would like to be a reasonable walking distance to the state Capitol and surrounding area. They are well-qualified for a conventional loan up to about $500,000.

Buyer L: Midtown, Downtown - this buyer is looking for a 3+ bedroom, 2+ bathroom, 2,000sf+ 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. They are well-qualified for a conventional loan up to about $1M.

Buyer M: East Sacramento, Sierra Oaks - this buyer is looking for a 4 bedroom, 3 bathroom, 2,400sf+ home that is newer construction or substantially remodeled. It is either within close proximity to UC Davis Medical Center or to Country Day School. They are well-qualified up to $1.5M.

New Listing - 8481 Whispering Oak Lane, Orangevale, CA 95662

Stunning Orangevale 4 bedroom, 3.5 bathroom 2,725sf home with unmatched style and features! You will love the light and bright layout. Grand living room with high ceiling overlooks a fun wet bar for entertaining, and a fabulously remodeled kitchen with a pantry, stainless appliances, granite counters, built-in wine fridge, and center island. Eat-in nook and formal dining room. Enviable downstairs master suite with dual walk-in closets, remodeled master bathroom with dual sinks, separate tub and shower. Upstairs find a sizable loft area, perfect for a home office. Three spacious bedrooms upstairs including a junior master with ensuite remodeled bathroom. Recessed lighting, newer flooring, and Allen & Roth window shades! Huge laundry room with sink. 3-car garage. Backyard is an outdoor oasis with lots of sunny space to play! Entertain guests around your built-in pool/spa! Quiet gated street with close proximity to shopping, schools, parks and more. Don't wait! Offered at $649,900. MLS# 20032136. For a virtual 3D walk-through and more photos, please visit 8481 Whispering Oak Lane, Orangevale, CA 95662.

New Listing - 9434 Pandora Court, Orangevale, CA 95662

Well-maintained 3 bedrooms + office / possible 4th bedroom, 2 bathroom, 1813sf Orangevale home is ready for a new owner. Lovingly cared for by one owner for more than 30 years, this home is the ideal blank canvas for your personal touches! You will love the spacious, open layout, separate living and family rooms, updated kitchen with granite counters, formal dining area, large bedrooms, central heat and air, dual pane windows, composition roof and two-car attached garage. Inviting built-in swimming pool is the ideal place to play or entertain, and large sunny garden area is a great place for your green thumb! HUGE attached workshop with high ceilings and 220v is just waiting for your crafts and hobbies, and large covered RV or boat access can store all of your toys. Bring your imagination! All this located near award-winning K-12 schools, parks and recreation areas, shopping and more. Don't wait! For more photos and detail, visit 9434 Pandora Court, Orangevale, CA 95662. MLS#18035980

Do you have a home for these buyers?

It's January in Sacramento. And it is that wonderful time of the year when home buyers decide to jump-start their home searches, and sellers start to prep their homes for sale...the perfect storm when buyers are ready to go, but there is very little 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 or Carmichael areas. Ideally 4 bedrooms (3 bedrooms could also work if there is a separate living and family room, or home office space), 2 or more bathrooms, and 1,800sf or more. Energy efficient features are a plus. A swimming pool would be a huge plus, though not a must have. They would also like a home with good southern exposure to add solar (or could assume an existing solar lease). They are pre-approved for up to $540,000.

Buyer B
Seeking a home in the Citrus Heights, Fair Oaks, or Orangevale areas. Ideally 3 bedrooms, 2 bathrooms, and 1,400sf or more. They would like a decent-sized yard and are not afraid of something that is dated or needs a little cosmetic TLC. They are pre-approved up to $300,000.

Buyer C
Seeking a condo in the Pocket/Greenhaven, Elk Grove, or South Sacramento areas. Ideally 2 bedrooms, 1 or more bathrooms, and 900sf or more. They would prefer an attached or detached garage, but covered parking is also ok. They are pre-approved up to $180,000.

