Placer County Real Estate update: 3rd quarter 2026

 

August 2026 Real Estate Market Update: Placer, Sacramento & El Dorado Counties

The Northern California housing market continues to evolve as we move through August 2026. Buyers are still navigating elevated mortgage rates and affordability challenges, while sellers are benefiting from relatively limited inventory in many communities. At the same time, another trend is beginning to receive more attention: an increase in distressed properties, including pre-foreclosures, foreclosures and short sales.

For buyers, sellers and homeowners throughout Placer County, Sacramento County and El Dorado County, the market is becoming increasingly segmented. Well-priced homes in desirable locations continue to attract buyers, while properties that need work or are priced too aggressively can remain on the market longer.

Placer County Real Estate

The Placer County real estate market remains one of the stronger housing markets in the Sacramento region. Recent market data shows that inventory remains below year-ago levels while sales activity continues to demonstrate solid demand. In July, approximately 475 homes sold in Placer County, with closed sales up from the previous year.

For homeowners in Roseville, Rocklin, Lincoln, Granite Bay, Loomis and Auburn, this remains an attractive market for sellers who price their homes correctly.

However, the market is not uniformly strong. Buyers have become more selective, particularly when monthly payments are high. Condition, location, price and presentation are all playing a major role in how quickly a property sells.

As a Roseville real estate agent, I continue to believe that strategic pricing is more important than ever. Sellers who start too high can lose valuable market time, while properly positioned homes can still generate significant buyer interest.

Sacramento County Real Estate

The Sacramento County real estate market is also showing continued demand. Sacramento Association of REALTORS® reported 1,085 closed sales in June 2026, an increase of 13.4% from the same month a year earlier. Pending sales were also up 17.9% year over year. At the same time, active listings were 6.3% below June 2025 levels.

That combination is important. Although buyers have more choices than they did during the tightest periods of the pandemic market, inventory remains relatively constrained compared with historical norms.

For buyers considering Sacramento real estate, this means there can be opportunities, but buyers should be prepared to act when the right property becomes available.

El Dorado County Real Estate

The El Dorado County real estate market continues to appeal to buyers looking for larger properties, foothill communities and a lifestyle-oriented alternative to more urban areas.

Communities such as El Dorado Hills, Cameron Park, Placerville and surrounding foothill areas continue to attract buyers who value space and location. However, higher interest rates are causing buyers to pay closer attention to monthly payments and overall affordability.

As with Placer and Sacramento counties, sellers should not assume that every property will receive multiple offers. Proper pricing and preparation remain essential.

Short Sales and Foreclosures Are Increasing

One of the most noticeable changes beginning to emerge in the local market is an increase in distressed-property activity.

Foreclosure data indicates that there are currently active pre-foreclosures and scheduled trustee sales throughout Placer County. One current data source is tracking hundreds of properties in the county at various stages of the foreclosure process, including Notices of Default and scheduled trustee sales.

There have also been completed foreclosure sales in Placer County during 2026. California Department of Justice records, for example, show residential foreclosure sales in Roseville and Auburn during the year.

This does not mean we are entering another 2008-style foreclosure crisis. Most homeowners today have considerably more equity than homeowners had during the Great Recession. That equity can provide options before a property reaches foreclosure.

However, the increase is significant enough that homeowners experiencing financial difficulty should understand their options early.

That is where short sales can become an important tool. A short sale may allow a homeowner to sell the property before foreclosure when the proceeds are insufficient to satisfy the mortgage obligations, subject to lender approval and the homeowner's individual circumstances.

For homeowners who are behind on payments or believe they may have difficulty keeping up with their mortgage, waiting until the last minute can significantly reduce their options.

New Construction Adds Competition

New construction continues to play an important role in the regional housing market.

Placer County authorized approximately 3,254 new housing units in 2025, while Sacramento County authorized approximately 6,561 units and El Dorado County approximately 477 units.

New construction is particularly important in the Roseville, Rocklin and Lincoln real estate markets, where builders continue to provide buyers with alternatives to existing homes.

For sellers of existing homes, this creates additional competition. Existing properties need to compete not only against other resale homes but also against builder incentives, upgraded finishes and financing programs offered by new-home communities.

What This Means for Buyers and Sellers

The 2026 market is increasingly a market of opportunity and negotiation rather than a one-size-fits-all environment.

Buyers may have opportunities to negotiate on homes that have been sitting on the market, while sellers can still achieve strong results when their property is correctly priced and professionally presented.

