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# Sacramento Appraisal Blog

Market trends and real estate appraisals for divorce, estate settlement, loans, property tax appeal, pre-listing and more. We cover Sacramento, Placer and Yolo County. We're professional, courteous and timely.

## Posts

- [A stunning first half of the year for the housing market](https://sacramentoappraisalblog.com/2023/06/11/a-stunning-first-half-of-the-year-for-the-housing-market/) - It's been a stunning first half of the year for the housing market. Let's talk about some of the bigger issues right now. Here are some things on my mind including weird stats, the anniversary of the market peak, Matt Rife tickets, and being ready for the second half of the year. I hope you
- [A new homes rebound & avocado toast](https://sacramentoappraisalblog.com/2023/06/22/a-new-home-rebound-avocado-toast/) - The housing market for new homes is rebounding, but that's definitely not how I'd describe the rest of the market. Today I have some thoughts about new construction, avocado toast, and positioning yourself for the market that is happening. Skim or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 6/30/23 Halftime report with Ben Johnston 10am (Zoom)
- [That place where pickleball and real estate meet](https://sacramentoappraisalblog.com/2023/06/05/that-place-where-pickleball-and-real-estate-meet/) - Pickleball is all the rage, and today I want to talk about how the growth of the sport is becoming much more noticeable in real estate listings. I also have an interview with a friend who built a pickleball court in his backyard. For the record, I actually don't play (yet), but a friend is
- [Is Opendoor starting to turn things around?](https://sacramentoappraisalblog.com/2023/05/30/is-opendoor-starting-to-turn-things-around/) - The iBuyer model got destroyed last year when the housing market shifted, but is Opendoor starting to turn things around? Today I want to look at some stats in the midst of a market full of drama. SERIOUS REAL ESTATE DRAMA It's been drama this past week with debt ceiling conversations and rates above 7%
- [Graduation for the spring housing market](https://sacramentoappraisalblog.com/2023/05/23/graduation-for-the-spring-housing-market/) - It's graduation season for school, and it's also that time of year where the spring housing market crests or graduates for the year so to speak. Let's talk about the signs of a peak, the weirdness of today's market, and bro rating. UPCOMING (PUBLIC) SPEAKING GIGS: 6/1/23 Thrive in Real Estate (register here) 6/07/23 SAFE
- [A tale of two markets & pivoting when the housing market changes](https://sacramentoappraisalblog.com/2023/05/17/pivoting-when-the-housing-market-changes/) - Builders are having a moment. New home sales are glowing right now in the midst of depressed volume in the resale market. It's like there are two different markets happening at the same time. Today I want to share some stats for new construction, but let's also talk about pivoting. UPCOMING (PUBLIC) SPEAKING GIGS: 5/22/23 Yolo
- [The housing market went from an ice bath to a bloodbath](https://sacramentoappraisalblog.com/2023/05/09/the-housing-market-went-from-an-ice-bath-to-a-bloodbath/) - The housing market went from an ice bath to a bloodbath. That's a good way to describe the contrast between the dull fall season and the spring. In today's post I want to highlight national vs local stats, a dead cat bounce, and dive deeply into local trends. I hope this is helpful. Scroll by
- [Sellers sitting out of the housing market & buyers getting concessions](https://sacramentoappraisalblog.com/2023/05/02/sellers-sitting-out-of-the-housing-market-buyers-getting-concessions/) - Sellers have been sitting out of the housing market, and it's made a massive difference in 2023 so far. Today I want to show what's happening with new listings and talk about concessions. I hope this is useful, whether you're local or not. Scroll by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 5/4/23 Housing Market
- [Leaving California. Some fresh migration stats.](https://sacramentoappraisalblog.com/2023/04/25/leaving-california-some-fresh-migration-stats/) - Leaving California. That's a buzzworthy topic. Let's talk about migration today. I have lots of visuals and a few resources to share in case you're in a different state and looking for data. I'd love to hear your take in the comments. UPCOMING (PUBLIC) SPEAKING GIGS: 5/4/23 Housing Market Q&A 12-2pm 5/10/23 Empire Home Loans event TBA
- [Rising spring prices and appraisers checking the "declining" box](https://sacramentoappraisalblog.com/2023/04/19/rising-spring-prices-and-appraisers-checking-the-declining-box/) - The housing market has really started to heat up lately, and today I want to talk about how I'm thinking about prices right now. I also have some thoughts about checking the "declining" box. Scroll by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 5/4/23 Housing Market Q&A 12-2pm 5/10/23 Empire Home Loans event TBA 5/18/23 SAFE
- [Real estate dreams & getting ridiculous under $500K](https://sacramentoappraisalblog.com/2023/04/11/real-estate-dreams-getting-ridiculous-under-500k/) - The housing market feels like a reality TV show. New sensational drama every week, juicy gossip, strong opinions, emotions, and big cliffhangers that might affect the future. Anyway, today I want to dig into Dream For All and some of the bigger themes right now (monthly recap stats at the bottom). Scroll by topic or
- [The housing market is hot again (sort of)](https://sacramentoappraisalblog.com/2023/04/05/the-housing-market-is-hot-again-sort-of/) - The market is hot again. Sort of. We've been seeing a spring seasonal market for a few months, but we seemed to hit an inflection point locally a few weeks ago, and it's getting REALLY competitive out there. Let's talk about it. This is a longer post, so scroll by topic or digest slowly. UPCOMING
- [Sellers are hibernating & the housing market feels broken](https://sacramentoappraisalblog.com/2023/03/28/sellers-are-hibernating-the-housing-market-feels-broken/) - Sellers are hibernating. It's been striking to see sellers sitting back so far in 2023, and it's really starting to create more competition for buyers. Let's talk about it. Scroll by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 3/28/23 Downtown Regional MLS meeting 4/1/23 NAA Conference in Sacramento 4/13/23 Realtist Meeting 5/4/23 Event with UWL
- [What do appraisers look for during an FHA inspection? (free download)](https://sacramentoappraisalblog.com/2015/02/17/what-do-appraisers-look-for-during-an-fha-inspection-free-download/) - What do appraisers look for when doing an FHA appraisal? These days it's important to be in tune with FHA appraisal standards so your home can be FHA-ready or so you can know what to expect if accepting an FHA offer. Let's talk through some of the most common FHA issues below. You can also
- [The housing market is a mixed bag](https://sacramentoappraisalblog.com/2023/03/21/the-housing-market-is-a-mixed-bag/) - The housing market is a mixed bag. It's not always easy to understand what the market is doing right now. Today I have some thoughts about prices, Zestimates, and cash buyers. Scroll by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 3/24/23 How to Think Like an Appraiser (at SAR) 3/28/23 Downtown Regional MLS meeting 4/1/23 NAA
- [Real estate price cycles & getting bid up](https://sacramentoappraisalblog.com/2023/03/14/real-estate-price-cycles-getting-bid-up/) - I've got two things on my mind today. Price cycles and getting bid up during the first week. Well, and banks failing. And my 23rd wedding anniversary this week. And getting in shape. Anyway, let's look at the first two things. UPCOMING (PUBLIC) SPEAKING GIGS: 3/24/23 How to Think Like an Appraiser (at SAR) 3/28/23 Downtown Regional
- [A spring bump in the housing market](https://sacramentoappraisalblog.com/2023/03/09/a-spring-bump-in-the-housing-market/) - It's a bump. Do you feel it? The housing market has been waking up in 2023, and we're starting to see an uptick in lots of different stats. Let's talk about it. This post is designed to skim quickly or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 3/10/23 PCAR Market Update Lunch & Learn 3/24/23 How to Think Like
- [Prices went up & worst volume ever](https://sacramentoappraisalblog.com/2023/02/27/prices-went-up-worst-volume-ever/) - Did prices really go up in February? What's happening in this market? Today I have a few things on my mind (including a Hot Pockets analogy). Scroll quickly or digest slowly. I hope this helps - whether you're local or not. UPCOMING (PUBLIC) SPEAKING GIGS: 3/06/23 Matt the Mortgage Guy YouTube Live 3pm PST 3/09/23 Matt Gouge
- [The housing market is heating up & still frozen](https://sacramentoappraisalblog.com/2023/02/21/the-housing-market-is-heating-up-still-frozen/) - The housing market is definitely heating up for the spring, but it still feels frozen with so many buyers and sellers sitting right now. I recently talked about sellers sitting out of the market, but today let's look at buyers. UPCOMING (PUBLIC) SPEAKING GIGS: 3/06/23 Matt the Mortgage Guy YouTube Live 3pm PST 3/09/23 Matt Gouge Event
- [Looking out for two housing market bottoms](https://sacramentoappraisalblog.com/2023/02/14/looking-out-for-two-housing-market-bottoms/) - There is so much talk about the housing market bottoming out, and I want to give some perspective on what to watch for. I hope this helps. UPCOMING (PUBLIC) SPEAKING GIGS: 3/06/23 Matt the Mortgage Guy YouTube Live 3pm PST 3/09/23 Matt Gouge Event TBD 3/10/23 PCAR Market Update Lunch & Learn 3/28/23 Downtown Regional MLS meeting
- [Sellers have been sitting out of the housing market too](https://sacramentoappraisalblog.com/2023/02/07/sellers-have-been-sitting-out-of-the-housing-market-too/) - There is so much talk about buyers sitting on the sidelines right now, but let's talk about sellers who are also sitting. This is a local trend, but it's something showing up in many markets across the country also. UPCOMING (PUBLIC) SPEAKING GIGS: 2/8/23 SAFE Credit Union “Snacks & Facts” (for RE) (register here) 3/06/23
- [The housing market went from an ice bath to a hot shower](https://sacramentoappraisalblog.com/2023/01/30/the-housing-market-went-from-an-ice-bath-to-a-hot-shower/) - The housing market is getting hot again for the spring. It went from an ice bath in the fall to a hot shower so far in January. It's not scalding like 2021, but it's been a striking change. Let's talk about this. UPCOMING (PUBLIC) SPEAKING GIGS: 2/8/23 SAFE Credit Union “Snacks & Facts” (for RE)
- [It's not just home prices. Rents are dropping too.](https://sacramentoappraisalblog.com/2023/01/24/its-not-just-home-prices-rents-are-dropping-too/) - There is so much attention on home prices, but let's talk about rents because they're dropping too. Yep, you heard that right. Rents have been going down locally and in many markets across the country (not everywhere). Here are a few things on my mind. UPCOMING (PUBLIC) SPEAKING GIGS: 1/26/23 How to Crush Lead Gen
- [How are appraisers handling concessions?](https://sacramentoappraisalblog.com/2023/01/16/how-are-appraisers-handling-concessions/) - How are appraisers handling concessions to the buyer? Could a seller credit damage the chance of appraising at the purchase contract? These questions weren't asked a year ago, but welcome to the 2023 housing market. UPCOMING (PUBLIC) SPEAKING GIGS: 1/18/23 WCR Market Update in Cameron Park (register here) 1/19/23 Big market update at SAR on
- [Torturing housing stats & recapping 2022](https://sacramentoappraisalblog.com/2023/01/11/torturing-housing-stats-to-say-what-you-want/) - If you torture the stats long enough, they'll confess to anything. Have you heard that before? Well, it's true in real estate. If we're not careful, we can make numbers say anything, whether for a glowing or doom narrative. Today, I want to talk about the danger of annual stats right now, and then I
- [Real estate trends to watch in 2023](https://sacramentoappraisalblog.com/2023/01/03/real-estate-trends-to-watch-in-2023/) - What's the real estate market going to do in 2023? Nobody has a crystal ball, but here are some emerging trends. Scroll quickly or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 1/12/23 McKissock / Appraisal Buzz Webinar (register here) 1/18/23 WCR Market Update in Cameron Park (register here) 1/19/23 Big market update at SAR on Zoom
- [Are foreclosures and short sales coming back to the housing market?](https://sacramentoappraisalblog.com/2022/12/19/are-foreclosures-and-short-sales-coming-back-to-the-housing-market/) - A foreclosure wave is coming!!! And short sales are about to be unleashed!!! That's often the housing narrative, and let's talk about that while looking at some changes we're starting to see in the Sacramento market. I hope this is helpful, whether you're local or not. Skim by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING
- [How much have home prices gone down?](https://sacramentoappraisalblog.com/2022/12/14/how-much-have-home-prices-gone-down/) - How much have home prices gone down? That's the big question right now, so let's talk about it. But I want to highlight a pressing issue that's been coming up about the stats. I hope this is helpful, whether you're local or not. UPCOMING (PUBLIC) SPEAKING GIGS: 1/12/23 McKissock Webinar (register here) 1/18/23 WCR Market
- [Getting high on housing hope](https://sacramentoappraisalblog.com/2022/12/06/getting-high-on-housing-hope/) - Be an optimist in life. Be full of hope. And let nothing shake you. But when it comes to housing stats, be realistic about the market that actually exists. Today, let's talk about getting high on housing hope (and unpack fresh stats). UPCOMING (PUBLIC) SPEAKING GIGS: 1/18/23 WCR Market Update in Cameron Park (register here)
- [The housing market will get worse before it gets better](https://sacramentoappraisalblog.com/2022/11/29/the-housing-market-will-get-worse-before-it-gets-better/) - It'll get worse before it gets better. That's pretty much true in lots of ways in life. Going through the teenage years, recovering from injury, remodeling a kitchen... and enduring a housing downturn. Today I have a few things to share, and I hope this will be helpful (especially #3 as you look to 2023).