Buyer D
Seeking a home in the East Sacramento, Land Park, Elmhurst, or Midtown Sacramento areas. They would prefer something with architectural character. They would love a 3 bedroom home, but would be ok with a 2 bedroom home. They would love a second bathroom too but realize that's a tall order. Off street parking is a must, and a garage is a huge plus. They are pre-approved up to $460,000.

So anyway, if you own a home something like what I have described here, drop me a line at erin@erinstumpf.com or 916-342-1372! My buyers would love to hear about it.

Where to get free sandbags in the Sacramento area...

With the torrential rain forecast for the Sacramento area this coming week, many homeowners should stock up on sand bags to prevent flooding in their homes...here are locations where free sand is available:

C-Bar-C Park in Citrus Heights (city of Citrus Heights residents only)
Folsom Fire Station #36 in Folsom (city of Folsom residents only)
Jose P Rizal Community Center in South Sacramento
Lowe's Parking Lot in Rancho Cordova (city of Rancho Cordova residents only)
Orangevale Community Center in Orangevale
Point Pleasant United Methodist Church in Elk Grove
Port of West Sacramento (city of West Sacramento residents only)
Sacramento County Branch Center in the Mather area
Sacramento Metro Fire Station #106 in the Arden area
Sacramento Metro Fire Station #55 in the South Sacramento area
Westside Park in Rio Linda
Wilton Fire Station in Wilton

Many locations have free bags for you to fill as well, however I would suggest that you bring your own bags and a shovel. Most of these locations are completely self-service.

New Listing - 6627 Thunderhead Circle, Orangevale, CA 95662

Lovingly cared for 4 bedroom, 2 bathroom, 1,536sf Orangevale home is ready for a new owner! You will love the spacious layout, separate living and family rooms, formal dining room, wood floors, remodeled kitchen with granite counters, tile backsplash, and tile flooring, updated bathrooms with new counters and tile flooring, dual pane windows, large .18ac lot with RV access, covered patio, beautifully landscaped yard with stamped concrete walkways, shed, 50-year composition roof, and central heat and air. Located close to shopping, schools, parks and more! Don't wait! Offered at $335,000. For more photos and detail please visit 6627 Thunderhead Circle, Orangevale, CA 95662.

Does it make more sense to rent or buy a home in the Sacramento area? The data is here...

For the last few years in the month of January, I have written about the difference between typical monthly mortgage payments vs. the average rent payments in certain neighborhoods in the greater Sacramento area. I thought I would start 2015 much the same way, updated with today's interest rates, average Sacramento home prices, and average rents.

2015 has started and my phone has been ringing off the hook. I have been busy with both home buyers and sellers. Who has been calling me? Prospective home buyers who finally have decided that 2015 is the time take the plunge and buy a home in Sacramento, folks who are relocating to the area, or looking for a bigger home who also need to sell their current home. I have also been called by several folks so far in 2015 who are looking to sell an investment property they've been holding on to. This is very similar to my activity that started 2014...

While home values have increased a bit since this time last year, it is still currently more affordable in many areas to buy a home in Sacramento than rent a home. And compared to our market's peak in 2005, prices are still extremely low, plus rents seem to have increased.

When you take into consideration the median home price and probable monthly mortgage payment in particular Sacramento neighborhoods vs. the typical rent, often times the mortgage payment is less. Plus often times the 'average' home that is purchased is much larger or nicer than the 'average' home rented. So as per usual, let's take a look at a few different areas...just for the sake of citing my information sources, for median home price (used to calculate mortgage payment scenarios) I am using most recent year end December 2014 Trendgraphix data, which is taken directly from MLS, and for average rent I am using the most recent Q4 2014 Homepointe Quarterly Residential Rental Survey. For my mortgage payment calculations, I am basing it on a 4.0% interest rate (which is actually slightly above today's average market interest rates), and including the full PITI - loan principle, interest, monthly property taxes, and monthly homeowner's insurance (and mortgage insurance where applicable).

