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

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.   

DOJ & changes in the real estate business Aug 2024

 I'm sure most have heard at least something about the recent changes in the real estate business.  Our government decided that commissions that were negotiated in the listing agreement isn't the best way to go about things and so now the selling agents commission is to be negotiated by the buyer.  There is some logic here; however, it can easily be argued that things are less transparent now.  

Now all buyers will need to sign a BBA, (buyer broker agreement) and that commission is and has been negotiable.  Most sellers I talk to are happy to pay the industry standard 2.5% to the selling agent.  The selling agents commission will need to be in the contract as a seller credit to the buyer.  We'll see more changes as we work thru this. I assume buyers might be able to finance the commission in their loan in the future.  Most first time buyers don't have an extra 2.5% on hand to pay that fee.  The buyers might already be looking for a seller credit for their closing costs and depending on the loan they cap how much a seller can credit the buyer.

At the end of the day, it's more paperwork and slight changes in the commission structure.  As a broker who mostly handles listings, I can tell you I will no longer be giving any percentages as to what my sellers are willing to pay.  That opens the door for a potential lawsuit!  I will simply let folks know if my seller is willing to cooperate or not.  Like the listing price, commission... oh I'm sorry, compensation is negotiable.

To switch gears, I wanted to touch on the market.  Inventory is still low.  Houses in Roseville if priced right are selling fast.  Pricing a house right in Placer and Sacramento County is essential.  If you look at the statistics, houses are selling 99% of asking price.  That means that buyers are waiting for a Roseville home for sale to come down where it needs to be before writing an offer.  I deal with the seller mentality all the time to price it high and they can negotiate down.   It's normal, we all want and think our house is special and worth more than it is.  You need a good experience Roseville real estate agent such as myself to give it to you straight.  I hope what I tell you is music to your ears, but that's not my goal.  I've been going beyond lately and helping people get their house in the best condition for sale.  Sometimes its difficult to get reliable help out there.  From handymen, painters to trash out guys... I had to step up this week and make a dump run, install a garage door opener, and finish nailing in some baseboards.  All in a days work.

I realize that last paragraph has way too much going on with no structure.  Word salad, I'm tired... Just got a new listing on the market today.  Half Plex in Lincoln, 365 R. St.  Great investment, rental.  It will cash flow, I was thinking of buying it.  I have another listing I'm taking in South land park tomorrow.  1227 Noonan Dr.  $525,000.  A house in Orangevale coming next weekend 8172 Woodlake Hills Dr. at $550,000.  Next week, a commercial property in Roseville at 9450 Atkinson dr.  2 acres zoned M2 priced at $950,000

Chad Phillips

Remax Gold

Partition Referee Northern California

 7/1/24

I have expanded my work with other attorney firms in California doing more court work as a referee on partitions.  If you don't know, partitions occur when there are multiple owners of a property and one forces the sale.  Typically this would be siblings that inherit a property and one or more want to sell and one doesn't.  When this happens, every party has the right to buy out the others portion; however, usually the are looking to sell the property and take their proceeds from the sale.  It's usually the one living in the house for free that doesn't want to sell.  Shocker!  

There are other situations where a boyfriend/girlfriend buy a house then break up.  Both on the loan and tied to the property and not able to afford another property.  It can also be business partners where they went into a property together then one side is looking to dissolve the relationship.

I've been assigned over 20+ referee roles in partitions.  The one thing that's slightly unique is that I'm also the listing broker when it comes time to sell these properties.  This is not the norm but there are advantages to this.  As the referee, I have the court authority to take control of the property.  Often times I might need to evict an owner, change the locks and put utilities in my name.  Similar to a foreclosure but I have power of attorney.  I say that loosely, but it's similar.  I set the price to sell the property, sign the contract and the deed to close escrow.

Partition sales are not that common but there's enough of them going on where this has become a niche that I am happy to be involved with.  Most brokers and real estate agents have no clue these even exist.  I have to explain this on a daily basis.  As a referee in Sacramento I bring confidence and experience to the table that councilors are looking for.  