- [Bringing up the housing market during Thanksgiving dinner](https://sacramentoappraisalblog.com/2022/11/21/bringing-up-the-housing-market-during-thanksgiving-dinner/) - I don't recommend talking about real estate during Thanksgiving dinner, but if you need some flavorful conversation, I've got you covered. UPCOMING (PUBLIC) SPEAKING GIGS: 12/5/22 SAFE Credit Union market update on Zoom (register here (free)) 1/18/23 WCR Market Update in Cameron Park (details TBD) 1/19/23 Big market update at SAR on Zoom (details TBD) 1/23/23
- [The housing market will figure it out](https://sacramentoappraisalblog.com/2022/11/16/the-housing-market-will-figure-it-out/) - The housing market has really changed, and it's not an easy time to work in real estate. I know people in all parts of the profession who are having a hard time and wondering how to make things work. So, I wanted to share some perspective to hopefully bring encouragement. This post is sort of
- [Saying goodbye to pandemic home price gains](https://sacramentoappraisalblog.com/2022/11/08/saying-goodbye-to-pandemic-home-price-gains/) - Sellers have been saying goodbye to some of the equity they gained during the past couple of years. In Sacramento, we've actually lost 40% of the pandemic gains since May. Today I want to talk about price trends, and I hope this is helpful - whether you're local or not. Skim quickly or digest slowly.
- [The housing market is feeling the pain of higher rates](https://sacramentoappraisalblog.com/2022/11/01/the-housing-market-is-feeling-the-pain-of-higher-rates/) - The housing market is really starting to feel the pain of higher mortgage rates. Today I'd like to unpack some fresh October stats to show what I mean. I also have some thoughts about the spring season when prices are dropping. Whether you're local or not, I hope this is helpful. This post is designed
- [Are home prices declining? What are appraisers saying?](https://sacramentoappraisalblog.com/2022/10/25/are-home-prices-declining-what-are-appraisers-saying/) - Home prices are the holy grail in real estate, and it almost seems sinful or off-limits to say they're going down. But let's be real. That's what is happening right now locally and in some other portions of the country. Let's talk about what this means as well as what's going on in appraisal reports.
- [The story of Zillow's last house in Sacramento](https://sacramentoappraisalblog.com/2022/10/17/the-story-of-zillows-last-house-in-sacramento/) - Goodbye. Zillow sold their last house in Sacramento. After announcing failure as an iBuyer in late 2021, they recently got rid of their final unit. And the cherry on top is they sold this property to Opendoor. UPCOMING (PUBLIC) SPEAKING GIGS: 10/18/22 Orangevale MLS Meeting Q&A (9am) 10/20/22 How to Think Like an Appraiser (9am-12pm) (Sign
- [Home prices are close to dipping below last year](https://sacramentoappraisalblog.com/2022/10/10/home-prices-are-close-to-dipping-below-last-year/) - We are on the cusp of seeing year-over-year median price declines, so let's talk about it. I wanted to share what looks to be on the horizon in the Sacramento area, and whether you're local or not, I hope this is helpful. UPCOMING (PUBLIC) SPEAKING GIGS: 10/11/22 Folsom MLS Meeting (9am) 10/13/22 Market update in
- [Who is buying in today's housing market?](https://sacramentoappraisalblog.com/2022/10/05/who-is-buying-in-todays-housing-market/) - Nobody is buying today. Everyone has left the market. Or wait, I mean, it's only buyers at the very highest prices who have backed off. No, maybe it's first-time buyers who are getting crushed. There are lots of ideas floating around, so let's take a look at some stats. I hope this is helpful, whether
- [Chasing the ball down the road in real estate](https://sacramentoappraisalblog.com/2022/09/14/chasing-the-ball-down-the-road-in-real-estate/) - Sellers have been chasing the ball down the road. What I mean is prices have been going down lately, and sellers are trying to find the market through price reductions. I can't speak for the entire country, but I'd like to talk about what's happening locally. I'm not writing as a housing bull or bear
- [Choosing comps in a changing market](https://sacramentoappraisalblog.com/2022/09/20/choosing-comps-in-a-changing-market/) - I've been getting asked lots of questions lately about choosing comps since the market shifted. Here are some things people have been asking me. UPCOMING (PUBLIC) SPEAKING GIGS: 10/07/22 Market update with SAR (Sign up here – On Zoom) 10/13/22 Market update in Midtown (12-2pm Sign up here) 10/20/22 How to Think Like an Appraiser (9am-12pm)
- [Chuck Norris eats 7% mortgage rates for breakfast](https://sacramentoappraisalblog.com/2022/09/27/chuck-norris-eats-7-mortgage-rates-for-breakfast/) - Housing trends are changing by the week, and it's time to start believing the Fed when they talk about resetting the housing market. Let's chat about this today, and I'd love to hear your take in the comments. UPCOMING (PUBLIC) SPEAKING GIGS: 10/07/22 Market update with SAR (9am-10:15am Sign up here) 10/13/22 Market update in Midtown
- [A window into Sacramento's "Dragon House"](https://sacramentoappraisalblog.com/2013/02/11/a-window-into-sacramentos-dragon-house/) - If you haven't seen the "Dragon House" in Sacramento, it's time to take a field trip. This property in the Curtis Park neighborhood is truly one-of-a-kind to say the least. Local artist Raymond Gage was the man behind the elaborate tile work and design, and in this post I interviewed his son, Steve Gage, to get some background on the artist
- [The inventory myth & dipping prices](https://sacramentoappraisalblog.com/2022/08/15/the-inventory-myth-dipping-prices/) - Let's talk about two things today. The myth of six months of inventory being normal and dipping prices. I'd love to hear your take in the comments. UPCOMING (PUBLIC) SPEAKING GIGS: 8/25/22 State of Housing Brunch & Learn (sign up (for real estate community)) 9/08/22 SAFE CU "Stats & Mimosas" (sign up (for real estate
- [You can't do a short sale if you're tall](https://sacramentoappraisalblog.com/2026/07/02/you-cant-do-a-short-sale-if-youre-tall/) - We're seeing more distress in the housing market. It hasn't been a tidal wave of carnage like the online doom narrative often suggests, but there are changes happening, so let's talk about underwater mortgages, short sales, and delinquencies. Today, I have some really interesting data that I've not shared before, and I hope you get
- [The housing market has been a little better, but not as good as Taylor & Travis](https://sacramentoappraisalblog.com/2026/07/08/the-housing-market-has-been-a-little-better-but-not-as-good-as-taylor-travis/) - Some really big things happened this week. Taylor Swift and Travis Kelce got married. The US Soccer team was eliminated from the World Cup. Oh, and the United States turned 250 years old. Look, there isn't any housing headline that can begin to compete with this stuff, but there is some positive change happening. Let's
- [Are appraisers giving bigger condition adjustments in 2026?](https://sacramentoappraisalblog.com/2026/06/23/are-appraisers-giving-bigger-condition-adjustments-in-2026/) - Condition is such a big deal in today's housing market. It's not like buyers ignored it in the past, but buyers today are really scrutinizing homes, and they're going to wait for the right house rather than act out of desperation. Let's talk about it. UPCOMING SPEAKING GIGS: 6/24/26 Windermere Sierra Oaks Q&A 7/1/26 Wisdom
- [Buying a private island & prices are now higher than last year](https://sacramentoappraisalblog.com/2026/06/09/buying-a-private-island-prices-are-now-higher-than-last-year/) - A private island listed for sale last week in the local market, and it's getting viral attention, so let's talk about it. Also, price metrics are now HIGHER than one year ago. What does that mean? Has the housing market started to rebound? Are we so back? Let's get into it. UPCOMING SPEAKING GIGS: 6/24/26
- [Shrinking housing supply & stop obsessing over rates](https://sacramentoappraisalblog.com/2026/06/03/shrinking-housing-supply-stop-obsessing-over-rates/) - The big news lately is housing supply has been shrinking. Some of this is due to more buyers in the game right now, but we're also seeing sellers step back from listing homes. Some new visuals today as well as thoughts on wasting energy on obsessing over lower rates. This post is designed to skim
- [Growing population & slowing price change](https://sacramentoappraisalblog.com/2026/05/14/growing-population-slowing-price-change/) - I have some really interesting stuff to share today, and I hope you dig it. Let's talk about some glowing population stats and price growth that has seemed to flatten lately (sort of). The stats are also going to get awkward as we start comparing today with a really dull market last year. NOTE: This
- [Unsolicited advice about making it in real estate in 2026](https://sacramentoappraisalblog.com/2026/05/28/unsolicited-advice-about-making-it-in-real-estate-in-2026/) - Real estate is easy money. It looks simple and glamorous on Selling Sunset, but this is a very tough business. And the past four years have been a huge grind ever since rates spiked and buyers disappeared from the market. Well, today I'm taking a break from stats. I have some encouragement about making it
- [5 trends to watch in Sacramento's flattening real estate market](https://sacramentoappraisalblog.com/2014/09/16/a-wider-look-at-sacramentos-real-estate-market/) - Let's take a wider view of real estate today. I shared by big monthly post last week about Sacramento County, but what is regional market doing when we consider multiple counties surrounding Sacramento? Let's look at five quick trends below. Two ways to read this post: Briefly scan the 5 talking points and graphs below
