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.