Often times the estate has no money, other than the proceeds of the sale.  I'm willing to come out of pocket to pay for trash outs, repairs and inspections if it's deemed necessary.  I do get reimbursed at closing for those expenses of course, but often times expenses are needed to get the property sold.

I'm working with 7 different law firms that regularly come across partitions.  I have my resume updated for them to submit to the court with my recommendation.  There are times I have to report to the judge or appear.  There is a process that the referee needs to.  Attorneys are representing their clients and as a referee I'm involved in the accounting process.  Every partition is different!  The circumstances can be convoluted.    The referee needs to assist in the division of proceeds upon the sale.  The accounting phase is done when proceeds are sent to a broker trust acct and we're finalizing the disbursement of funds.  I'm working one now where I thought we had a solid agreement in place and one attorney is in disagreement with my decision.  I'm running it by our in house council here at Re/Max Gold per the request of said attorney in disagreement.  Again, they are all different!  The one factor that seems to be consistent is the defendant not being cooperative.  This is the part of the job that can be tricky!  Often times these are emotional situations and logic doesn't work.  I try my best to work with folks with in reason.  It's only been a couple times where I needed to get the sheriff involved.

If you have questions about the process or are looking for a referee that has been doing these for 10+ years, give me a call.

Chad Phillips

Remax Gold

916-390-1476

Top Producer Magazine March 2024 Sacramento / Roseville Real Estate

 Spring is upon us, and we're starting to see more home come available.  It's typical for the market to pick up this time of year.  I'm getting several properties ready for sale right now myself.  New construction is in overdrive, they are cranking out houses as fast as they can.  In 2023 new home sale accounted for 25% of the houses sold in the Sacramento / Placer / El Dorado Hills counties.  This is a substantial amount of sales occurring.  There's a shortage of resale homes and it's having an effect on those of us in the business.  There's simply not enough homes to keep everyone afloat in real estate.  

Prices are on the rise too.  I was working on several properties to get ready for sale and now we're revisiting the valuation.  There's a house I'm putting on the market next week in Serrano and we elected in the end of 2023 to list at $850,000.  Now I'm thinking we'll get upwards of $900,000 for it.  It will be the lowest priced house in Serrano.

I don't think I've mentioned this before but 3 years ago I bought a property in Roseville.  2.5 acres on Main st.  It's raw land that I entitled and broke into 10 lots.  It took perseverance and money to get the tentative map and brought all the way to final map.  I got multiple offers on my project and it's currently in escrow.   It was a great project, I learned a lot in the process and I stand to make a good profit too.

I mention the Top Producer Magazine as I was featured broker as a top selling Roseville real estate agent.  I've been in the business for 20 years now and I've built relationships with business professionals and past clients.  I've gained the experience and trust of clients and peers which makes things even easier in this tough and competitive business.  We're always learning and doing new things.  I specialize in partition sales and that's something I didn't even know about until 10 years in the business.  There's lots of different aspects to real estate.

Looking forward to spring 2024.  If you have any real estate questions, reach out to me.

Chad Phillips

Re/Max Gold

916-390-1476

Looking for a fixer in Sacramento CA?

There are ton of investors out there currently looking for fixers right now.  I get hit up daily from buyers that are all cash looking for a good house to fix and flip in Sacramento.  We're seeing it become difficult with the low inventory and the margins are minimal.  Some investors are buying a paycheck.  They will make money on the deal but it's mostly from their labor that they are putting into the property.  I'm no stranger to doing home improvements and I know what things cost.  Everything from materials to labor has increased dramatically since Covid.  