Natomas - 95833, 95834, 95835
Median single family home sale price: $288,000
Average rent for a 3 bedroom home: $1,353 (range $1,095 - $1,795)
30-Year Fixed VA Loan (Zero downpayment): $1,788
30-Year Fixed FHA Loan (3.5% downpayment): $2,046
30-Year Fixed Conventional Loan (10% downpayment): $1,735
30-Year Fixed Conventional Loan (20% downpayment): $1,483

Elk Grove / Laguna - 95757, 95758
Median single family home sale price: $321,000
Average rent for a 3 bedroom home: $1,471 (range $1,195 - $1,950)
30-Year Fixed VA Loan (Zero downpayment): $1,993
30-Year Fixed FHA Loan (3.5% downpayment): $2,281
30-Year Fixed Conventional Loan (10% downpayment): $1,934
30-Year Fixed Conventional Loan (20% downpayment): $1,654

Rosemont / College Greens - 95826, 95827
Median single family home sale price: $244,000
Average rent for a 3 bedroom home: $1,239 (range $90 - $1,495)
30-Year Fixed VA Loan (Zero downpayment): $1,515
30-Year Fixed FHA Loan (3.5% downpayment): $1,734
30-Year Fixed Conventional Loan (10% downpayment): $1,470
30-Year Fixed Conventional Loan (20% downpayment): $1,257

Arden - 95821, 95825, 95864
Median single family home sale price: $250,000
Average rent for a 3 bedroom home: $1,275 (range $995 - $1700)
30-Year Fixed VA Loan (Zero downpayment): $1,552
30-Year Fixed FHA Loan (3.5% downpayment): $1,776
30-Year Fixed Conventional Loan (10% downpayment): $1,506
30-Year Fixed Conventional Loan (20% downpayment): $1,288

Carmichael, Fair Oaks - 95608, 95628
Median single family home sale price: $318,000
Average rent for a 3 bedroom home: $1,649 (range $900 - $2,600)
30-Year Fixed VA Loan (Zero downpayment): $1,974
30-Year Fixed FHA Loan (3.5% downpayment): $2,259
30-Year Fixed Conventional Loan (10% downpayment): $1,916
30-Year Fixed Conventional Loan (20% downpayment): $1,638

Citrus Heights, Orangevale - 95610, 95621, 95662
Median single family home sale price: $251,000
Average rent for a 3 bedroom home: $1,278 (range $995 - $1,550)
30-Year Fixed VA Loan (Zero downpayment): $1,558
30-Year Fixed FHA Loan (3.5% downpayment): $1,783
30-Year Fixed Conventional Loan (10% downpayment): $1,512
30-Year Fixed Conventional Loan (20% downpayment): $1,293

South Land Park, Pocket / Greenhaven - 95822, 95831
Median single family home sale price: $223,000
Average rent for a 3 bedroom home: $1,293 (range $1,000 - $1,795)
30-Year Fixed VA Loan (Zero downpayment): $1,384
30-Year Fixed FHA Loan (3.5% downpayment): $1,584
30-Year Fixed Conventional Loan (10% downpayment): $1,344
30-Year Fixed Conventional Loan (20% downpayment): $1,149

Obviously there are other tangible and intangible benefits to home ownership as well...for example, a tangible benefit is the fact you can write-off or deduct your mortgage interest on your income taxes, and also deduct some other related expenses each year. An intangible benefit might be that as a homeowner, you have the freedom to paint the walls, decorate, plant a garden, remodel, etc.

So clearly these numbers are just a baseline to give you an idea of housing affordability in certain areas. You definitely need to consult a loan officer to see what type of financing is the best fit for you, and ultimately just how much you can afford - and there are several variables that will affect your interest rate and terms. You should also speak with a CPA or qualified tax professional regarding the mortgage interest and other tax deductions to see how it will affect your particular situation. If you need a good referral to either one, feel free to contact me and I can put you in touch. And of course I can help you purchase your home and all that goes with it...

Sacramento Christmas tree recycling for this holiday season...

It's that time of year -- the de-holiday-ification of your home is probably either underway already or planned to be underway soon...and with that, many of us need to dispose of that dried out old Christmas tree that's been sitting cheerfully in the front window. Depending on where you live, you may be able to leave your tree on the curb for pick-up or take it somewhere for mulching...