- [More distressed sales coming to the 2026 housing market](https://sacramentoappraisalblog.com/2026/05/06/more-distressed-sales-coming-to-the-2026-housing-market/) - Distressed sales are back. It's 2007 again. The market is about to implode. We're all going to die. That's what it sounds like online, but do the stats line up with those headlines? Well, there are actually more foreclosures happening today, so we need to talk about this, but the growth has been modest compared
- [Pulling Comps on a Governor's Mansion](https://sacramentoappraisalblog.com/2026/04/30/pulling-comps-on-a-governors-mansion/) - Last week I got to tour one of the most interesting listings in California right now, and I have a few thoughts about comps. If you didn't know, when Ronald Reagan was governor of California, he began building a huge mansion in Carmichael, and this unicorn property is now listed for sale. UPCOMING SPEAKING GIGS:
- [It's not 2008 in the housing market](https://sacramentoappraisalblog.com/2026/04/23/its-not-2008-in-the-housing-market/) - It's not 2008 in the housing market. It's so easy to flippantly compare today with the Great Financial Crisis, but let's look at actual stats. How much do these years actually compare? I'm not sugarcoating the problem of affordability either. Let's just be realistic about the numbers. UPCOMING SPEAKING GIGS: 4/28/26 PCAR Rocklin 5/7/26 Empire
- [AI in real estate & more buyers at the bottom](https://sacramentoappraisalblog.com/2026/04/17/ai-in-real-estate-more-buyers-at-the-bottom/) - Zillow can't smell if 20 cats live there. I've said that for years, but here we are in a new era where so many consumers are using AI to understand value. So, it's time to amend the statement. AI can’t smell if cats live there. I think we're at an interesting place with AI and
- [Home prices, uncertainty, and the Iran War](https://sacramentoappraisalblog.com/2026/04/10/homes-prices-uncertainty-and-the-iran-war/) - Has housing momentum slowed? It feels like the market had more energy as the year began since affordability was mildly better, but here we are with higher rates and the Iran War. Yet, we're also in the midst of a spring price increase and sellers coming back to the market, so this isn't the same
- [The top locations where buyers are moving?](https://sacramentoappraisalblog.com/2026/04/01/the-top-locations-where-buyers-are-moving/) - Last week I was giving a presentation, and I could tell people were getting excited when I mentioned the #1 location where buyers are moving in the United States. Cell phones were starting to come out to snap a pic of my slide, but I said, "Wait, don't take a pic yet." The truth is
- [Why haven't home prices crashed?](https://sacramentoappraisalblog.com/2026/03/26/why-havent-home-prices-crashed/) - It's 2007 all over again. Get ready because we're going to crash. We've been hearing this for five years, but here we are in a market with high prices and not much relief. Let's look at why prices haven't crashed like so many have predicted. UPCOMING SPEAKING GIGS: 3/27/26 Prime Real Estate (private) 4/9/26 Realtist
- [Selling $2M over the list price](https://sacramentoappraisalblog.com/2026/03/18/selling-2m-over-the-list-price/) - A property in San Francisco just sold two million dollars over the asking price, and it's been getting viral attention. I thought it would be fun to dig into this one and highlight some stunning stats. Let's compare Sacramento pricing vibes to the Bay Area also since agents can make some big mistakes when taking
- [The housing market so far in 2026](https://sacramentoappraisalblog.com/2026/03/11/the-housing-market-so-far-in-2026/) - All ships rise and fall with the tide. That's one of my favorite things to say in real estate because the trends we see in one local county are often seen in other counties. Let's talk about this concept as we look at the housing market so far in 2026. I have twelve counties of
- [Getting 94 offers & a tighter housing market](https://sacramentoappraisalblog.com/2026/03/05/getting-94-offers-a-tighter-housing-market/) - There is a property with 94 offers in Sacramento, and that's not a typo. Let's talk about this situation and how many offers most homes are getting. The housing market is actually getting tighter right now, and I want to share some stats to show what I mean. UPCOMING SPEAKING GIGS: 3/12/26 Made 4 More
- [What are home prices doing? It depends.](https://sacramentoappraisalblog.com/2026/02/25/what-are-home-prices-doing-it-depends/) - What are home prices doing? Are they up, down, or sideways? Well, it can be tricky to tell sometimes, especially when there aren't that many sales. Today, I want to share some of the ways I'm looking at prices to try to make sense of things, and I hope this will be helpful, whether you're
- [The struggle of choosing comps in 2026](https://sacramentoappraisalblog.com/2026/02/18/the-struggle-of-choosing-comps-in-2026/) - Choosing comps is a struggle in today's housing market since there just aren't that many sales. This means it's tricky to see value. Today, I put together a Q&A of some of the most common questions I'm getting about comps (and I threw in a few extras). Let me know what you think. UPCOMING SPEAKING
- [The housing market after the Super Bowl](https://sacramentoappraisalblog.com/2026/02/12/the-housing-market-after-the-super-bowl/) - The housing market starts to heat up more after the Super Bowl. It's just that time of year where we start to feel the spring real estate season emerge a little more. Let me show you what I mean. I also have some new recap visuals, and I really want your feedback. UPCOMING SPEAKING GIGS:
- [The housing market is waking up in 2026](https://sacramentoappraisalblog.com/2026/02/05/the-housing-market-is-waking-up-in-2026/) - It's only been one month, but there's already so much to talk about in the 2026 housing market. We're seeing some mild positive signs with both buyers and sellers, and spring vibes are emerging. Let's talk about it, and please let me know what you're seeing, whether you're local or not. This post is designed
- [Leaving California is still a thing, but it's not like 2021](https://sacramentoappraisalblog.com/2026/01/28/leaving-california-is-still-a-thing-but-its-not-like-2021/) - Leaving California is still a thing, but it's nothing like 2021 at the height of migration activity. Let's look at some fresh stats today from the Census Bureau to identify how many people left and came to the state last year. UPCOMING SPEAKING GIGS: 2/11/26 Lodi Association of Realtors event 2/12/26 Answer Home Loans Event
- [Can we stop saying first-time buyers are 40?](https://sacramentoappraisalblog.com/2026/01/21/can-we-stop-saying-first-time-buyers-are-40/) - Are first-time buyers really forty years old now? This stat went completely viral over the past few months, but there are serious questions about accuracy. Let's talk about this AND why it matters. I'm a bit late to addressing this, but this narrative won't go away on social media, so I wanted to write something.
- [The 2025 housing market was better than 2024](https://sacramentoappraisalblog.com/2026/01/14/the-2025-housing-market-was-better-than-2024/) - The housing market did better last year. That's a good way to put it. We had slightly more sales, affordability improved just a little bit, mortgage rates were lower, and prices softened. Today, let's dive deeply into regional trends, and I hope you find some value here, whether you're local or not. Skim by topic
- [Real estate trends to watch in 2026](https://sacramentoappraisalblog.com/2026/01/07/real-estate-trends-to-watch-in-2026/) - What's the housing market going to do in 2026? Nobody has a crystal ball, but here are some things on my mind. Scroll by topic or digest slowly. Anything to add? UPCOMING SPEAKING GIGS: 1/13/26 Residential RoundUp (register here ON ZOOM) 1/14/26 Windermere EDH / Placerville 1/20/26 Carlile Group (private event) 1/21/26 Toll Brothers event
- [It's been four years, and there is NO equity](https://sacramentoappraisalblog.com/2025/12/09/its-been-four-years-and-there-is-no-equity/) - Home values go up by 5% each year, right? So, if you bought in 2021, you should have 20% equity by now. Yet, I just saw a listing get pulled because it couldn't sell at what the buyer paid in the fall of 2021. Let's talk about this dynamic. UPCOMING SPEAKING GIGS: 12/10/25 SAFE Credit
- [Insurance problems aren't going away in 2026](https://sacramentoappraisalblog.com/2025/12/17/insurance-problems-arent-going-away-in-2026/) - Insurance has been such a frustrating part of life for so many people, and it's been a real problem in the housing market. Today, I want to talk about some ways higher insurance is affecting real estate, and I have some fresh stats to share too. This is my last blog post of 2025, and
- [This one company owns 10,000+ homes in California (interactive map)](https://sacramentoappraisalblog.com/2023/12/04/this-one-company-owns-9000-homes-in-california-interactive-map/) - Wall Street has invaded Main Street. It's truly stunning to see that a company like Invitation Homes owns over 10,000 units in California. Today, I want to debut an interactive map I made to show where these homes are located. UPCOMING (PUBLIC) SPEAKING GIGS: 12/08/23 Free Q&A event for appraisers only (on private work)
- [The problem with comps in 2026 (and the good news)](https://sacramentoappraisalblog.com/2025/12/03/the-problem-with-comps-in-2026-and-the-good-news/) - We have a problem with comps in real estate. There just aren't that many, and it's made it much more challenging to figure out value. Yet, this could get a little better in 2026. Let's talk about it. LAST MARKET UPDATE IN 2025 IS NEXT WEEK: I'm doing my last market update of the year.