I reciently went to look at a property in Sacramento that was inherited by my client and he wanted me to take a look at it to see what he should do.  It's a 2 bedroom 2 bath, 1400 sqft on 1/3 of an acre built in 1944.  It comps at $400,000; however, it's going to be well over $100,000 to rehab the property.  There's a ton of dry rot, electrical isn't grounded (2 prog), the kitchen and bathrooms need a full gut.  It can become a rabbit hole and end up costing $150,000.  For this to pencil, I would be comfortable around $225,000.  The crazy thing is, I could sell it today for $275,000 no problem.  My advise was to sell it "AS IS"!  Don't put money into it.  He's not a contractor and it makes more sense to walk away from it.  Take the money and run I said.  I also told him I wasn't interested in buying it as it needs too much work.

I have several fixers coming on the market soon.  2-3 houses in Sacramento, 2 in Roseville, 1 in Orangevale...  Many of the fixers I get are court ordered partition sales.  They are properties that are owned my multiple owners and one if forcing the sale.  These typically have differed maintenance.   As I'm a remax agent in Roseville, I'm also a court appointed referee on these properties.  I'm not allowed to represent the buyers in these transactions; however, I can put you in touch with a broker.

January 2024 roseville real estate agent

 We’re off to a strong start in 2024. Inventory is starting to pick up and rates are holding steady. Personally, I have a half dozen listings I’m working on to sell soon. I have a Listing in Serrano, El Dorado Hills, two Partition sales come in in Sacramento, I’m selling 42 1 acre lots and El Dorado Hills off Green Valley Road, I have a townhome coming for sale in Natomas 2200 ft.² four bedroom three bath Priced at 540,000. I also have a subdivision for sale in Roseville located at 1028 Main St.  This is a 10 lot project, quarter acre lots. Several conditions left before final map is approved. This project is priced at 1.2 million.  

I can tell you we’ve already seen a decrease in them out of agents and lenders in the business. 2023 was a difficult year with minimal amount of home sales and placer Sacramento and El Dorado counties.  For example, our office typically has around 90 to 100 agents, we’re down to 60.  Much of what the Roseville real estate market is experiencing is sales that are life events. What I mean by that is either a forced sale like a partition, or marriage divorce…  People are holding off on buying up and this is keeping inventory tight. 

We have 14 different builders in Roseville California right now and they are all building as quick as they can. Financing incentives and they’re able to sell new construction rather quickly.  

Having been in real estate for 20 years, I’ve seen many changes in the market.  I just came across my BPO last week since 2011.  I reached out to accompany. I used to do foreclosures with to get an idea of what the market might look like this year. They told me they had 80 houses in the foreclosure process in the Roseville area.  It seems we’re gonna have an uptick of short sales and foreclosures and Sacramento placer County starting this year.  The cost-of-living in California has gone up substantially, and a lot of people are relying on credit cards to bridge the gap.  Folks might be looking to sell as they have equity. However, they’re not able to keep up with the payments.  

If you find yourself in a tight situation and looking for a solution, you should reach out to Roseville real estate agent, Chad Phillips.  If it’s through me or other business professionals, I can help guide you and offer the best solutions for your situation.

  2024 real estate projection in Placer, Sacramento and El Dorado Hills real estate market

There's a general conscientious that the real estate market as a whole will improve in the coming year.  We're expecting interested rates to tick down further which will help overall affordability for home buyers.  On top of interest rates expected to come down we're estimating that prices will remain stagnate with more likelihood of coming down slightly.  Zillow and other online real estate companies are suggesting a decline in Roseville home prices around 1.4% in 2024.  This is a small percentage, I'm sure the over under percentage of error in the estimate is higher than the prediction.  I can tell you that we've seen new home construction cranking out houses in 2023.  New homes accounted for 25% of all home sales in Placer, Sacramento and El Dorado counties in 2023.  They will continue to build new homes as home builders have projects lined up.  Some of the larger projects like Folsom Ranch is going to be under construction for 3-4 more years.  Foslom ranch is going to be beautiful when it's all done and built out.  Some of the features I've seen with the commercial and shopping centers there will be amazing.  Personally I think they need to address the traffic there at E. Bidwell.  It can be crazy around 5-7pm.  Those new homes in Folsom are on small lots and going for big money, around 1 million.  I've already sold a house in there, it was a resale 3600 sqft for 950K, and that was almost 2 years ago.  I think we'll continue to see people say put with there sub 5% interest rates and the market will be mostly folks moving for work and life changes; such as, divorce, marriage, death...  Plenty of people are wanting to move up but I think the numbers have to make more sense before people want to take on more debt.  

