Placer County real estate update for 2025

 

Placer County Real Estate Market Update 11/21/2025

If you’re looking for insight into the Placer County housing market — whether you’re selling, buying, or simply watching for the right moment — here’s what’s happening now, what to expect, and how a savvy Roseville real estate agent or Roseville realtor will interpret things.

Current Market Snapshot

• In Placer County, the median home sale price recently hovered around $678,000 (October 2025) — up about 4.3% year-over-year according to one source. Realtor+3Redfin+3ownplacer.com+3

• Another data point: the average home value in Placer County is about $675,913, down slightly (-1.4%) over the past year. Zillow

• Inventory is increasing modestly. One report flagged a 10% increase in listings for October 2025, and homes are taking somewhat longer to sell. ownplacer.com+1

• For example, in the greater Roseville / Rocklin / Lincoln region (which is within Placer County) homes in Roseville were showing up with a median price of about $635,000 (mid-2025), modestly up from prior year. Brandon & Vanessa Leon

What’s Driving This Market

• Demand remains solid in many Placer County sub-markets (e.g., families moving for schools, commute to Sacramento, lifestyle).

• But affordability is stretched: With mortgage rates elevated (more on that below), buyers’ purchasing power is constrained.

• Inventory is still tight compared to “normal” markets, especially for desirable categories (good schools, newer builds, etc.).

• A portion of the market is more balanced now than in the frenetic years of 2020-2022: homes are staying on the market longer and buyers have slightly more negotiation leverage, especially if the condition or pricing is weak.

Interest Rates: What They Are & Why They Matter

Mortgage interest rates continue to be a critical factor in the Placer County market (and everywhere). Here’s how they are interacting with pricing and buyer behaviour:

• As of November 2025, the average 30-year fixed mortgage rate in the U.S. is in the low to mid-6% range (~6.2% according to Freddie Mac). Freddie Mac+2Norada Real Estate+2

• Forecasts suggest rates might drop slightly but will likely stay above ~6% through the end of the year and into 2026. For instance, one projection puts them at about 6.3% by end of 2025. Forbes+1

• Why rates matter so much in Placer County (and for a Roseville realtor discussing the market):

  • Every 0.25% move in rate can meaningfully change monthly payments for a $600-700K home.

  • When rates go up (or stay elevated), buyer demand can soften, which can slow price growth or even push average prices down slightly in some niches.

  • Conversely, if rates drop (or the expectation of drop becomes stronger), you can see more buyer urgency (fear of missing out), which may help maintain or push up pricing.

How Rates Are Impacting Pricing Right Now

Given the current conditions in Placer County:

• With rates elevated (~6%+), affordability is tighter. This limits how far buyers can stretch, which puts a mild drag on price growth compared to cooling markets or low-rate environments.

• Yet prices haven’t collapsed — the data shows modest growth (+4.3% in one measure) in Placer County. That suggests the market is resilient, likely due to demand and supply dynamics (inventory still relatively low of desirable homes). Redfin

• For sellers or homeowners (you included), this means that while you may not see massive appreciation like the boom years, you’re still in a favorable position compared to many markets, especially if your home is well-maintained and in a good location (such as Roseville, Rocklin etc.).

• As a Roseville real estate agent or Roseville realtor would advise: putting your home in top condition, pricing it according to the market, and targeting motivated buyers (who are rate-sensitive) will improve your chances of a strong result.

What If There’s Another Rate Drop in December?

Here’s the hypothetical: what happens if the Federal Reserve (Fed) or related factors cause mortgage rates to drop further in December? What would that mean for the Placer County market?

• First, the probability: Many experts suggest a rate cut from the Fed is possible but not guaranteed for December. NerdWallet+2Norada Real Estate+2

• If rates drop even modestly (e.g., from ~6.2% down toward 5.8-6.0%):

  1. Increased buyer demand: Lower payments mean more buyers can qualify or feel comfortable, which could speed up sales and slightly boost competition.

  2. Pricing pressure upward: With more buyers able to afford homes, sellers may feel more confident in pricing or negotiation. In areas like Roseville, that could mean fewer price reductions or more sales near list price.

  3. Shorter market time: Homes may move faster, especially those that are priced right and in good condition, because buyer urgency increases.

  4. Refinance activity might pick up: For current homeowners, a drop in rates could spur refinance conversations — and for some sellers, it may give them more flexibility (lower monthly payment burden) to move up.