- [Pass the turkey to the guy talking about home prices](https://sacramentoappraisalblog.com/2025/11/25/pass-the-turkey-to-the-guy-talking-about-home-prices/) - Half the homes in the country lost value since last year. This is a big headline from Zillow, and I want to unpack that today before the holiday officially comes. I think it's important in real estate to understand what people are saying about the market. UPCOMING SPEAKING GIGS: 12/9/25 Downtown Regional MLS Meeting 12/10/25
- [Is it still a bedroom if the closet is removed?](https://sacramentoappraisalblog.com/2025/11/20/is-it-still-a-bedroom-if-the-closet-is-removed/) - If the owner removes the closet, can it still be counted as a bedroom? I've had this question a few times this month, so let's talk about it. I've written before about closets and the definition of a bedroom, but today I want to just focus on eliminating the closet. I'd love to hear your
- [50 year mortgages & a housing market update](https://sacramentoappraisalblog.com/2025/11/12/50-year-mortgages-a-housing-market-update/) - A few days ago, President Trump shared the idea of a 50-year mortgage, and it has set the housing narrative on fire to say the least. Let's talk about this today without getting political, and I also have a big market update with stats for ten counties. Skim quickly or digest slowly. UPCOMING SPEAKING GIGS:
- [Could taxing the highest prices affect the housing market?](https://sacramentoappraisalblog.com/2025/10/22/could-taxing-the-highest-prices-affect-the-housing-market/) - It's been a week of polarizing housing conversations. The mayor of Sacramento has proposed the idea of increasing the real estate transfer tax as a way to generate revenue for housing affordability. I talked with three reporters on Monday about this, and I wanted to take some time to scratch out some thoughts. This is
- [Home prices are all over the place right now](https://sacramentoappraisalblog.com/2025/11/06/home-prices-are-all-over-the-place-right-now/) - Home prices are up. No, they're down. Wait, they're flat. The stats have been all over the place, so how do we figure out what prices are doing? Today, I want to talk through some ideas for approaching prices in the midst of some confusing stats. This is so important for anyone trying to understand
- [Condo prices are obviously dropping](https://sacramentoappraisalblog.com/2025/09/23/condo-prices-are-obviously-dropping/) - Are home prices going down? Well, it's not always easy to tell in some areas, but a declining trend has been really obvious in certain condo subdivisions. I made some visuals to help show what I mean. Let's talk about it. UPCOMING SPEAKING GIGS: 9/24/25 Keller Williams Roseville 9/25/25 Further Together (register here) 9/26/25 PCAR
- [An open letter to overpriced sellers](https://sacramentoappraisalblog.com/2025/10/29/an-open-letter-to-overpriced-sellers-2/) - Dear Sellers, if your house isn't selling and you're priced too high, I have some thoughts for you today. This is coming from a good place, and I hope there will be some takeaways for you. Scroll by topic or digest slowly. Let me know if you have any questions. I hope this helps. UPCOMING
- [Good housing news & expecting slower vibes](https://sacramentoappraisalblog.com/2025/10/16/good-housing-news-expecting-slower-vibes/) - We just had a stronger month of buyer demand. Say what? Let's talk about what happened in September. Today, I have five things I'm watching in the housing market as well as stats for ten local counties. I'm talking about Sacramento here, but I suspect much of what I'm saying is going to relate to
- [Sales don't always become comps](https://sacramentoappraisalblog.com/2025/09/16/sales-dont-always-become-comps/) - Imagine a new sale in the neighborhood. This property sells above all others, and now it's a comp, right? Well, not necessarily. I had a neighbor ask me about this after a sale was reported to have closed surprisingly high, and I had a related conversation with someone alleging investor fraud from inflated comps. Let's
- [Sellers are struggling to listen to the market](https://sacramentoappraisalblog.com/2025/09/10/sellers-are-struggling-to-listen-to-the-market/) - Some sellers today are being stubborn, and it's really backfiring. Not only are sellers tending to overprice, but they're also not in sync with buyers getting more concessions. Buyers are routinely getting credits for closing costs, repairs, and rate buydowns. In short, it's time for sellers to listen and pony up to get deals done.
- [Who is selling in today's housing market?](https://sacramentoappraisalblog.com/2025/09/04/who-is-selling-in-todays-housing-market/) - Who is selling right now? Some say it's mostly people who bought over the past few years. Others say it's just Boomers with dated homes. Well, what do the stats show? Let's take a look at the numbers. I'm focusing on my local market, but I hope you find this interesting no matter where you
- [The housing market isn't all dull](https://sacramentoappraisalblog.com/2025/08/27/the-housing-market-isnt-all-dull/) - The housing market has been softening for sure, but with all the talk about dullness, it's easy to lose sight of the part of the market that IS moving very quickly right now. Today, I'm going to highlight the trend in Sacramento, and many areas around the country are experiencing the same thing. UPCOMING SPEAKING
- [Can the direction a home faces affect its value?](https://sacramentoappraisalblog.com/2025/08/20/can-the-direction-a-home-faces-affect-its-value/) - Can the direction a home faces affect its value? That's one of the topics we dig into today. This interview hits on some big themes such as moving back to the Bay Area, job cuts, and new homes starting to be priced lower than existing homes (pay attention to this). Today, I have a Q&A
- [Buyers will walk if the condition isn't right](https://sacramentoappraisalblog.com/2025/08/13/buyers-will-walk-if-the-condition-isnt-right/) - Condition is such a big deal to buyers. I know, that doesn't sound like anything new, but there is a true hypersensitivity about condition in today's market that we need to consider. Let's talk about it. I have ten counties of local stats today too. Skim quickly or digest by topic UPCOMING SPEAKING GIGS:
- [A growing number of homes aren't making it to the finish line](https://sacramentoappraisalblog.com/2025/08/06/a-growing-number-of-homes-arent-making-it-to-the-finish-line/) - Many homes aren't going to make it to the finish line. That's the harsh truth that sellers need to hear today as we're in a market of rising cancellations. A cancellation is when a listing is terminated and no longer available for sale. Is this the worst number of cancellations ever? What price ranges are
- [The market is a slow burn & checking the declining box](https://sacramentoappraisalblog.com/2025/07/30/the-market-is-a-slow-burn-checking-the-declining-box/) - This market has been a slow burn. What I mean is we're starting to see softer prices, but it hasn't been really quick change like some sensational housing headlines might suggest. Let's get into it. Skim by topic or digest slowly. UPCOMING SPEAKING GIGS: 7/31/25 Big market update & panel at PCAR 8/6/25 Realtor Event TBA
- [The problem with comps in today's housing market](https://sacramentoappraisalblog.com/2025/07/24/the-problem-with-comps-in-todays-housing-market/) - We have a problem with comps in today's real estate market. Well, technically the comps aren't the issue. We're just not always looking at them in the right way. Let's talk about that today. Also, I have some fresh stats to help show how much prices have gone up through the years. Skim by topic
- [Buyers are turned off by the market and busy streets](https://sacramentoappraisalblog.com/2025/07/16/buyers-are-turned-off-by-the-market-and-busy-streets/) - Buyers are turned off right now. This is true about the market as the number of pendings has plummeted since April, but it's also true about busy locations. Today, I have some fresh perspective and stats. I hope this is helpful. UPCOMING SPEAKING GIGS: 7/16/25 Comps & Adjustments (3 hours) 7/17/25 Jamie Pierroz Event (private) 7/22/25 Investor
- [Confusing housing stats & real estate nerds](https://sacramentoappraisalblog.com/2025/07/09/confusing-housing-stats-real-estate-nerds/) - The housing market is up. No, it's down. Wait, it's stable. There are some confusing stats right now, and it's more important than ever to nerd out on the trends so we don't misinterpret what's happening. I hope this is helpful no matter where you are in the country. Skim quickly or digest slowly. UPCOMING
- [Pretending it's a seller's market](https://sacramentoappraisalblog.com/2025/07/01/pretending-its-a-sellers-market/) - Stop pretending. Those are strong words, but many sellers need to recognize the housing market has changed. Today, I have some advice, fresh price stats, and the skinny on what's happening with listings. We are now done with the first half of the year, so let's consider what the second half might look like. This
- [Pulling comps in a softer market](https://sacramentoappraisalblog.com/2025/06/19/pulling-comps-in-a-softer-market/) - Choosing the right comps can make all the difference in a softening housing market. I'm having SO many conversations about listings that aren't moving, so it's key to back up and get some perspective on comps. Any thoughts? UPCOMING SPEAKING GIGS: 6/26/25 Comps & Adjustments (3 hours) 7/17/25 Jamie Pierroz Event (private) 7/22/25 Investor Event (TBA) 7/25/25
- [It's a buyer and seller standoff. Who will blink first?](https://sacramentoappraisalblog.com/2025/06/11/its-a-buyer-and-seller-standoff-who-will-blink-first/) - It feels like a standoff right now with buyers and sellers. Who is going to blink first? Sellers aren't budging on the price, and buyers aren't willing to pull the trigger on an overpriced home. In today's post, I have lots of topics including dropping prices, shrinking demand, stats for nine counties, and the vibe
- [A Back to the Future Housing Market](https://sacramentoappraisalblog.com/2025/06/05/a-back-to-the-future-housing-market/) - It's a Back to the Future housing market right now. You remember the iconic movie, right? Well, sellers are stuck in the past and buyers are living in the future. Let's talk about it. Skim by topic or digest slowly. UPCOMING SPEAKING GIGS: 6/5/25 Auburn Marketing Meeting PCAR 6/12/25 Realtist of Sacramento 6/26/25 Comps & Adjustments (3
- [Obsession with the 2007 housing bubble](https://sacramentoappraisalblog.com/2025/05/29/obsessession-with-the-2007-housing-bubble/) - "It's going to be 2007 all over again in the housing market." That's been the message now for five years. Today, I want to compare 2007 and 2025 for the sake of talking about the market. Scroll by topic or digest slowly. Where do you think we are on this continuum right now? UPCOMING SPEAKING
- [Five things to watch in the housing market](https://sacramentoappraisalblog.com/2025/05/21/five-things-to-watch-in-the-housing-market/) - Housing is on my mind. Here are five things I'm watching closely in today's market. I suspect many locations around the country are experiencing very similar trends. I'd love to hear your take in the comments. UPCOMING SPEAKING GIGS: 5/21/25 Grounded Real Estate 6/5/25 Auburn Marketing Meeting 6/12/25 Realtist of Sacramento 7/22/25 Investor Event (TBA)
- [It's been a long time since we've seen housing stats like this](https://sacramentoappraisalblog.com/2025/05/14/its-been-a-long-time-since-weve-seen-housing-stats-like-this/) - This hasn't happened in a long time. Price stats are barely up from one year ago. Over the past few months, prices have really flattened, and we've started to feel all the extra listings out there. Some smaller counties are even starting to get negative price readings. Let's talk about it. UPCOMING SPEAKING GIGS: 5/21/25
- [Gone are the days of getting a gazillion offers](https://sacramentoappraisalblog.com/2025/05/08/gone-are-the-days-of-getting-a-gazillion-offers/) - Getting ten offers was so 2021. Today, you might only get one. Or maybe two. But then again, zero if you're overpriced. I have some brief stats today, and I hope they resonate and help build expectations for today's housing market. UPCOMING SPEAKING GIGS: 5/8/25 Empire Home Loans (register here for today's event) 5/13/25 PCAR
- [Sellers are coming back faster than buyers](https://sacramentoappraisalblog.com/2025/05/01/sellers-are-coming-back-faster-than-buyers/) - The best way to describe the housing market is sellers are coming back faster than buyers. It's simply easier to list a home than buy a home today. And this is why the housing temperature has changed. Let's do a deep dive today into supply vs demand, and I suspect many areas around the country
- [Weak does NOT describe the high-end market](https://sacramentoappraisalblog.com/2025/04/22/weak-does-not-describe-the-high-end-market/) - The housing market has some of the worst sales numbers we've ever seen, but that's not the vibe at the very highest prices. Today, I want to talk about the strength we're seeing in the luxury market in Sacramento, and I'd love to hear from others around the country. Are you seeing a similar dynamic?