Within the City of Sacramento limits, you can leave your tree out for curb-side removal as a part of the regular seasonal leaf pick-up until January 31, 2015. The cost is included in the fees residents already pay.

Within the unicorporated Sacramento County areas (like Arden, Carmichael, Fair Oaks, Orangevale, etc), you can take your tree to the Sacramento Recycling and Transfer Station at 8491 Fruitridge Road between 8am - 5pm, Monday - Saturday. There is no cost for this service.

Within the City of West Sacramento limits, you can take your tree to the Yolo County Landfill at 44090 County Road 28H between 8:30am - 4pm, Monday - Saturday, or 9am - 5pm on Sundays. There is no cost for this service.

Within the City of Citrus Heights limits, you can set tree at curb side (next to your trash can) on your regular trash collection day from December 26, 2013, through January 17, 2014.

Within the City of Folsom, they will hold the annual Christmas Tree Recycling Drop-off Event on Saturday, January 3rd and Sunday, January 4th, 2015.  Trees will be accepted at Rodeo Park located at the end of Stafford Street. Both dates are from 9am to 3pm.

Within the City of Rancho Cordova, they offer curbside pickup of natural trees set next to trash can on regular collection days, Friday January 2nd through Friday January 9th or cut to fit in green waste carts for regular green-waste collection days.

Within the City of Elk Grove, leave your Christmas tree on the curb next to your grey green waste container by 6am on your collection day until January 23rd, 2015. If your tree is longer than six feet, they request that you cut it into 3-foot or shorter pieces.

Sacramento County Sandbag Locations

In light of the "Stormageddon" that is apparently going to hit Sacramento tonight and tomorrow, it might be a good idea to get some sand bags to protect your home from water intrusion.

County Self-Service Sandbag Filling:
-  Sacramento County Branch Center, 3847 Branch Center Rd.
-  Sacramento Metro Fire Station #112, 6801 34th St. (North Highlands)
-  Orangevale Community Center, 6826 Hazel Ave.
-  Westside Park, 6555 West 2nd St. (Rio Linda)
-  Jose P. Rizal Community Center, 7320 Florin Mall Dr. (South Sacramento)
-  Sacramento Metro Fire Station #106, 2200 Park Towne Cir. (Arden Arcade)

These are open 24 hours a day, and you just need to bring your shovel. Sand & empty bags will be provided for residents to fill.

Sacramento County Sheriff's Department volunteers will do "Vacation Checks" while you are out of town...

When you're on vacation or away from your home for an extended period of time, would it give you peace of mind if someone was checking your house occasionally to make sure it is secure? I know I sure would love that at my house!

Do you live in the Sacramento County area? 

The Sacramento County Sheriff's Department and its "Volunteers in Partnership with the Sheriff" (VIPS) provide a free service to do "vacation checks" for Sacramento County area residents. They will visit the home while residents are away and perform periodic checks that the property is secure. You can find out more information about this program or sign up for this service at a local Sacramento Sheriff Service Center near you.

Sacramento County -- now offering neighborhood waste clean-up by appointment!

Is extra junk piling up in your house? Do you need to do a little spring cleaning, but don't want to spend your money on having a dumpster delivered to your house, or making a trip to the dump? Do you live within the unincorporated County of Sacramento jurisdiction? You're in luck! The Department of Waste Management and Recycling has a program where they come to their customer’s home in Sacramento County at no charge.  The ‘Bulky Item Pick Up’ is by appointment only, but is easy to do.  Customers can call (916) 875-5555 or go online to the Waste Management and Recycling website, and set up an appointment date.  Customers can use this service at no cost once every calendar year. The no charge pick up includes an 8’ x 4’ x 4’pile; larger piles can be arranged for an extra charge depending on the size.

Neighborhoods within the unincorporated County of Sacramento area include Antelope, Arden, Arden Park, Carmichael, Fair Oaks, Orangevale, Elverta, parts of Sierra Oaks, Rosemont, and parts of South Sacramento, etc.