• That said — caveats:

  • Even with a drop, rates are unlikely to return to the ultra-low levels seen in the pandemic years (3-4%). Nasdaq+1

  • Pricing won’t rocket upward overnight. Supply constraints, local job/economic fundamentals, and housing condition still matter a lot.

  • A drop in mortgage rates doesn’t always translate immediately into lower rates for buyers — lenders, market expectations, mortgage-bond yields all play a role.

• For a Roseville realtor, the message would be: “If rates drop, it’s a strong moment for buyers to act — and for sellers to capitalize before more competition arises.” If you’re thinking of selling or trading up, a rate drop might accelerate your timeline.

Strategic Takeaways for YOU

Since you’re in California, already own a home (you’ve lived in it a year), and are evaluating the market from the vantage point of both homeowner and potential seller/upgrade path, here are some tailored take-aways:

1. Evaluate your home’s readiness: If you’re considering selling in the next 6-12 months, ensure your property is well-presented (maintenance, curb appeal, list price aligned). As inventory increases slightly, buyers become more discerning.

2. Watch rates and be ready: Track mortgage rate movements. If you see lender-quotes drop meaningfully (or a strong indication from the Fed), that might be a trigger to move faster (list, stage, plan relocation, etc).

3. Work with a Roseville real estate agent / Roseville realtor: Especially one who’s active and well-connected in the local Roseville / Placer County market. They can help you time the market, interpret rate signals, position your home, and reach motivated buyers.

4. Affordability still matters: Even if you sell and move, remember your buyers are rate-sensitive. Comfortable monthly payment for your buyer means more competition for your home and better pricing.

5. Long-term lens: Given that rates likely won’t plunge dramatically this year, consider your homeownership and housing move as a medium-term investment (5-10 years) rather than expecting short-term “flip” gains based purely on rate drops.

---

In Summary

The Placer County real estate market remains solid — median prices around the high-$600Ks, modest year-over-year growth, and reasonable demand in key areas such as Roseville. Elevated mortgage rates (in the ~6% range) are keeping the market grounded, but nothing suggests a crash. If we do see a rate drop in December, it could give home sales a boost, shorten days on market, and enable some sellers to capture stronger pricing — but it’s not a guarantee of dramatic change. For anyone working with a Roseville real estate agent or looking to engage a Roseville realtor, now is a good time to get prepared, stay nimble, and be ready to act if the conditions align.

Real Estate Update Roseville Area August 2025

 We're seeing more inventory and less sales.  This June/July marked the worst for home sales in the last 25 years.  Sellers are having to wait longer and do price reductions to get things sold.  Most buyers are seemingly waiting for better rates or better pricing before pulling the trigger.  It's understandable, the affordability is out of touch with people's income.  

We know President Trump has been hounding the Fed Chairman to reduce rates.  They have held steadfast and we're seeing the stagnation in the real estate market.  Most of the sellers are looking at comps to justify their ask price but I think we're going to continue to see a down trend in prices.  Something has to give and if rates remain in 6's, then the only other item in the equation is price.

A 2% decline in home values is that the current consensus is for 2025.  That seems to be on par or even conservative.  Most folks have a good rate for 2+ years ago and are looking to stay put.  The move up buyers aren't there!  The math doesn't work.  You're not going to pay a couple thousand more a month for a slightly nicer house than you currently have.

Most if not all the sales I have been involved with recently are life events.  Death, divorce or change of job.  There's also no shortage of people leaving California.  I just closed an house in Folsom and the seller determined that he can put an extra $600,000 in his 401K over the next 10 years by moving out of CA.  The state taxes are rough on W-2 employees.  13% if I'm not mistaking and if you make $250,000 a year that adds up.

With any luck, we'll see the economy as a whole improve once all the tariffs are negotiated and we'll see in increase of businesses coming to America, which means more jobs.  Come Sept I think we'll see a rate drop.  There's skepticism over Trump policies and how this will play out but I am of the opinion that we'll fair well once the dust settles.  Time will tell! 

Roseville Real Estate Market update 6/13/25

 This year is not without some excitement.  It was a presidential election year and turmoil still exists.  We're seeing issues around the world that are effecting us, more so financially.  The stock market is on a run; however, the tariffs are still a concern.