- [When concessions stop working](https://sacramentoappraisalblog.com/2025/04/16/when-concessions-stop-working/) - Concessions are a tractor beam to entice buyers. Until they're not. At some point they simply stop working, and prices have to be lowered. Let's talk about this, and I have some new visuals to show which price points are growing and shrinking. FIVE BEERS ON ME TONIGHT I'm recording a live podcast in Downtown
- [Tariffs don't bother Chuck Norris & spring housing vibes](https://sacramentoappraisalblog.com/2025/04/09/spring-housing-vibes-tariffs-dont-bother-chuck-norris/) - We're seeing the spring market unfold, but it's also been a more subdued spring. I have lots of fresh stats today and some thoughts on the stock market vs real estate, declining condo prices, Chuck Norris, and cancellations. I hope this is helpful. UPCOMING SPEAKING GIGS: 4/10/25 Yuba-Sutter Association (register here) 4/15/25 Culbertson and Gray
- [Indiana Jones & the growing gap between buyers and sellers](https://sacramentoappraisalblog.com/2025/04/03/indiana-jones-the-growing-gap-between-buyers-and-sellers/) - The gap between buyers and sellers has been growing, but are we about to have an Indiana Jones moment in the housing market? I think many people are wondering that, so let's talk about it. UPCOMING SPEAKING GIGS: 4/4/25 Gateway Properties (private) 4/10/25 Yuba-Sutter Association (register here) 4/15/25 Culbertson and Gray (private I think) 4/16/25
- [The last question I ask during an appraisal](https://sacramentoappraisalblog.com/2025/03/27/the-last-question-i-ask-during-an-appraisal/) - Does the value make sense? That's the last question I ask when finishing an appraisal, and I want to walk you through what that looks like. I hope this will be useful for both agents and colleagues. Let me know what you think. UPCOMING SPEAKING GIGS: 4/2/25 SAFE Credit Union Coffee Talk (RSVP here) 4/10/25
- [Short sales are BACK (sort of)](https://sacramentoappraisalblog.com/2025/03/19/short-sales-are-back-sort-of/) - Wait, are short sales back? Yes, they are. But let's unpack what this means and sift through the hype. Also, I have some thoughts about comp selection and VA carnage. I'd love to hear your take in the comments. UPCOMING SPEAKING GIGS: 3/20/25 HomeSmart iCare Realty 4/2/25 SAFE Credit Union (RSVP here) 4/10/25 Yuba-Sutter Association
- [Why I'm calling the housing market flat](https://sacramentoappraisalblog.com/2025/02/18/why-im-calling-the-housing-market-flat/) - Flat. That's been a good way to describe prices, and today I want to show you why I'm saying that. And it's not just me because the overwhelming feedback from real estate agents and homeowners is that prices have really leveled off. What words are you using to describe the market right now? Let's talk
- [The struggle of pulling comps in 2025](https://sacramentoappraisalblog.com/2025/02/27/the-struggle-of-pulling-comps-in-2025/) - Comps aren't easy today. The problem is there aren't that many sales, so it's not so simple to figure out value. Lately, I've been getting a ton of questions about this, so I wanted to share some things I'm doing on my end. Skim by topic or digest slowly. I'd love to hear your take
- [A tame housing market & condo issues](https://sacramentoappraisalblog.com/2025/03/12/a-tame-housing-market-condo-issues/) - Tame. That's a good way to describe the spring season so far. We are definitely seeing signs of seasonality, but the market isn't blazing hot either. Historically, the housing market really picks up in March, so let's talk about that (and touch base on condos). This post is designed to skim quickly or digest slowly.
- [The "R" word in real estate](https://sacramentoappraisalblog.com/2025/03/05/the-r-word-in-real-estate/) - I’m starting to hear so much more chatter about the "R" word, so let's talk about it. What happens to the housing market during a recession? What happens to homes prices and jobs? I have some new visuals to help us talk through this. Also, let's look at some spicy issues to keep an eye
- [The housing market's purple pill](https://sacramentoappraisalblog.com/2025/02/13/the-housing-markets-purple-pill/) - Do you remember the movie, The Matrix? It came out in the late '90s, and in a classic scene, Morpheus offered two pills to Neo, a red one or a blue one. Neo, of course chose the red, and the rest is history. Well, there are two "pills" I want to talk about for today's
- [Should accessory dwellings be valued at the same price per square foot?](https://sacramentoappraisalblog.com/2025/02/04/should-accessory-dwellings-be-valued-at-the-same-price-per-square-foot/) - Should accessory dwelling units be valued at the same price per square foot as the main house? This question came up recently, and many people believe the price per sq ft of the house should simply extend to the ADU. This post isn't targeted at any one person, but I have a different perspective that
- [The housing market is warm. Not blazing hot.](https://sacramentoappraisalblog.com/2025/01/28/the-housing-market-is-warm-not-blazing-hot/) - The housing market is heating up, but it's not blazing hot. The temperature so far in January feels warmer than anything. In other words, we're seeing some spring vibes, but it hasn't been completely insane. Let's unpack that today. Scroll quickly by topic or digest slowly. Any thoughts? UPCOMING SPEAKING GIGS: 1/31/25 Prime Real Estate
- [The 2024 housing market was better than 2023](https://sacramentoappraisalblog.com/2025/01/14/the-2024-housing-market-was-better-than-2023/) - It's great news that 2024 performed better than the 2023 housing market. Seeing more buyers and sellers able to participate is absolutely what we want to see. Let' get into it. Skim quickly by topic or digest slowly. UPCOMING SPEAKING GIGS: 1/15/25 Mike & Joel free Zoom event (REGISTER FOR WEDNESDAY) 1/16/25 Sac Real Producers
- [Real estate trends to watch in 2025](https://sacramentoappraisalblog.com/2025/01/07/real-estate-trends-to-watch-in-2025/) - What’s the housing market going to do in 2025? Nobody has a crystal ball, but here are some things on my mind. Scroll quickly by topic or digest slowly. Anything to add? UPCOMING SPEAKING GIGS: 1/15/25 Mike & Joel Event (free online (register Eventbrite)) 1/16/25 Sac Real Producers event (details TBA) 1/22/25 Windermere El Dorado
- [Three things to expect in the housing market in January](https://sacramentoappraisalblog.com/2024/12/16/three-things-to-expect-in-the-housing-market-in-january/) - What's January going to be like in 2025? What can we expect ahead for the housing market? Today, I have three quick points, and while these visuals are specific to my area, some of the language use can be used in many different markets. This is my last blog post of 2024. Thanks for being
- [Why didn't the appraiser add the ADU in the square footage?](https://sacramentoappraisalblog.com/2024/10/10/why-didnt-the-appraiser-add-the-adu-in-the-square-footage/) - I get this question quite a bit. Why didn't the appraiser add the square footage of the ADU to the main house? The idea is the accessory dwelling in the backyard should be lumped into the total square footage, and since it wasn't, maybe the appraiser undervalued the property. Let's talk about it. I have
- [The home price crash that hasn't come](https://sacramentoappraisalblog.com/2024/12/10/the-home-price-crash-that-hasnt-come/) - Real estate prices are going to tank. We've been hearing that since 2020, and here we are without much change in most markets. Let's talk about prices today, and I want to share some new visuals to talk about distressed sales. Scroll quickly by topic or digest slowly. UPCOMING SPEAKING GIGS: 12/18/24 Coldwell Banker Sierra
- [Condos are having a moment](https://sacramentoappraisalblog.com/2024/12/03/condos-are-having-a-moment/) - Condos are struggling, and they're really having a moment in today's housing market. Let's talk about what's going on with volume, supply, and prices. Be sure to read my closing thoughts about housing doom and hot pockets too. UPCOMING SPEAKING GIGS: 12/5/24 Made 4 More Team (Exporting Data from MLS) 12/11/24 Gateway: Think Like an
- [Making Thanksgiving dinner awkward with housing conversations](https://sacramentoappraisalblog.com/2024/11/26/making-thanksgiving-dinner-awkward-with-housing-conversations/) - Turkey with a side of real estate? Yes please. Or maybe not. Here are some topics to potentially bring up at the Thanksgiving table if you need a little spice. I also have two new graphs that I'm excited to share. UPCOMING SPEAKING GIGS: 12/5/24 Made 4 More Team (Exporting Data from MLS) 12/11/24 Gateway:
- [Modest price growth & Gavin Newsom's expensive taste in homes](https://sacramentoappraisalblog.com/2024/11/19/modest-price-growth-the-governors-outlier-properties/) - The internet has been buzzing this week about Governor Newsom's new $9.1M home purchase, so let's talk about it. But I want to be clear that this is about real estate - not politics. Also, I think modest price growth is a really good way to describe the market. UPCOMING SPEAKING GIGS: 11/20/24 Delia Real
- [The housing market after a presidential election](https://sacramentoappraisalblog.com/2024/11/14/the-housing-market-after-a-presidential-election/) - What happens to the housing market after a presidential election year? Does the market really heat up like people say? What can we expect? Let's take a look at some stats and kick around ideas. I'd love to hear your take in the comments. UPCOMING SPEAKING GIGS: 11/19/24 Downtown Regional MLS Meeting Q&A 9am 11/20/24
- [Saying goodbye to California](https://sacramentoappraisalblog.com/2024/11/06/saying-goodbye-to-california/) - Goodbye California. Many households have said that in recent years, and in a housing market that feels frozen with so many sellers sitting, one of the groups that still has incentive to sell happens to be residents leaving the state. Today, let's talk about fresh migration stats. Any thoughts? UPCOMING SPEAKING GIGS: 11/7/2024 Think Like
- [Flat prices & the insurance mess](https://sacramentoappraisalblog.com/2024/10/31/flat-prices-the-insurance-mess/) - Prices have been pretty flat. That's a really good way to describe the housing market lately in many areas across the country. Let's talk about that today as well as dig into insurance. I have some encouragement to share too about mindset. UPCOMING SPEAKING GIGS: 11/7/2024 Think Like an Appraiser (3 hours) TBA 11/19/24 Downtown
- [Stop expecting lightning speed in real estate](https://sacramentoappraisalblog.com/2024/10/23/stop-expecting-lightning-speed-in-real-estate/) - Properties were selling in lightning speed a few years ago, but that's not the vibe today. The truth is it could easily take twice as long to sell today, but the stats actually feel somewhat normal. I wonder if we've forgotten what the market used to feel like before 2020. Let's talk about it. UPCOMING
- [Which neighborhoods are doing better than others?](https://sacramentoappraisalblog.com/2024/10/16/which-neighborhoods-are-doing-better-than-others/) - Who is buying in today's housing market? Some say it's only the wealthy or institutional investors, and first-time buyer are missing in action. What do stats show when we look at forty local neighborhoods? Let's find out. UPCOMING SPEAKING GIGS: 10/18/24 Prime Real Estate (private) 10/22/24 Culbertson and Gray Group (private (I think)) 10/23/24 SAFE
- [The housing market has '90s vibes](https://sacramentoappraisalblog.com/2024/10/02/the-housing-market-has-90s-vibes/) - The 1990s are back in style. Big pants, Nirvana t-shirts, and Doc Martens. And even the housing market feels a bit like the '90s. Let's talk about it. UPCOMING SPEAKING GIGS: 10/18/24 Prime Real Estate (private) 10/22/24 Culbertson and Gray Group (private (I think)) 10/23/24 SAFE Credit Union (details TBA) 10/29/24 Orangevale MLS Meeting 11/7/2024