If you fall within the incorporated city areas (City of Sacramento, Natomas area, Citrus Heights, Folsom, Rancho Cordova, Galt, Elk Grove)...this program is not for your areas.

How to remove that pungent Cigarette Smoke Smell from your home...

I showed a house in Orangevale a couple weeks ago...as soon as I got to the front steps I detected a very pungent odor. When I opened the front door, the air seemed thick with cigarette smoke. The walls were yellow. My client and I checked out the house in just a few minutes. I could smell the smoke on my clothes later. UGH.

I frequently encounter homes where there is a cigarette smell and am asked how to get rid of it. I spoke to one of my go-to contractors Jon Shepherd, President of JDS Construction (License # 962347), who does work like this all the time. "I once was hired to paint an apartment after tenant smoked for 40 years! Tar seeped out of walls like tree sap." He described a very long painstaking process to rid a home of cigarette smoke. "Wash tar off walls. Prime with denature shellac alcohol based solvent and re-paint. Remove and replace carpets and pad. Spray oil based Killz on the subfloor or slab." He has also had to replace central heating and air ductwork and attic insulation in extreme cases. 

There are other methods of smoke removal. A local Sacramento company "Smoke Busters" claims to eliminate smoke odor by pumping "Photonic Oxygen" into a home.

Whatever method you use -- the expense can be in the thousands of dollars. But I will say that the decline in value your home will suffer will likely far outweigh the cost to remove the smoke smell. This particular Orangevale home was probably priced $25,000 under a comparable property with no odor.

So I guess if you or a family member smokes -- you may want to strongly consider NOT smoking inside your home.

Rent vs Buy a home in Sacramento...what makes the most financial sense?

The last couple of years around this time I have written blog posts detailing the monthly mortgage payments vs. average rent payments in certain neighborhoods in Sacramento. I thought I would start 2013 with a similar post, updated with today's interest rates, average Sacramento home prices, and average rents.

My phone has been ringing off the hook for the last few weeks. Who has been calling me? Prospective home buyers who finally have decided that now is the time to buy a home in Sacramento. In many areas, it is currently more affordable to buy a home in Sacramento than rent a home. Or in a similar vein, because renting is more expensive than owning -- some calls are from investors looking for cashflowing income properties. I have also received calls from several potential sellers who see this uptick in the market as a sign that it is an opportune time to sell and buy a larger home. Prices are slightly up from last year -- but still extremely low as compared to the market peak, and rents seem to have increased. If you don't believe me -- just compare this data to a similar post from around this time last year.

When you take into consideration the average home price and probable monthly mortgage payment in particular Sacramento neighborhoods vs. the average rent, often times the mortgage payment is less. Plus often times the 'average' home that is purchased is much larger or nicer than the 'average' home rented. Let's take a look at a few different areas...just for the sake of citing my information sources, for average home price (used to calculate mortgage payment scenarios) I am using most recent December 2012 Trendgraphix data, which is taken directly from MLS, and for average rent I am using the most recent Q4 2012 Homepointe Quarterly Residential Rental Survey. For my mortgage payment calculations, I am basing it on a 3.75% interest rate (which is actually slightly above today's average market interest rates), and including the full PITI - loan principle, interest, monthly property taxes, and monthly homeowner's insurance (and mortgage insurance where applicable).

Natomas - 95833, 95834, 95835
Average single family home sale price: $221,000
Average rent for a 3 bedroom home: $1,319
30-Year Fixed VA Loan (Zero downpayment): $1,340
30-Year Fixed FHA Loan (3.5% downpayment): $1,521
30-Year Fixed Conventional Loan (10% downpayment): $1,318
30-Year Fixed Conventional Loan (20% downpayment): $1,113

Elk Grove / Laguna - 95757, 95758
Average single family home sale price: $254,000
Average rent for a 3 bedroom home: $1,432
30-Year Fixed VA Loan (Zero downpayment): $1,540
30-Year Fixed FHA Loan (3.5% downpayment): $1,748
30-Year Fixed Conventional Loan (10% downpayment): $1,515
30-Year Fixed Conventional Loan (20% downpayment): $1,279