When it comes to the industry, we're seeing more and more people getting out of the business.  Lenders, real estate agents, title officers and so on are finding themselves in a situation where they are depleting all their cash and need to get a new job.  At the end of the day, there's simply not enough transactions to support the amount of people that got into the business.  This is a cycle and trend and I've seen it before.  When the Roseville real estate market is hot, then people jump on the band wagon, but when things get tough it thins the herd.  I've been at this for 20+ years now so I've been able to work multiple angles to generate business.  Some of my new clients come via google, but most of my business comes from repeat clients and professional referral.  I specialize in partition sales so I've networked with attorneys in the area to assign me as the listing broker in those situations.  I've also focuses on land development thru clients and I'm also doing my own subdivision in Roseville.  It's only 10 lots on Main St. in Roseville; however, it's been a great first hand experience as to the process.

At the end of the day, it's a good time to buy a house in Roseville area.  Make sure you have a good local lender, I can recommend several if you need.  As long as the monthly payment is in your budget, it's likely you'll be able to refi in the near future and get that payment even lower.  If not and rates go up then you'll still be happy with your rate and payment.  Another key is to have a broker like myself who knows most of the other brokers in town to help negotiate on your behalf.  People tend to be more frank and forthcoming with people they know.  

I look forward to another productive and exciting year selling real estate in Roseville 2024!

Sacramento / Placer / El Dorado Hills Real Estate Update Fall 2023

 We're in interesting times.  A time where I'm uncertain what the future holds.  I usually have a better gut feeling about the market as a whole and what to expect for the coming year.  Thus far, we've seen housing prices hold steady with the rise in interest rates.  Currently sitting around 7.75% on a traditional 30 year conventional loan.  The monthly cost of buying a home has shot up immensely and to put things into prospective:  A $500,000 loan at 3% PI is around 2108 a month.  Now with rates near 8% you're looking at a PI cost of 3668.  In just 2 years the same monthly out of pocket cost shot up nearly $1600 a month.  This isn't peanuts folks!  I wonder if prices will come down to balance affordability; however, inflation is having a negative effect on the dollar.  It's not that house values have come down but the dollar has be devalued.  With the current course of actions of those in charge in our government, this problem is only being exacerbated.  They keep printing more money to fix problems.  Many economist are expecting a recession or worse in the near future.  Some would argue it's already here.  Michael Burry who predicted the 2008 crash and bet against the housing market put a big wager in.  1.6 Billion put on the S&P and stock market to drop in the next 6 months.  He's a numbers guy and I hate to think it but he's probably right.  If people start to panic and withdraw we could see a massive collapse and the dollar devalued even more.  A lot of people a looking for ways to hedge against large losses.  Commodities are popular, like gold and silver.  I like the idea of something tangible.  No funny money bit coins for me but that's my opinion.

Are we going to see a wave of foreclosures in the Sacramento region again?  It's not looking so with the date we have.  Yes, we'll have an uptick in foreclosures; however, it will likely stay at an acceptable range.  There's a lot of Americans that are hunkering down and locked in at 2-3% so they can weather the storm.  Nearly 1/3 of Californians have their house free and clear.  This is obviously a good place to be in.  This is not the time to over leverage your position.  With that said I think you can deduct that I'm financially conservative.  I have clients that let it ride and take big risks.  I just don't have the stomach for it and I need to be able to sleep at night.