- [The hot mess of concessions in real estate](https://sacramentoappraisalblog.com/2024/09/25/the-hot-mess-of-concessions-in-real-estate/) - It's a mess out there right now since the NAR lawsuit went into effect. Well, sort of. It feels messy that concessions information is no longer in MLS, there's some confusion about how appraisers are handling some of this, and we have a new question to ask. Let's talk about it. UPCOMING SPEAKING GIGS: 10/18/24
- [Rates cuts & you might not be the problem](https://sacramentoappraisalblog.com/2024/09/18/rates-cuts-you-might-not-be-the-problem/) - We've been waiting for the Fed to cut rates, and it FINALLY happened today. That's positive news, but let's unpack what that means. Also, let's talk about the problem of days on market. Any thoughts? UPCOMING SPEAKING GIGS: 10/18/24 Prime Real Estate (private) 10/23/24 SAFE Credit Union (details TBA) 10/29/24 Orangevale MLS Meeting 11/19/24 Downtown
- [Buyers aren't impressed yet with lower rates](https://sacramentoappraisalblog.com/2024/09/11/buyers-arent-impressed-yet-with-lower-rates/) - Mortgage rates have gone down, but buyers aren't that impressed yet. It seems like the real estate community is really excited about lower rates, but buyers aren't sharing the enthusiasm so much (yet). Let's talk about it and maybe kick around some language to describe today's housing market. Skim by topic or digest slowly. UPCOMING
- [Bro, is 5 months of supply really balanced?](https://sacramentoappraisalblog.com/2024/09/05/bro-is-5-months-of-supply-really-balanced/) - I hear it all the time. "Five months of supply is a balanced housing market." Is that really true though? Let's unpack this today and digest the importance of narratives and national vs local stats. I know this sounds like geeky stuff, but it's so important (see action steps). Any thoughts? I'VE BEEN GONE FOR
- [What is a pool worth? It depends.](https://sacramentoappraisalblog.com/2024/06/26/what-is-a-pool-worth-it-depends/) - It's been freaking hot lately, so pools are on my mind. Can you relate? I don't actually have a pool at my house though, so I'm stuck writing about them instead. Haha. Today, I have some interesting pool perspective to share, and I hope it resonates with you too. I'd love to hear your take
- [Real estate math gone wild](https://sacramentoappraisalblog.com/2024/06/20/real-estate-math-gone-wild/) - A seller thinks his property is worth about one million dollars more than it actually is because he hijacked a price per sq ft from a different house down the street and applied it to his own. Doh!! This happens all the time unfortunately, and it's an example of how simple real estate math can
- [An open letter to overpriced sellers](https://sacramentoappraisalblog.com/2024/06/12/an-open-letter-to-overpriced-sellers/) - Dear Sellers, if you're overpriced, I have some thoughts for you today. This is coming from a good place, and I want you to have success in selling your home if that's what you really want to do. Scroll by topic and let me know if you have any questions or thoughts. I hope this
- [Cash buyers are the X factor in 2024](https://sacramentoappraisalblog.com/2024/06/06/cash-buyers-are-the-x-factor-in-2024/) - Cash buyers are really showing up. They are the X factor this year to explain the bump in volume we've seen compared to last year. Today, I have some really cool stats to unpack what is happening in nine local counties. If you're not in Sacramento, is this happening in your area too? UPCOMING SPEAKING
- [HOA fees are standing out in a bad way](https://sacramentoappraisalblog.com/2024/05/29/hoa-fees-are-standing-out-in-a-bad-way/) - Affording today's housing market isn't always so simple, which is why HOA fees aren't easy to digest for some buyers. Today, I thought it would be cool to graph a few decades of association fees. I've never actually done this before, and while I know it's total chaos, I think it's also interesting. What are
- [An insurance crisis wasn't on my bingo card](https://sacramentoappraisalblog.com/2024/05/23/an-insurance-crisis-wasnt-on-my-bingo-card/) - It wasn't on my housing market bingo card to be paying such close attention to insurance, but this is a huge deal for California (and some other states). I promise this won't become an insurance crisis blog, but today I have some brand new stats to share for Sacramento and the Bay Area. UPCOMING SPEAKING
- [Has the housing market peaked for the spring?](https://sacramentoappraisalblog.com/2024/05/14/has-the-housing-market-peaked-for-the-spring/) - Has the spring market peaked? There is a good chance it has. Let's talk about that today. This post is designed to skim by topic or digest slowly. UPCOMING SPEAKING GIGS: 5/15/24 KW Roseville Event (open to real estate pros) 6/5/24 Marketing Mastermind (register here) 6/6/24 Golden 1 Credit Union (details TBA) 6/11/24 Elk Grove
- [Some red flags for the housing market](https://sacramentoappraisalblog.com/2024/05/02/some-red-flags-for-the-housing-market/) - Consumers are feeling economic pain, and we need to talk about some of the things that are brewing. Today, I want to look at growing debt, distressed sales, and unemployment. I have both national and local stats. Sounds like a happy post, right? Look, some people really hype this topic and use it to magnify
- [The insurance crisis is affecting the housing market](https://sacramentoappraisalblog.com/2024/04/24/the-insurance-crisis-is-affecting-the-housing-market/) - Insurance has been a glaring mess in California, and it's really starting to affect the housing market. Today, I want to share some things I'm hearing from the real estate community after asking for feedback on my social channels about home and fire insurance. The goal is to give some perspective and advice to sellers
- [Strong opinions about the housing market](https://sacramentoappraisalblog.com/2024/04/16/strong-opinions-about-the-housing-market/) - Everyone is entitled to an opinion, but I find some people sounding off about housing seem disconnected from the actual market. I want to talk about that below and share some trends. Skim by topic or digest slowly. UPCOMING SPEAKING GIGS: 4/25/24 HomeSmart iCare Realty (details TBA) 4/26/24 Prime Real Estate (private) 5/9/24 Empire Home
- [Do appraisers deduct value if there are concessions?](https://sacramentoappraisalblog.com/2024/03/27/do-appraisers-deduct-value-if-there-are-concessions/) - It's been a heated week of conversation in light of the NAR lawsuit, and one part that feels misunderstood or even controversial is how appraisers might handle concessions ahead. Let's talk about it. Any thoughts? UPCOMING SPEAKING GIGS: 4/11/24 Lindsay Carlisle Event (private) 4/25/24 HomeSmart iCare Realty (details TBA) 4/26/24 Prime Real Estate (private) 5/9/24
- [Wait, so rates aren't going down now?](https://sacramentoappraisalblog.com/2024/04/11/wait-so-rates-arent-going-down-now/) - It's been a pretty normal spring season so far, but if mortgage rates keep ticking up, that's an x-factor in changing the feel of the market. Today, I have a big market update. This post is designed to skim by topic or digest slowly. UPCOMING SPEAKING GIGS: 4/11/24 Lindsay Carlisle Event (private) 4/25/24 HomeSmart iCare
- [A high-voltage tower INSIDE the backyard](https://sacramentoappraisalblog.com/2017/06/01/a-high-voltage-tower-inside-the-backyard/) - Have you ever seen a high-voltage tower INSIDE a backyard? I've seen towers behind backyard fences, but never something inside until my appraiser colleague Dawn Foucault shared a couple images of a brand new neighborhood in Sacramento. What the? Can you believe it? Let's kick around some thoughts. The PG&E tower is operational AND is
- [Adding too many ADUs gets awkward](https://sacramentoappraisalblog.com/2024/04/04/adding-too-many-adus-gets-awkward/) - It's nice to see so many accessory dwelling units lately, but is there such a thing as too many? Well, maybe according to Fannie Mae. Let's talk about this. UPCOMING SPEAKING GIGS: 4/11/24 Lindsay Carlisle Event (private) 4/25/24 HomeSmart iCare Realty (details TBA) 4/26/24 Prime Real Estate (private) 5/9/24 Empire Home Loans (details TBA) 5/15/24
- [Some things on my mind about the NAR lawsuit](https://sacramentoappraisalblog.com/2024/03/20/some-things-on-my-mind-about-the-nar-lawsuit/) - Everyone is talking about the National Association of Realtors (NAR) lawsuit settlement, and I have a few thoughts too. It's important to cultivate objectivity and keep some things in mind about buyers, sellers, and concessions. UPCOMING SPEAKING GIGS: 3/21/24 2024 Market Update for Brent Gove Team (big event free) 3/26/24 Orangevale MLS meeting 9am 4/11/24
- [The housing market is like nachos](https://sacramentoappraisalblog.com/2024/03/14/the-housing-market-is-like-nachos/) - I heard the best description of the market this week. It made me chuckle, and I hope you like it too. I mean, how can you go wrong when relating the housing market to nachos? I also have some emerging trends to talk about below. UPCOMING SPEAKING GIGS: 3/19/24 WCR Gold Country (details here) 3/21/24 2024
- [When a property gets 147 offers](https://sacramentoappraisalblog.com/2024/03/05/when-a-property-gets-147-offers/) - A property in the Sacramento area had a whopping 147 offers as reported by the listing agent. This is a freakishly high number of offers, and I think there are some interesting layers here to talk about. Any thoughts? UPCOMING SPEAKING GIGS: 3/8/24 Redfin (private) 3/11/24 Yolo Association of Realtors (YAR only) 3/19/24 WCR Gold
- [Is it a problem to remove all bathtubs in a house?](https://sacramentoappraisalblog.com/2024/02/29/is-it-a-problem-to-remove-all-bathtubs-in-a-house/) - I've been asked this question twice this week. Is it a problem to remove the tubs from each bathroom? People planning a remodel asked if it was a big deal or not to only have a walk-in shower in each bathroom. Here are my thoughts, and I really want to hear from you too. Anything
- [Things I've learned after 15 years of blogging](https://sacramentoappraisalblog.com/2024/02/20/things-ive-learned-after-15-years-of-blogging/) - Today my blog turns 15 years old. And blog years are sort of like dog years, so my blog is basically super old and wearing Depends now. Anyway, today I want to share some things I've learned along the way about content and life. And I know it sounds cheesy, but the best thing to
- [The challenge of pulling comps in 2024](https://sacramentoappraisalblog.com/2024/02/14/the-challenge-of-pulling-comps-in-2024/) - Pulling comps in 2024 is tough. Think about it this way. If we have 40% fewer sales happening, that means there are 40% fewer comps. Yikes. Let's talk about this. I also have some market recap visuals to unpack what's been happening in 2024 so far. UPCOMING SPEAKING GIGS: 2/19/24 Matt the Mortgage Guy YouTube
- [The tiny but growing trend of assuming the loan](https://sacramentoappraisalblog.com/2024/02/06/the-tiny-but-growing-trend-of-assuming-the-loan/) - Look, assumable loans are basically eye candy in real estate because they're so rare, but they're actually starting to happen more. So, let's talk about it. This post won't go into details about requirements or how the process works, but I want to highlight this tiny but growing trend in the Sacramento region. UPCOMING SPEAKING
- [Are sellers finally starting to thaw out?](https://sacramentoappraisalblog.com/2024/01/30/are-sellers-finally-starting-to-thaw-out/) - Frozen. Stuck in place. Not moving. That pretty much describes sellers. But in 2024 there's a flicker of hope as sellers have thawed out just a bit. I'll explain what I mean below, and I suspect many markets around the country are experiencing a similar trend. Any thoughts? UPCOMING (PUBLIC) SPEAKING GIGS: 01/31/24 Joel Wright
- [The housing market has '80s vibes](https://sacramentoappraisalblog.com/2024/01/23/the-housing-market-has-80s-vibes/) - The housing market has '80s vibes. The '90s are back for clothing, but it's the early 1980s when it comes to housing narratives. Today, I want to show some headlines from over forty years ago, and I'd love to hear your take. UPCOMING (PUBLIC) SPEAKING GIGS: 01/31/24 Joel Wright & Mike Gobbi Event 9am (on
