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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The wrong kind of fence in the front yard

We love our fences in California, but the wrong type of fence can really leave a bad impression. When a fence is too tall, resembles prison bars, obstructs the view of the house, is plain ugly or screams “leave me alone”, it’s probably not enhancing the image of the neighborhood. There are many reasons why fences exist, but regardless of the reasons, when a community grows to have numerous fences like this, it promotes a blighted feel.

Please don’t misunderstand me. I’m NOT saying you are causing blight in your community if you have a certain type of fence. I’m only saying the way houses look communicate something to the rest of the neighborhood, make a reflection upon the entire community and ultimately impact property value. As much as we like to think we live on parcel islands, the truth is what we do (or don’t do) to the front of our parcels impacts how others view the neighborhood. If you don’t believe neighborhood presentation can influence the way others feel about the community, read a case study of Diggs Town Public Housing.

Removing or changing the type of fence may not erase the blight label from a neighborhood, but it is often one cog in the system. Blight is a complex reality that occurs over time, so beginning to breathe life back into a community involves removing characteristics that send a negative message and adding features that are more welcoming. I know design is a very subjective thing, but people’s feelings are too. If we want to see property values increase, people need to feel good about the neighborhood.

How do you think fences can help shape the image of a community? What factors would you say contribute to a blighted feel for a neighborhood? Which fences below seem welcoming and evoke friendliness? Which designs may give off a negative vibe?

This is post # 2 in the “Blight Week” series on the Sacramento Appraisal Blog.

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What Happened to our Neighborhoods?

I think about houses and neighborhoods quite a bit because of my chosen career as a real estate appraiser. But beyond my job considering market value, I find myself delving into a different type of worth: neighborhood value. 

052108ins 182Isolation in Society: Something has happened in our society. There used to be a day and time where kids played outside more often, where families knew and relied upon households next door, and where it was normal to feel a sense of connection amongst neighbors. In thinking back to when you were a kid, did life in your neighborhood seem a bit more interactive and relational than your experience today? Did people trust each other more readily? Did passersby wave? Did you play outside without worrying about Megan’s Law registrants?

What happened?

I’m no big-wig expert by any means, but I wrote a group of short essays in a series entitled “Community Building 101” (pdf file), and I’d like to share them here. My take is that life is not just about the value of our homes, but the quality and value of the relationships we have – even in our neighborhoods. This series made an appearance in The Rancho Cordova Post and Sacramento Press.

Community Building Resources:

Let me know if you have any insight, ideas or other resources to share. Feel free to comment below. What Happened to our Neighborhoods?

The Starting Line: Building Community in Sacramento Neighborhoods

Improving a neighborhood can feel like trying to resurrect the Titanic, but in reality it’s more like flipping a burger with a family next door. When our prime focus is only on the problems in a community, it can start to feel discouraging and we give up, thinking “I don’t have the time or energy,” or “I can’t do this by myself”, or “I don’t even know where to begin.”  I’d like to suggest though that the beginning point for strengthening a neighborhood is really about small every day choices rather than planning big events or programs.   

Strengthening a community simply recognizes that relationships rather than high fences are what is most important. The truth is you do not need ample time, money, grey hair, or incredible leadership skills to make a difference in your tract. You only need to be attentive to your surroundings and intentional in some very practical ways. This is about a mindset, a lifestyle, a paradigm to live from.

Connecting with neighbors can be something very natural and it happens over time. It is not something that you have to plan for per se or worry about adding to your busy schedule. Below are some practical tips to connect (or re-connect) with neighbors:

  • Sit out in your front yard or on your porch
  • Wave to passersby and say “hello” to people
  • Introduce yourself to new residents
  • Find a resident to exercise with
  • Volunteer to collect mail while your neighbor is gone
  • Borrow a tool or ask for advice
  • Keep your yard well kept
  • Invite a few neighbors to holiday parties
  • BBQ in your front yard with one other household
  • Do an Easter egg hunt for your street
  • Take regular walks (remember – dogs and kids are conversation magnets)
  • Exchange phone numbers with your neighbors in case of an emergency 

 Most of life in a neighborhood consists of non-glamorous regular moments, but these small instances present opportunity for connection and are the building blocks for the future. Mother Teresa once said, “We can do no great things, only small things with great love.” Now go and do small things.

What tips do you have to connect with neighbors?

NOTE: The entry above comes from a series I wrote in 2008, entitled “Community Building 101?. If you are interested in reading the series, you can download a PDF file HERE. You may wonder why an article on community building is showing up on a real estate appraisal blog. Well, this happens to be one of my big passions in life, but also the series could be helpful for some of us and maybe even Agents who are selling houses to first-time buyers in the Sacramento area. This series is one way to bring on conversation about what it can look like to increase a sense of connectivity in our neighborhoods. Living in a more vibant community makes a house feel more like home, huh?