We're going into an election year with the world unstable in the middle east, Russia and even China with Taiwan.  There's a lot more variables and uncertainty coming 2024.  If Iran gets a nuke, it's plausible that starts WWIII.  I'm not a dooms day person, just looking at the global issues that are effecting us here.  With more continued and heightened conflict we can expect energy pricing to continue to rise.    Energy prices are what hits our pocket book the most.  I'd like to see the US change some policies that would help us but the Biden admin seems to be more concerned with continued control of the county.  

For home buyers in the area, I would want to make sure you are comfortable with the current payment with hopes to refi in the near future.  There are some short term buy down products that might be a good tool to use.  I can recommend several good lenders that will give you as a buyer all your options and make suggestions with your risk tolerance.  

Let me know you're thoughts and if you have any real estate needs.

Re/Max Gold - Chad Phillips

Cell: 916-390-1476

Fall 2023 real estate update Placer / Sacramento / El Dorado Hills

 Well folks, it shouldn't be to anyone's surprise that rates are around 7% right now.  This is a factor that cannot be ignored when calculating the monthly payments on your mortgage.  There are several ways to try and subvert this; however, I'm not a fan of loan programs that get creative.  There's always the down side to them.

Most people are holding steady at this point.  If you already own a house, then you likely have a rate in the 3's, or better yet in the 2's.  I'm right there with you at 1.99% on a 15 year.  I'll never sell!  Like myself, this is driving the inventory to lows we haven't seen since 1994.

The majority of listing right now are divorce sales, forced sales, hardships situations.  It's become a tough environment for real estate agents.  There simply isn't enough sales to support the amount of licensed agents in the area.  It's effecting loan officers too.  People are having to leave the business in order to get a pay check.  I've been fortunate that I've been doing this for 20 years and I've been able to build up my relationships where I've staying busy, but it's much slower than last year.

I think most people were expecting prices to recede when rates got up this high. It makes sense when you're thinking about affordability, but this really hasn't been the case.  Prices are still holding steady.  It looks much more likely for rates to come down by the end of the year and more next year going into an election year.

I'm working with some developers as new construction is still going strong.  We have a shortage of properties so the home builders haven't slowed down.  Costs are up and they're doing some creative financing to get rates down in the 5's for buyers.  I have a new project in El Dorado Hills that I'm working on.  This is a new gated community with 1 acre lots.  These lots have views of downtown Sacramento and Folsom Lake.  There's a total of 42 lots that span out among 113 acres.  Prices start at $465,000.  We're taking reservations at this point.  Final map is expected in 3 months.

I have another development in Roseville on Main St.  On the corner of Main St. and Porter is 2.5 acres that I've mapped for 10 lots.  These are .25 acre lots.  This is a good size where you can put a main house and an ADU.  It's not on MLS as I'm still awaiting the final map.  Currently in the 2nd final map submission.  It's likely going to take 4 submittals.  

I have several new listings coming up soon.  A duplex in Roseville, 2 partition sales in Sacramento, small house in Orangevale.  

Let me know if you have questions!  

Re/Max Gold - Chad Phillips

916-390-1476

Partition Action - Forced sale of a property

A referee is a neutral third party appointed by the court to oversee the partition action and ensure that it is carried out fairly. In the context of real estate, the referee's duties may include determining the value of the property, overseeing the sale of the property, and distributing the proceeds among the co-owners.

The referee may also be responsible for resolving any disputes that arise during the partition action, such as disagreements over the value of the property or the distribution of proceeds. In some cases, the referee may need to hire appraisers or other experts to assist with these tasks.

Overall, the partition action and the role of the referee can be complex and involve a lot of legal and financial considerations. However, with the right guidance and expertise, it is possible to navigate this process successfully and ensure that all parties involved are treated fairly.

The above was my first attempt using ChatGPT.  Pretty dry stuff!

I mention partition sales as I specialize in them.  I'm currently working on 3 partition sales right now.  It's when there are muliple owners of a property and one forces the sale.  These situations usually include unmarried couples that break up or siblings that inherit a property and one doesn't want to sell.  It's usually the one living in the property at no cost.  If you own any percentage of a property in California, you can force the sale.  The other party will have first right of refusal to buy you out, but most often that isn't an option for the opposing party.