Interest rates remain "high".  I say that as a relative term because folks who have been around longer than I have recall rates over double what they are now.  You have to take that into context though.  Even though rates were in the high teens before, the affordability was still better than it is today.  Of course you have to adjust for inflation but prices now are much higher and moreover offset they higher rates in the past.  People younger than me are going to recall housing prices in 2008-12 and rates in the low 2's.  The pendulum swings both ways.  Right now we seem to be in a situation where we need prices or rates to come down, or both!  

Plenty of move up buyers are sitting tight.  I'm one of them.  We have a rate at 1.99% on a 15 year.  For us to sell and buy up our payment will more than double.  To buy a house that's only slightly nicer, it doesn't make sense.  The first time buyers are finding it nearly impossible without parents helping to get into a house.  

There is a sea of money floating around out there though.  The gov printed so much money during covid we're still feeling the effects of inflation from that.  I understand Trump wants the feds to lower rates and spur the economy; however, I understand their concern of making sure we don't fall into a recession.  I think we're going to see the feds start to lower rates though.  I suspect we'll be around 6.5% by then end of the year.  Nothing substantial but a move in the right direction.

As for prices... I'm a little surprised we haven't seen more of a pull back on them.  Inventory is up, less buyers tend to swing the supply/demand.  We are seeing price reductions more and more but overall prices are still holding strong.

Most of the sellers that I have worked with are looking to leave CA.  I have a client right now getting ready to sell because of the taxes here.  He said he can move out of state and put an extra $600K in his 401K over the next 10 years.  When you're close to 50 years old and 10 years will fly by.  I think most people would agree, having an extra $600K is worth the move.  

This has been one of the slowest years I've had in the business.  Thankfully I've been doing this over 20 years and have built up a significative client base.  When we see the market down turn like this, there's simply not enough sales volume to keep all the agents afloat.  There will be people leaving the business to purse another avenue so they can pay their bills.  This business isn't for everyone.  People seem to think real estate is easy and you make big money.  There's a good rule of thumb.  The 80/20 rule, where 20% of the agent do 80% of the work. You want to be part of the 20% agents.

I try to stay away from market predictions as I've been wrong in the past, but it's always fun to throw out what you think might happen.  Here we go.  I think we'll see prices come down 2-3% this year and rates end around 6.5%.  This will not be enough of a correction for a flood of new buyers the change the demand though.  I think were in for a ride over the next couple years.  We need stability first, then affordability.  

Selling your Roseville rental properties, 1031 Exchange and do a Deferred Sales Trust

 

1031 Exchange into Deferred Sales Trust (DST)

I’m going to start off assuming you have heard of and know what a 1031 exchange is, but are you aware of what a Deferred Sales Trust is?  

Typically sellers will do a 1031 Exchange, selling one property and buying another.  A simple concept to roll your proceeds into another property without paying taxes on the gain.  A DST is similar; however, you buy a partial ownership of a property that is professionally managed.  There are many to choose from; they can be apartment complexes, hotels, shopping centers, etc.  The cap rates vary but they’re around 6%.  This is the stress free way to park your cash and collect a check every month.

We’re seeing more baby boomers that are tired of managing their rental properties.  With all the repairs and dealing with tenants it can feel like a full time job and be draining.  Beyond the aggravation of managing your rentals, you might be at or past your depreciation 27.5 years.

I personally have 3 rental properties and manage them myself.  It would be less burdensome if I have a management company but I don’t want to pay 10% management fees.  I’m 48 years old so I’m still willing and able to manage them, but down the road I will certainly look to move my assets into a DST.

I have helped several clients move their money into a DST and they are happy they did so.  I’m actually helping my mom in Arizona do a 1031 into a DST as she’s at the age it makes sense.

Keep in mind, I don’t get paid on 1031 Exchanges or DST’s.  I’m simply looking to help people transition out of their rentals.  I’ve been selling real estate here for 21 years now.  If you’ve fully depreciated your rental and want to 1031 into another property, of course I can help with that too!

Feel free to contact me if you have questions.  My team is ready with the experience to answer any questions and guide you through the process.