Rosemont / College Greens - 95826, 95827
Average single family home sale price: $181,000
Average rent for a 3 bedroom home: $1,235
30-Year Fixed VA Loan (Zero downpayment): $1,097
30-Year Fixed FHA Loan (3.5% downpayment): $1,246
30-Year Fixed Conventional Loan (10% downpayment): $1,079
30-Year Fixed Conventional Loan (20% downpayment): $912

Arden - 95821, 95825, 95864
Average single family home sale price: $257,000
Average rent for a 3 bedroom home: $1,308
30-Year Fixed VA Loan (Zero downpayment): $1,558
30-Year Fixed FHA Loan (3.5% downpayment): $1,769
30-Year Fixed Conventional Loan (10% downpayment): $1,533
30-Year Fixed Conventional Loan (20% downpayment): $1,294

Carmichael, Fair Oaks - 95608, 95628
Average single family home sale price: $283,000
Average rent for a 3 bedroom home: $1,478
30-Year Fixed VA Loan (Zero downpayment): $1,716
30-Year Fixed FHA Loan (3.5% downpayment): $1,948
30-Year Fixed Conventional Loan (10% downpayment): $1,688
30-Year Fixed Conventional Loan (20% downpayment): $1,425

Citrus Heights, Orangevale - 95610, 95621, 95662
Average single family home sale price: $197,000
Average rent for a 3 bedroom home: $1,305
30-Year Fixed VA Loan (Zero downpayment): $1,194
30-Year Fixed FHA Loan (3.5% downpayment): $1,356
30-Year Fixed Conventional Loan (10% downpayment): $1,175
30-Year Fixed Conventional Loan (20% downpayment): $922

South Land Park, Pocket / Greenhaven - 95822, 95831
Average single family home sale price: $222,000
Average rent for a 3 bedroom home: $1,318
30-Year Fixed VA Loan (Zero downpayment): $1,346
30-Year Fixed FHA Loan (3.5% downpayment): $1,528
30-Year Fixed Conventional Loan (10% downpayment): $1,324
30-Year Fixed Conventional Loan (20% downpayment): $1,118

Obviously there are other tangible and intangible benefits to home ownership as well...for example, a tangible benefit is the fact you can write-off your mortgage interest on your income taxes, and also deduct some other related expenses each year. An intangible benefit might be that as a homeowner, you have the freedom to paint the walls, decorate, plant a garden, remodel, etc.

So clearly these numbers are just a baseline to give you an idea of housing affordability in certain areas. You definitely need to consult a loan officer to see what type of financing is the best fit for you, and ultimately just how much you can afford - and there are several variables that will affect your interest rate and terms. You should also speak with a CPA or qualified tax professional regarding the mortgage interest and other tax deductions to see how it will affect your particular situation. If you need a good referral to either one, feel free to contact me and I can put you in touch.

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Those bricks look thirsty and in need of a good watering...?

Between my work with both buyers and sellers, I see a lot of properties each week. Being a good Realtor involves previewing listings to stay on top of what is on the market so I know what is available to my buyers, and what sales will be relevant comps for my listings...plus I show lots of properties to buyer clients in all types of price ranges all over the Sacramento area. So in any given day, week or month, I tour numerous homes.

This weekend, I was showing a bank repo house listed in Orangevale to an investor client and came across this poorly rigged sprinkler concept. Why on earth would anyone want to run PVC pipe this way and have sprinklers set-up so close to the house, and so far from the vegetation it was probably intended to water? I think digging a trench in the ground in front of where the water spigot was located and running the PVC pipe there makes way more sense. But no...not to the previous homeowner apparently!

I come across all kinds of poor do-it-yourself type work in properties I show ALL THE TIME. I am quick to point these goofy things out to my clients... What were you thinking, previous homeowner? So I have decided that in addition to my recurring "Unique Stuff in Other People's Homes" posts that I do, I will also post photos like these under the clever lablel "What were you thinking?"