An attorney is usually involved in these situations and they seek an interlocutory judgment.  From this point a real estate broker is recommended to the court to be the referee.  I say that openly as the referee doesn't need to be the real estate brokerage that is going to list and sell the house; however, that's been the case for every partition that I've done.

Once I'm assigned as referee to a property, I become an officer of the court.  I need to take control of the property and have authority to sign on behalf of the owners at title.  Of course it's my duty to get the most money I can for the property and oversee the disbursement.

Most of the partition action files I've been involved in are in Sacramento County.  I have done several in Placer county.  The location has no effect on the process.  Every partition has it's own challenges.  For example, I had one last year where I ended up having to sell the property for cash, and never had a chance to see the property.  The cash buyer didn't either!  The sheriff's department decided not uphold the eviction and didn't want to evict an owner from their house.  At the end of the day, it cost him and his sister around 100K.  I would have been able to sell the property for much more had there been adherence to the court order and some cooperation.  

Partition sales are a small portion of my business here selling houses in Roseville.  It's a small niche market that most agents don't even know about.  

Remax Roseville CA Broker Associate

 Welcome to the bustling city of Roseville, California, where the real estate market is thriving! As a Remax real estate agent in Roseville, I'm excited to share with you some insights about the current state of the Roseville real estate market.

Over the past few years, Roseville has experienced tremendous growth, with more and more people flocking to the city for its excellent amenities, beautiful landscapes, and thriving economy. The result? A highly competitive real estate market, where both buyers and sellers need to be savvy and well-informed to achieve their goals.

For buyers, Roseville offers a wealth of opportunities to find the perfect home. From cozy townhouses to spacious family homes, Roseville has it all. As an experienced real estate agent, I can help you navigate the market and find the home that meets your unique needs and budget. Whether you're a first-time homebuyer or a seasoned investor, I'll work with you every step of the way to ensure a smooth and successful transaction.

For sellers, Roseville offers an excellent opportunity to cash in on the city's booming real estate market. However, to sell your home quickly and for the best possible price, you need an experienced real estate agent with a proven track record of success. That's where I come in. With years of experience in the Roseville real estate market, I know exactly what it takes to sell a home quickly and efficiently. From setting the right price to staging your home for maximum appeal, I'll work tirelessly to ensure a successful sale.

But the Roseville real estate market is more than just buying and selling homes. It's also about building strong relationships with clients, understanding their unique needs and goals, and providing the guidance and support they need to achieve their dreams. As a Remax real estate agent in Roseville, I'm committed to going above and beyond to provide my clients with exceptional service and support.

So whether you're buying, selling, or just looking for advice on the Roseville real estate market, don't hesitate to get in touch. As a Remax real estate agent in Roseville, I'm here to help you achieve your real estate goals and make your dreams a reality.

Roseville real estate market update spring 2023

I wanted to look into the stats as it's time for another update and the market slow down is noticeable.  Below is a chart showing home sales from last year compared to this year. It's safe to say the average amount of homes selling right roughly 1/2 of what the activity was last year.  Everyone in the industry will tell you we're feeling the pinch.  Companies are cutting back on overhead, supplies and manpower.

With this slow down though, what are we seeing with prices?  Homes are selling at 94% of original asking price.  This is something to take note.  Buyers are sensitive to their monthly payments.  The rise in interest rates has a direct effect in your monthly payment.  Lenders are trying to get creative with seller credits to buy down the rates so monthly payments are affordable; however, I'm not sure I would go that route.  In general, I think I would focus on the lower purchase price.  One can assume rates will come back down and you'll be able to refinance at that time.  I think it's a calculated risk.  Property taxes are based on sales price so I prefer to keep that as low as possible too.