- [The spring housing market is waking up & random stats](https://sacramentoappraisalblog.com/2024/01/17/the-spring-housing-market-is-waking-up-random-stats/) - The spring market is awake. Today I want to talk about some trends I'm seeing, debunk a myth, and share some super random stats involving pickleball, Starbucks, and other stuff (sorry). Haha. UPCOMING (PUBLIC) SPEAKING GIGS: 01/31/24 Joel Wright & Mike Gobbi Event 9am (on Zoom here) 02/01/24 Gateway Event (private) 2/09/24 PCAR WCR Event
- [An unexpected housing market in 2023](https://sacramentoappraisalblog.com/2024/01/11/it-was-a-weird-housing-market-in-2023/) - Last year was a strange time in housing. On paper, it looked like home prices should have tanked in 2023 since we had some of the worst sales volume ever. Yet, prices didn't dip that much. Today, let's talk about what happened in a big recap. I hope you get something out of this. Any
- [Run toward the housing market in 2024](https://sacramentoappraisalblog.com/2023/11/21/run-toward-the-housing-market-in-2024/) - It's time to run toward the housing market. Today, I have some quick thoughts of encouragement for the real estate community as we look to 2024. I know it's a holiday week, but I really want to share this message. And I have some cool stats too. Scroll quickly or digest slowly. NOTE: This post
- [The housing market sucks, but experts can thrive](https://sacramentoappraisalblog.com/2023/12/13/the-housing-market-sucks-but-experts-can-thrive/) - The housing market pretty much sucked this year for so many real estate professionals. Look, it's easy to feel like God's gift to real estate when business is flying off the shelves, but it's tough when the transaction faucet gets turned off. The truth is everyone feels like an expert when things are good, but
- [Real estate trends to watch in 2024](https://sacramentoappraisalblog.com/2024/01/04/real-estate-trends-to-watch-in-2024/) - What's the housing market going to do in 2024? Nobody has a crystal ball, but here are some emerging trends. Scroll quickly by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 01/12/24 Prime Real Estate (private event (I think)) 01/17/24 Gateway Event (private) 01/31/24 Joel Wright & Mike Gobbi Event 9am (on Zoom here) 2/09/24
- [Pulling comps from the other side of the freeway](https://sacramentoappraisalblog.com/2023/11/28/pulling-comps-from-the-other-side-of-the-freeway/) - It can be a REALLY bad idea to pull comps from the other side of the freeway, but not always. Today I have some thoughts about location, comp selection, and lenders freaking out when schools are mentioned in appraisal reports. UPCOMING (PUBLIC) SPEAKING GIGS: 11/30/23 Safe CU “Preparing for a Successful New Year” 12/08/23 Free
- [Just say NO to subjective language in real estate](https://sacramentoappraisalblog.com/2021/08/03/just-say-no-to-subjective-language-in-real-estate/) - Is it a poor neighborhood? Is it rich? Is the neighborhood desirable or undesirable? Is it family-friendly? Is it crime-ridden? These are words some might use to describe certain neighborhoods, but they're 100% off limits for appraisers (and probably other real estate professionals). Let's talk about this. A refresher & false narratives: I hope
- [The housing market feels like leftovers](https://sacramentoappraisalblog.com/2023/11/15/the-housing-market-feels-like-leftovers/) - The housing market feels like leftovers right now. It's that time of year where we see less new listings due to sellers hibernating for the holidays, and some of the existing inventory just feels as stale as Aunt Tina's green bean casserole that nobody wants to see during Thanksgiving. Wait, did I say that out
- [Does it need a closet to be a bedroom?](https://sacramentoappraisalblog.com/2021/07/20/does-it-need-a-closet-to-be-a-bedroom/) - Do you need a closet to be considered a bedroom? That's a big question, and the answer is simple. Actually, it's not. Here are some things to consider. NOTE: This post does not address the requirements to be a bedroom. Here is a post I wrote about the four requirements to be a bedroom (over
- [The housing market during a presidential election year](https://sacramentoappraisalblog.com/2023/11/08/the-housing-market-during-a-presidential-election-year/) - What's going to happen to the housing market with a presidential election year coming? There are so many ideas. I've heard stuff like, "Rates usually go down during a presidential year," or "The market is likely going to be stronger because one party is trying to stay in power." But are these things really true?
- [Pricing low on purpose: Bay Area vs Sacramento](https://sacramentoappraisalblog.com/2023/11/01/pricing-low-on-purpose-bay-area-vs-sacramento/) - Pricing low on purpose can be a triggering issue. I know both buyers and agents can get extremely frustrated to have to enter a bidding war. And let's not even talk about auction platforms. But pricing low is pretty much the norm in the Bay Area. People have always told me that, and I finally
- [Making a modern home from a tract home](https://sacramentoappraisalblog.com/2023/10/26/making-a-modern-home-from-a-tract-home/) - You will either love it or hate it. This owner transformed a tract home built in 2002 into something with serious Midtown modern vibes. When I saw this house, I knew I wanted to write about it, and I think there are some great conversation nuggets. How do we value something when it has really
- [A Gut Punch to Housing Demand (8% Rates)](https://sacramentoappraisalblog.com/2023/10/18/a-gut-punch-to-housing-demand-8-rates/) - It feels like a gut punch to housing demand to have 8% rates. So many predictions said we'd be at 6% or below by now, yet here we are. I think it's really important to stay grounded and realistic, so let's talk about this. I also have some market recap visuals (and a few insane
- [Are we finally starting to see more listings?](https://sacramentoappraisalblog.com/2023/10/09/are-we-finally-starting-to-see-more-listings/) - Are we finally starting to see more listings? Yes and no. Today I want to talk about a change we're seeing with listings both nationally and locally. This is a really important topic, and some of it feels a bit technical because it's about understanding new listings vs active listings. Anyway, let's be on the
- [2007 had ten times more housing supply than today](https://sacramentoappraisalblog.com/2023/10/04/2007-had-ten-times-more-housing-supply-than-today/) - Ten times more housing supply!!! That's what 2007 had compared to right now. Today I want to share a stunning supply visual for Sacramento, and talk briefly about what's happening with sellers and prices. Enjoy if you wish. UPCOMING (PUBLIC) SPEAKING GIGS: 10/4/23 KW Sac Metro Big Market Update (register here) 10/6/23 How to Think
- [Chuck Norris eats 8% rates for breakfast](https://sacramentoappraisalblog.com/2023/09/27/chuck-norris-eats-8-rates-for-breakfast/) - Travis Kelce, Taylor Swift, and mortgage rates. So much drama this week. Let's talk about it. Today I have some thoughts about believing the Fed, Chuck Norris, and building a bigger network. This post is all over the place, but hopefully something resonates. UPCOMING (PUBLIC) SPEAKING GIGS: 9/28/23 Yuba City Big Market Update (in Yuba
- [Pent-up demand & glowing new construction](https://sacramentoappraisalblog.com/2023/09/19/pent-up-demand-glowing-new-construction/) - There is some serious pent-up demand building. The number of sellers who have not listed their homes this year is really starting to add up - not to mention a growing pile of buyers. And speaking of building, new construction has been glowing this year. Let's talk about it. UPCOMING (PUBLIC) SPEAKING GIGS: 9/26/23 Orangevale
- [Is it 2007 again in the housing market?](https://sacramentoappraisalblog.com/2023/09/12/is-it-2007-again-in-the-housing-market/) - Is it 2007 again? There's so much talk online about today's housing market being like 2007, but what are the stats showing? Today I want to walk through three parts of the market. I suspect many locations are experiencing the same trend as Sacramento too. Skim by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS:
- [More cash buyers in today's housing market](https://sacramentoappraisalblog.com/2023/09/07/more-cash-buyers-in-todays-housing-market/) - There are more cash buyers right now. Bottom line. Well, technically. Today let's unpack the housing market's cash trend, some myths, and things to watch ahead. This post is designed to scroll by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 9/26/23 Orangevale MLS Meeting 9/28/23 Yuba City Big Market Update (in Yuba City (details
- [The eye-candy of assuming a loan](https://sacramentoappraisalblog.com/2023/08/29/the-eye-candy-of-assuming-a-loan/) - Assumable loans are eye candy in today's housing market. The idea of taking over somebody's 2.5% loan sounds amazing, right? It's technically possible on paper for some loan types, but it's challenging to pull off in the real world. Yet, if mortgage rates remain high, this is something we're likely going to hear more about,
- [Higher rates, insurance, & the stock market vs real estate](https://sacramentoappraisalblog.com/2023/08/23/higher-rates-insurance-the-stock-market-vs-real-estate/) - Rates have gone up, but have they sucked all the demand out of the market? Nope. Let's talk about that today by looking at a few stats. Also, someone asked if the stock market is connected to the housing market, so l made a cool graph. I have a few thoughts on insurance in California
- [Hot graph summer & Airbnb doom](https://sacramentoappraisalblog.com/2023/06/28/hot-graph-summer-airbnb-doom/) - Let's talk about housing doom. Particularly, I want to get into the viral idea about the demise of the Airbnb market. But first, I have a few visuals to kick off hot graph summer (sorry). I'd love to hear your take in the comments. A meme I shared this week as I talked about the
- [A Weird Housing Market: High Prices & Depressed Volume](https://sacramentoappraisalblog.com/2023/08/16/a-weird-housing-market-high-prices-depressed-volume/) - Weird. That's a good way to describe today's housing market. On one hand prices are still pretty high, but volume has fallen off a cliff. This week I was talking with a broker who has been in business since the 1970s, and he told me he's never seen a market like today. Exactly. This is
- [A hot & cold housing market](https://sacramentoappraisalblog.com/2023/08/09/a-hot-cold-housing-market/) - New construction has been on fire, but the resale market has been cold. It's been stunning to see the difference in volume between both markets. Let's talk about the trend and look deeply into what's going on with concessions. Scroll quickly by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 8/18/23 Market & Mimosas (register
- [Dear Sellers, the housing market misses you](https://sacramentoappraisalblog.com/2023/08/02/dear-sellers-the-housing-market-misses-you/) - Sellers have been sitting, and it's been a game-changer for the housing market in 2023. It's also made valuations more difficult. Today I want to share some stats and talk about appraising in today's market. Scroll by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 8/18/23 Details TBD 8/29/23 Elk Grove Regional MLS Meeting 10/4/23
- [It's either a bidding war or crickets](https://sacramentoappraisalblog.com/2023/07/26/its-either-a-bidding-war-or-crickets/) - It's either hot or cold. A bidding war or crickets. That's what I've been hearing from real estate agents about their listings. Today I want to talk briefly about the word on the street, hot pockets, and I have some really cool stats to share. Skim quickly or digest slowly by topic. UPCOMING (PUBLIC) SPEAKING