Meanwhile, homeowners facing financial hardship should understand that short sales and other alternatives to foreclosure may be available, depending on their circumstances.

Whether you are buying or selling in Roseville, Rocklin, Lincoln, Granite Bay, Auburn, Sacramento, Folsom, El Dorado Hills or elsewhere in Placer, Sacramento or El Dorado County, having an experienced local real estate professional on your side can make a significant difference.

If you are looking for a Roseville Realtor or Roseville real estate agent, contact Chad Phillips with Re/Max Gold at 916-390-1476 for a discussion about current market conditions and your specific real estate goals.

Market conditions vary significantly by city, neighborhood, price range and property type. Foreclosure and short-sale information should not be interpreted as legal or financial advice.

Partition action Sacramento, El Dorado & Placer County

 I specialize in partitions in the Sacramento area.  I've been doing partitions for roughly 15 years.  We're seeing an uptick in the number of judicial actions.  I wonder if there's is any correlation with this and the market, but I wouldn't think so.  These situations arise mostly with inherited property.  Siblings that inherit their parents' house and there's one member who doesn't want to sell.   I'm seeing more unmarried couples dealing with partition actions.  When they break up, one typically stays in the house and the other is tied financially to that property and wants out.  

I'm currently assigned to 5 partitions right now.  Partitions actions are typically a slow process, but I'm not involved until the court assigns a referee.  Usually, it's the plaintiffs' attorney who recommends me to the court to be the referee; however, I've been recommended by the defendants' council the past several cases.  

Referee fees can get expensive!  Depending on the area referees tend to charge $400-$500 an hour.  After all is said and done it adds up to $20,000 - $30,000.  I charge a flat rate of 1% of the sales price.  Attorney's and clients like this as they know what they are going to be charged.  It's a good deal for them.  I'm able to give a good discount on the referee fee as I am also the listing agent and make 2.5% for that duty.  I really think it's a win for everyone.

I've lost count of the number of cases I've done over the years.  I'd say I do around 3 a year on average.  I'm guessing I've done a couple dozen.  24-30 cases now is right.  There's usually only around 12 cases a year in our area, but certainly more this year as I have 5 right now.

The best thing one can do is to properly document all the money you have put into the property in question.  The accounting phase is the most difficult part of being a referee.  I need to be fair to all parties and look to distribute the funds in the most appropriate way.  There are many factors at play:  Mortgage payments, taxes, loss of use, rental income, maintenance...

If you have questions about the partition process, I'm happy to help.  

 Roseville Real Estate Market Update (2026)

The housing market in Roseville is shifting into a more balanced phase as we move through 2026. After several years of rapid appreciation, prices have leveled off slightly while inventory has improved—creating new opportunities for buyers while still holding value for sellers.

🏡 Home Prices & Trends

• The average home value is around $630K, down about 1–4% year-over-year depending on the data source  
• Median sale prices are hovering roughly between $625K–$700K in early 2026  
• Homes are taking longer to sell (about 27–50 days) compared to the ultra-fast pace of previous years  

👉 What this means:

The market is no longer overheated. Buyers have more negotiating power, while well-priced homes are still selling.

📊 Inventory & Competition

• Inventory has increased slightly, giving buyers more choices  
• Demand remains strong, especially for homes under $1M
• Multiple offers still happen—but less frequently than during the peak frenzy

👉 Translation:

We’re in a “healthy” market—not a crash, not a boom.

💰 Interest Rates (Key Factor)

• Mortgage rates in 2026 are averaging around 6%–6.5% nationally  
• Some forecasts suggest rates could drift toward the mid–5% range if inflation cools  

👉 Impact on Roseville:

• Higher rates are keeping some buyers on the sidelines
• But any rate drop tends to quickly increase demand and competition
• Many sellers are still holding onto low 3%–4% rates, limiting inventory

🔮 Outlook for the Rest of 2026

• Prices are expected to grow modestly (around 3–5% annually)  
• The market should stay stable and balanced, not declining sharply
• Buyer activity is likely to increase if interest rates ease

Bottom Line

The Roseville market in 2026 is best described as:

• ✔️ More balanced
• ✔️ Slightly softer prices
• ✔️ More inventory
• ✔️ Still competitive in desirable price ranges

Interest rates remain the biggest driver—if they drop, expect the market to heat up quickly.

I also sell homes in Orangevale, Rocklin, Granite Bay, Loomis, Citrus Heights and Sacramento areas.

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.

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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