Thank you,

Chad Phillips, Broker Associate

Re/Max Gold - Roseville

916-390-1476

Chad.remaxgold@gmail.com

Best Roseville Realtor

 We're in a very competitive Roseville real estate market in 2025.  Finding a realtor in Roseville with the best skills to help you sell your house for top dollar and negotiate terms in your favor are key.  They say 20% of realtors do 80% of the work and I believe that to be a true statement.  Most business I do comes from repeat clients and referrals.  Taking care of my Roseville buyer and sellers are at the utmost priority.  

I'm currently working on several properties to get ready to list on Metrolist.  I have 3.5 acre horse property in Penryn that also has views of downtown Sacramento.  Another property is in Fair Oaks, on Hazel Ave.  This is 1/3 acre property that might work for an investor who is looking to flip property in Sacramento.  This is more than just a cosmetic fixer in Fair Oaks.  The house needs a complete over haul.  I will be listing it appropriately!

Several houses I have coming up for sale in Roseville are due to deaths in the family.  The parents have passed away and the kids are calling me to help sell the house.  When they don't have the family trust setup properly, new it's looking like a probate sale in Roseville.  I'm having them meet with a local real estate attorney in Roseville to get an idea of the time frame involved.  Depending on if there's a will can effect the time frame of the probate.  In all cases there are multiple people looking for their inheritance and that can be more problematic when trying to disburse funds.  

The amount of houses in Roseville for sale are on the rise.  Between new construction and spring around the corner, we're used to seeing inventory pick up this time of year.  Interest rates have ticked down a little bit so that promising. Mid 6's right now, or so I'm told.  Still a majority of houses I'm selling now are all cash.  Investors are out there and looking to park cash.  I think some folks are looking to diversify and get some money out of the stock market.  It's a smart play.  I only have a fraction of my money in the market, and I have 3 rentals.  I'm looking to buy another rental home in Roseville this year.  The cap rate is around 6%.  

I'm hearing more and more people excited about doing Airbnb.  A realtor friend in Orangevale has software they pay for to analysis on a property and project what you will make.  I ran the software on my Rocklin rental, and Citrus Heights rentals.  After all the fees it looks to break even with what I'm making with rent.  I suppose location is the key factor when it comes to a airbnb.  If it's in walking distance to downtown area, sporting events, then you'll be able to cash flow better.  I don't want to have to furnish my rentals, easier having a good long term tenant in my opinion.

Real estate prices have held steady in Roseville.  We're expecting values to increase this year in Placer, Sacramento and El Dorado counties.  Interest rates need to come down into the 5's before it's more affordable for buyers.  I heard you need to make $140,000 a year to be able to qualify for a house now with where home prices are.  Not a lot of people make $140,000 a year, especially first time home buyers.  Folks that work in Roseville and make $140,000 a year probably already own a house.

I'm seeing more properties come up for sale that make sense for investors in Roseville.  Finding a Roseville rental property that cash flows has been tricky.  We at Re/Max have more properties that we're working on that will be available soon.  I'm personally reaching out to people who own 3+ rentals and have had them for 10 years or longer.  Baby boomers are getting to the age where they might not want to manage their Roseville real estate any longer.  There's something called Deferred Sales Trust.  I'm sending out information to these people to educate them about this.  They can sell their rentals and do a 1031 exchange into a DST.  A DST is where you sell your rentals and put that money into a project and you are a partial owner and it's professionally managed.  Typically they are apartment complex's, or hotels, office spaces, shopping centers...  The cap rates are around 6% and you get a check every month.  In fact my mother has several rentals and she is looking into doing a 1031 Exchange into a DST.  She is tired of dealing with tenants, fixing things at the properties and vacancies.  

Partition - Referee / Broker Sacramento County

 We usually see the rolls of broker and referee as separate people, but I've been playing the roll and warring both hats for 13 years.  I think there's a benefit to the owners in that I charge a flat fee of 1% as the referee and 2.5% as the listing broker.  If my roll has to take on duties above and beyond I will typically charge $175 an hour.  For example, if I have to be at the property while the owner moves things out of the house, I will charge an hourly rate on top of my fee. 

All partition actions are different, for many reasons!  Doing my best to work with the defendant to cooperate and get things done smoothly is my goal.  Things don't always go to plan.  Some people simply don't want to recognize the Superior Court of California and ignore court orders.  I've had to evict and lock people out before; however, that's after repeated efforts to get cooperation.

