Seeing real estate trends in Sacramento (you pick the neighborhood)

Let’s look at some specific neighborhoods today in Sacramento. How is the real estate market evolving in each of these areas? In this post I plan to include 10 graphs, but the fun part is YOU CHOOSE which ones I make.

HOW IT WORKS: Email me a request to graph a specific neighborhood or area. I’ll then make a graph like the ones below and post it here over the next few days. Keep checking back. You can use the graph as personal research, for a listing presentation or post online as you see fit. I’ll need three things:

  1. Name: Location or name of neighborhood (in Sacramento, Placer or Yolo).
  2. Time: How many years of sales do you want on the graph (1 to 5 years)?
  3. Other: Do you want to see all sales? Or would you like to refine data to see a certain square footage range, bedroom count, etc…?

Send me a quick email? Seriously.

NOTE: I have all graphs in larger sizes if you need them. Just email me.

1) Antelope: Here all all sales over the past 5 years in Antelope per request of Scott. Isn’t it interesting to see how the market has moved? Bottomed out in early 2012, massive appreciation and then leveling off.

All Antelope Sales - 530

2) Days on Market for Antelope Sales: How long have sales in Antelope spent on the market? Here are all sales. A chart of average number of days on market each month or quarter would be great, but maybe in a different post.

days on market for all sales in Antelope in MLS - 530

3) Midtown/Downtown: Per request in a comment below, here are all sales in Midtown/Downtown from 0-2 bedrooms and under 1000 sq ft. This graph only includes single family sales – NOT condos. What do you see?

Midtown Downtown Sales in Sacramento - SFR Detached Only - NOT Condos

4) Elk Grove: Per request of Bruce, here are all sales between Bruceville, Franklin, Bilby and Elk Grove Blvd. This is the 95757 zip code. Any thoughts?

Elk Grove Market Trends - by Sacramento Appraisal Blog - 530

5) Arden Manor: Per request of Cass, here are all 3-Bed / 1-Bath sales in Arden Manor (located off Watt Avenue in Sacramento in case you are not familiar).

Arden Manor Sales - by Sacramento Appraisal Blog - 530

6) Carmichael: Per request of Susan, here are all 3-4 bedroom sales in Carmichael over the past five years. I took the liberty to include only sales under $1,000,000 because there were only a handful above that level (and including them made the graph less legible). It would be interesting to see a precise square footage range in Carmichael as a follow-up to this graph.

carmichael sales 3-4 bedrooms - 530

7) Natomas: Here are all sales in the 95835 zip code for houses at 3200 sq ft or larger (hope you like this one John).

Natomas 95835 Sales - 3200 sq ft and larger - 530

8) Elk Grove: This is a graph of all sales in Elk Grove under $400,000 with 3-4 bedrooms, 1500-3000 sq ft of living area and properties built between 1997 to 2007. Hope you like it Gary.

Elk Grove Market Data - 530

9) Condos in City of Sacramento: This pie graph helps shows all condo sales in the City of Sacramento from 2010 to 2014 – and it really says something about the market, doesn’t it? Being that many condo complexes have too many rentals, pending litigation or some other issue that is a turn-off for financing, there has been a very high percentage of cash purchases. Note this is the City of Sacramento and NOT the entire county. Hope you enjoy this one Barbara.

condo sales in city of sacramento

10) Laguna West in Elk Grove: Here are all sales with a gross living area between 2400-3000 and with no pool in the Laguna West neighborhood over the past three years. Hope you like this one Doug.

Laguna West Sales - 2400-3000 GLA - no pool - 530

Examples for Blog Post:

1479 model in Mather

Mather: This graphs shows all 1479 model sales in Mather over the past five years. I appraised a model recently that was priced beyond the highest recent sale. It was out of sync with the market.

Gold River Station Sales

Gold River Station: It’s easy to confuse Gold River Station with Gold River, but they are two different areas. Gold River Station is located just north of Highway 50 and immediately south of the Gold River HOA. Gold River Station is not a part of Gold River, which is important to consider when choosing comparable sales.

Any thoughts, insight or questions?

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Thoughts on the real estate market in Mather, CA

Here is a panoramic view of the real estate market in the “Independence at Mather” subdivision in Mather, CA. All blue dots below represent sales in Sacramento MLS.

What do you see?

My thoughts on the Mather real estate market:

  • First off, if this type of data makes you feel depressed, that’s understandable. I’d recommend not digesting these types of graphs if it doesn’t do good things for you emotionally. It’s not easy to swallow property values sometimes, and I get that. I purchased my home in 2004 and I can assure you I feel your pain.
  • It looks like the market has really bottomed out. This doesn’t mean that it can never go below $150,000, but it is interesting to note a low point around $160,000-ish that was reached in 2008. This low level has been fairly consistent since that time as properties have continued to not sell below this marker (for MLS sales).
  • Property values have clearly declined over the past three years.
  • Keep in mind that many of the above dots represent distressed sales. True market value is often higher than where REO and Short Sale properties close. Yet, the distressed market tends to have a strong impact on property value in a neighborhood.
  • Most sales are below $250,000. Properties above this level in Mather have tended to be ones with larger square footage and larger lot size (no surprise there). It always helps in Mather to back to open space too.
  • Many home owners are likely paying too much in property taxes because of the decline in property value. If you want me to check out your property for free to see if there is a potential savings for you, fill out THIS form and I’ll get back to you promptly (this is my property tax appeal company).

Keep me posted if you have any questions. You can call 916.5953735, catch me on Facebook or email

The Mather Real Estate Market – Past 3 Years

What has been happening in the Mather real estate market? Here is a trend graph of the past 36 months of sales (blue) within the Mather area as well as all current listings (red). What do you notice?


Mather Data from MLS, DataQuick, and Realist:

  • 24 sales in past 90 days (MLS)
  • 11 sales since January 1, 2009 (MLS)
  • 41 current listings on the market – 10 pending, 18 short sale actives, 13 actives (MLS)
  • Decline of 17.40% when comparing January 2008 home sales with January 2009 home sales (Data Quick HERE)
  • 21 houses in pre-foreclosure (Realist)

There are 1271 homes in the Mather community, which was built by KB Homes, and dreamed up by the Sacramento Housing and Redevelopment Agency. SHRA spearheaded the building project as an attempt to breathe life back into the Mather area when Mather Air Base was closed in 1988 (huge effects in the community and in Rancho Cordova too). Independence at Mather is an HOA with very minimal monthly fees (basically to cover front landscaping – no swimming pool or clubhouse). Mather is close to a local golf course, lake, trails, the Sacramento Speedway, and Mather Airport.

If you are a home owner in Mather, what is it that attracts you to this community? What are the benefits? What are the downfalls?

If anyone needs further information or has any needs for a real estate appraisal in Mather, I am glad to assist.