This isn't a typical year so far.  A lot of people are staying put with the current rate they have on their house.  There's not much motivation to move right now.  Prices are holding strong considering how much rates have gone up.  Inventory in our area of active / pending is around 1400 units, where in years past it's around 4500 units.  That's roughly 1/3 of the activity that we're used to having.  I think we're about to see some inventory come available in the coming month.  The weather has likely kept people in place, we're going to have a late spring.  

I have several properties I'm currently working on that will be on the market soon.  If you're looking to make a move, feel free to contact me to help strategize a game plan.  I have good lenders I can recommend and explain  how to structure things to accommodate your timing. 

2023 real estate and market

 It's a little soon to be talking about 2023 without it only being speculative.  As of now we're seeing rates around 6.25% on a 30 year fixed.  We've been told the feds are going to cut back on the rate hikes as we're seeing positive signs in the economy with inflation.  We're not out of the woods yet!  

Home prices in Placer county are down 10-15% from the high in July 2022.  Prices over time will continue an upward trend.  This correction has mostly to do with supply / demand and of course the value of the dollar.  Inflation was caused by the government printing money and wreck less spending.  I don't want to get political here but I prefer our gov. to be conservative when it comes to economic policies.  To be transparent, I'm more liberal on other things.  Really though, I guarantee they don't manage their own finances like they do the tax payers money.   At what point is the deficit going to be unmanageable?  Are we already past the point of no return?  The scary answers to those questions I believe is that the interest payments alone are unsustainable and we'll default.  Next question is when?  I think the answer to that questions is scary too, not too far away... maybe within 5 years.  With the impending default, what will that do to our county?  Not an easy one to answer!  We're in a global economy now and defaulting will cause a ripple effect and likely take down other countries too.

It's only Jan 6th and my phone is already ringing.  I'm going to show a house in 45 minutes to a buyer.  Sellers are calling looking for a game plan.  I was curious before Christmas how this year would start out and it's going better than I expected.  There will be plenty of business out there.  People are always having to move.  Weather its for work, marriage/divorce, kids... there's always activity.  We are expecting more people to hunker down this year.  A lot of people like myself are in a cozy fixed rate mortgage and don't want to mess with anything in the 6's.  We're going to see roughly 30% of real estate agents get out of the business.  There's simply not enough deals to go around.  There's the ol saying too, 20% of the agents do 80% of the work.

For buyers out there, my advise is to run numbers with your lender.  If you don't have a good lender, I can recommend several.  Find your comfort spot on payments and that will dictate your price range.  Review all your options with the lender.  ARM loans, jumbo, bridge...  Over the past 20 years selling real estate here at Re/Max Roseville, I would stay away from ARM loans, but now I think it's a viable option.  Get in with a better rate and look to refi in 5 year.  Do an ARM loan with a seller credit to buy down the rate!  Get it in the 3's maybe.

With regards to selling a property in Placer county right now, we're looking at a downward trend in prices.  If I was a betting man, I would guess this downward trend will change come spring.  It's likely better for a seller to hold off from going on the market right now.  I put more power in the buyers position, but as I mentioned I think that will change.  We're accustom to seeing the market down in the winter and up in spring.  This trend is likely to repeat.

With all this said, I don't have a crystal ball.  We can only use the information we have at hand and guess as to what the future holds.  One thing I've learned is that it's all about perspective.  Eye of the beholder.  

I welcome a strong and productive 2023 selling houses in Roseville and Rocklin.  

Cherio!

Investors doing 1031 exchange in 2023

 In 2022 I did an abnormal amount of 1031 exchanges for clients. Finding replacement investment properties that make sense and cash flow with 6% cap is what one should expect. Avoiding capital gains is the main goal of course but you want to park your funds in a property that makes sense.  I’ve been a full time roseville real estate agent since 2004. Over the years I’ve come to know what makes sense when doing a 1031 exchange.  Knowing the time frames, 45 days to identify a property then closing within 180 days is important to keep in mind. 

If you’re needing to do a 1031 exchange, make sure you contact an experienced roseville realtor like myself. 

Feel free to give me a call with any of your real estate questions. 

Re/Max Gold - Chad Phillips