As an experienced partition referee and real estate broker, you get the best of both worlds when I'm involved. I've been doing partition action referee sales for 12-13 years. If you are an owner who has questions about the process or you're an attorney looking to recommend a referee to the court, give me call. The area I primarily work in doing partition sales is in Placer, Sacramento, El Dorado Counties. With that said, I've done several in Solano and Yolo as well.

 

 

Chad Phillips Real Estate Broker Associate  RE/MAX GOLD 916-390-1476 | 2998 Douglas Blvd #125 Roseville CA.  95661 |chad.remaxgold@gmail.com | www.RealEstate-Roseville.com

Fall Roseville Real Estate Agents Update 2024

 Re/Max Gold - Chad Phillips

10/8/2024

We're officially in Fall now and we're seeing the Roseville real estate market holding steady.  Inventory is picking up so we're seeing a more balanced equilibrium with supply and demand.  New construction is still hot and heavy; however, there are a certain amount of buyers out there like myself that refuse to buy new construction with the minimal lot sizes that they are doing now.  It would be nice to know what percentage of people refuse to consider new construction due to the lot sizes, anyways...

We're about 30 days away from the election.  It makes sense that folks are wanting to hold steady and see how things unfold.  Our economy will look drastically different depending on who wins this presidential election.  No one knows how things will really boil out either way.  Truthfully, I think Trump will be the best choice for our economy and country as a whole but I've personally have done well under the democrats too.  I just hope that we don't see home prices plunge again like they did in 2008.  I fully understand the circumstances that came into play with the mortgage crisis.  We're in a different situation now; however, I firmly believe we could experience the same thing if inflation isn't under control.  Different situation, same result!  We cannot spend our way out of a market crash.  The solution is simple but no one will deal with it.  At the nucleus its the government spending that needs to be managed.  There's no oversight or penalties for them to just print more money, and raise taxes.  I liked when Warren Buffet said he could fix the deficit in 5 min. "Congress doesn't get a paycheck if they don't balance the budget".  Hold them accountable!  It's not a crazy notion but how do you get the folks who make the laws enact one like that?

What are home prices going to do this winter in Roseville, CA?  I can tell you that there is decades of data that suggest home prices will come down around 3-5%.  This is a cyclical thing and pretty predictable.  The question is, what can we expect next year?   I am not going to answer that, that would be a fools errand and a guess at best.  I can say inflation is the key here and what interest rates look like.  I foresee demand to hold stead so that's good, but affordability needs to be there too.

I don't see any need to panic, seems the feds are keeping a close eye on interest rates.  I think most people are holding steady to see how things unfold.  Hell, we could be 6 months away from WWIII.  If Kamala wins I think it would be bad globally.  I don't think she will be able to temper things or command attention.  Trump has shown that he has no reservations when dealing with other countries in a firm and demanding way.  When it comes to terrorist organizations, they know to fear him.  I don't think Kamala will have the same effect.

I wanted to talk more about real estate and I will but our economy has direct effects in how people are able to afford to live.  We haven't had move up buyers in many years now as interest rates have been on the rise for 4 years now.  Rates historically are good around 7% yet you cannot ignore the Roseville home prices.  If you just look at rates and say yeah, they are good you are correct but look at the big picture.  What were mortgage payments historically and now?   It used to be your mortgage was around 25% of your take home pay, now its around 50%.   Double!  Most loans max out at 48% LTV.  Are banks going to raise that so people can buy a house?  Would that lead to another 2008?

The DOJ laws that went into effect Aug 17th 2024 are going as expected.  We're adapting and doing more paperwork.  I think the whole thing was a money grab by attorneys and completely unnecessary.  More lawsuits will follow and that I can promise.  It's business as usual thought, we simply negotiate the selling agents commission in the purchase agreement now.  I know we don't call it commission anymore but I'm old school now.  God... I've been at this over 20 years now.   

I'm confident that 2024 will be another good year for me.  I'm going to prepay my office bill.  I only prepay my bill if I think it's going to save me money in the long run, being a good year and I sell a lot of homes in Roseville.  I was ranked in the top 3 of best Roseville real estate agents in 2018.  It's a silly website, but still was kewl.  I have accumulated a lot of real estate knowledge over the years.  There's things like partition actions.  I've been working partitions for 10 years now and work with multiple different attorney firms around Sacramento and Placer county.

No one reads my rants and I know I'm all over the place.  Kinda feels more like a journal and therapeutic for me.