- [The value of a pool in real estate](https://sacramentoappraisalblog.com/2023/07/18/the-value-of-a-pool-in-real-estate/) - The weather has been scorching in so many areas across the country. I don't know about you, but I've been thinking about water, lakes, and air conditioning quite a bit this week. Anyway, today I have some pool stats that I'm excited to share. I also want to show you the DIY "pool" I built
- [Did the housing market peak for the year?](https://sacramentoappraisalblog.com/2023/07/13/did-the-housing-market-peak-for-the-year/) - The housing market has likely peaked for the year. Today I'd like to show some ways I'm seeing this in the stats. I'm focused on Sacramento, but this is likely showing up in many markets. Skim by topic or digest slowly. UPCOMING (PUBLIC) SPEAKING GIGS: 7/20/23 SAR Market Update (in-person & livestream) 7/26/23 Fair Mortgage (details TBD)
- [Buyers & sellers feeling stuck in the housing market](https://sacramentoappraisalblog.com/2022/09/08/buyers-sellers-feeling-stuck-in-the-housing-market/) - I love the original Back to the Future movie. Do you too? Well, I can't help but think of today's housing market compared to the film. Sellers have tended to be stuck in the past expecting the market to be hotter than it actually is right now. And some buyers are stuck in the future,
- [Changing housing temperature](https://sacramentoappraisalblog.com/2022/08/29/the-housing-market-went-from-steaming-to-stagnant-free-download/) - The housing market went from steaming to stagnant a few months ago, and now it seems to be slowing down a bit. Now that some time has passed, we're getting more stats, so let's crunch some numbers to show what's happening with sales volume. By the way, I have a free download if you want
- [Opendoor is struggling in Sacramento](https://sacramentoappraisalblog.com/2022/08/22/opendoor-is-struggling-in-sacramento/) - Opendoor has been losing big lately in Sacramento since the market shifted. I thought it would be interesting to take a look at their activity over the past few months since I'm getting so many questions about them. This is not about throwing shade, and I'm not writing as a fanboy either. This is objective
- [Advice for buyers & sellers in today's housing market](https://sacramentoappraisalblog.com/2022/08/08/advice-for-buyers-sellers-in-todays-housing-market/) - The housing market has shifted, and today I have some practical advice for buyers and sellers. This is coming from hundreds of conversations every month as well as stats I'm pulling. Some new memes too. Enjoy if you wish. UPCOMING (PUBLIC) SPEAKING GIGS: 8/11/22 Realtist Lunch & Learn (sign up here (open to anyone)) 8/15/22 YouTube
- [Buyers are making less aggressive offers](https://sacramentoappraisalblog.com/2022/08/01/buyers-are-making-less-aggressive-offers/) - Good news. Buyers aren't having to make aggressive offers like they used to (even when there are multiple offers). Let's talk about this today. I suspect this is true in many areas across the country. I'd love to hear your take. UPCOMING (PUBLIC) SPEAKING GIGS: 8/11/22 Realtist Lunch & Learn (sign up here (open to
- [Spiking housing supply & fewer buyers](https://sacramentoappraisalblog.com/2022/07/25/where-are-all-these-listings-coming-from/) - Finally. We've seen a massive change with housing inventory. But is it because sellers are rushing to list their homes? Nope. That's not the culprit. Let's talk about supply and some things on my mind about today's market. UPCOMING (PUBLIC) SPEAKING GIGS: 7/26/22 Navigating the Shift (sign up here (for real estate community)) 8/11/22 Realtist
- [Buyers take power from sellers. It's their turn.](https://sacramentoappraisalblog.com/2022/07/18/buyers-take-power-from-sellers-its-their-turn/) - Finally. Buyers are gaining power. And sellers are losing it. I have some new visuals to show what the market is doing right now. These are for Sacramento, but I suspect many areas look similar. UPCOMING (PUBLIC) SPEAKING GIGS: 7/20/22 Beer & Stats at Out of Bounds (sign up (for real estate agents)) 7/26/22 Navigating
- [Is the housing market getting back to normal?](https://sacramentoappraisalblog.com/2022/07/11/is-the-housing-market-getting-back-to-normal/) - "The housing market is getting back to normal." I hear that quite a bit, but is it true? Well, yes and no. Let me explain. UPCOMING (PUBLIC) SPEAKING GIGS: 7/15/2022 Lunch & Learn Market Update (sign up (for real estate agents)) 7/20/2022 Beer & Stats at Out of Bounds (sign up (for real estate agents)) 7/26/2022
- [A sharp change in the housing market](https://sacramentoappraisalblog.com/2022/07/06/a-sharp-change-in-the-housing-market/) - A quick change in rates has led to a quick change in the housing market. We didn't see much difference right away in the stats, but we are finally getting some good numbers now. Let me show you what I mean. UPCOMING (PUBLIC) SPEAKING GIGS: 7/15/2022 Lunch & Learn Market Update (sign up (for real
- [Ten things to know about price reductions in today's market](https://sacramentoappraisalblog.com/2022/06/28/ten-things-to-know-about-price-reductions-in-todays-market/) - Price reductions are growing fast and sellers are still behind the ball. Eventually they'll catch up, but they haven't gotten there yet. Let's talk about price drops today in the Sacramento region. Is the trend similar in your area? Let me know what you're seeing. UPCOMING (PUBLIC) SPEAKING GIGS: 7/15/2022 Lunch & Learn with Matt
- [A spike in listings & sitting on the market](https://sacramentoappraisalblog.com/2022/06/20/a-spike-in-listings-sitting-on-the-market/) - The pile of listings is growing, and it's taking longer to sell. That's what so many housing markets across the country are experiencing right now. We're on the cusp of seeing some real change in the stats over the next few months. Here are some things on my mind. Anything to add? Why have we
- [Buyers gaining power & farewell real estate honeymoon](https://sacramentoappraisalblog.com/2022/06/06/buyers-gaining-power-farewell-real-estate-honeymoon/) - Sellers haven't had to negotiate much with buyers over the past two years, but that's changing. As of today, a whopping 35% of active listings in the Sacramento region have had a price reduction (more here). This is a big change from the market we had just a few months back, so let's talk about
- [Saying goodbye to the hottest housing market ever](https://sacramentoappraisalblog.com/2022/05/31/saying-goodbye-to-the-hottest-housing-market-ever/) - The housing market sizzle has faded and we've entered a different season. We've basically said goodbye to the most aggressive housing market ever, and we're in a new market now. Granted, the housing trend still feels elevated from normal, so it's an error to call this market cold. Yet there is no mistaking a different
- [Fastest market ever & price deceleration](https://sacramentoappraisalblog.com/2022/05/23/fastest-market-ever-price-deceleration/) - The housing market has been changing these past couple of months. As I've been saying, it isn't cold, but the temperature is surely different. Anyway, let's talk about two things to watch in months ahead - price deceleration and days on market. Any thoughts? This post feels a bit nerdy or heady, but this stuff
- [An open letter to sellers about today's housing market](https://sacramentoappraisalblog.com/2022/05/16/an-open-letter-to-sellers-about-todays-housing-market/) - Dear Sellers, How are things? I hope all is well. It's been such a crazy market, but things are starting to change. So, let's chat. This is coming from a good place, and it's based on observations and what I'm hearing from real estate professionals. THINGS TO KEEP IN MIND ABOUT TODAY'S MARKET: 1) You've
- [The housing market has shifted](https://sacramentoappraisalblog.com/2022/05/11/the-housing-market-has-shifted/) - The housing market has shifted over the past month. That's what the stats are showing, and it's what we're hearing from the trenches. Today I want to highlight what's been happening in Sacramento, and unpack what I mean by "shift" too since this word can be sensationalized. If you're not local, what are you seeing
- [Don't get stuck on home prices...](https://sacramentoappraisalblog.com/2022/05/02/dude-stop-obsessing-over-home-prices/) - What are prices doing? That's always the question, and I get it. But there are bigger fish to fry to understand what the housing market is doing. Market webinar: On Thursday May 19th at 10am I'll be doing a deep market update webinar through SAR to talk about the latest trends. We'll have an hour,
- [A shift in demand in the housing market](https://sacramentoappraisalblog.com/2022/04/25/a-shift-in-demand-in-the-housing-market/) - Do you feel that? It's change. The housing market is still elevated, but there's no mistaking a different temperature - especially over the past week. STUFF ON MY MIND: This is designed to scroll quickly or digest slowly. The goal is to highlight stats and things I'm watching. An elevated market with a shift in
- [That one super skinny house (eight feet wide)](https://sacramentoappraisalblog.com/2022/04/18/that-one-super-skinny-house-eight-feet-wide/) - Could you live in a tiny home? Or what about a skinny home? I'm talking where walls range anywhere from eight feet to twelve feet wide at their maximum. Well, let's talk about a super thin unit that sold recently in Sacramento. Think Like an Appraiser Class: I’m teaching my favorite class on April 28 from 9am-12pm. We’ll
- [The housing market temperature has changed](https://sacramentoappraisalblog.com/2022/04/11/the-housing-market-temperature-has-changed/) - Do you feel it? The temperature of the housing market has started to change. Let's talk about what's going on, and what this means and doesn't mean. I'd love to hear your take in the comments. Think Like an Appraiser Class: I’m teaching my favorite class on April 28 from 9am-12pm. We’ll talk through choosing comps, making adjustments,
- [Scott Peterson's house & raging price growth](https://sacramentoappraisalblog.com/2022/04/05/scott-petersons-house-raging-price-growth/) - I have two things on my mind today. Scott Peterson's house hit the market. And price growth has been raging so far in 2022. Let's talk about this. Think Like an Appraiser Class: I’m teaching my favorite class on April 28 from 9am-12pm. We’ll talk through choosing comps, making adjustments, and lots of practical scenarios.
- [Starbucks cups & price per sq ft in real estate](https://sacramentoappraisalblog.com/2022/03/15/starbucks-cups-price-per-sq-ft-in-real-estate/) - It's easy to get into valuation trouble when we focus too much on price per sq ft. Seriously, this can be a massive problem leading to major heartache during escrows. Okay, that sounds so dramatic, but it's important to know how to explain how price per sq ft works. Let's talk about this by using
- [Taxing flippers 25% in California??](https://sacramentoappraisalblog.com/2022/03/28/taxing-flippers-25-in-california/) - There's a new bill in California called AB 1771 that proposes a 25% tax on the profit of home flippers. This is worth talking about because laws can affect the housing market. This is NOT a political post, but I want to talk about some of the issues involved and offer perspective based on stats
- [Square footage, recessions, and gas prices](https://sacramentoappraisalblog.com/2022/03/21/square-footage-recessions-and-gas-prices/) - I have a few things on my mind today. Let's talk about square footage rules changing, crazy gas prices, and recession buzz. 1) NEW SQUARE FOOTAGE STANDARDS FOR APPRAISERS: If you didn't know, Fannie Mae is adopting some changes with the way appraisers measure square footage (pdf). In short, as of April 1, 2022, appraisers
- [Freakish home price growth so far in 2022](https://sacramentoappraisalblog.com/2022/03/08/freakish-home-price-growth-so-far-in-2022/) - Freakish price growth? Yes. That's exactly what we've been seeing. Here we are again with what feels like a carbon copy of last year, which was our most aggressive market ever. In short, 2022 is doing its best to crush 2021. Let's talk stats and perspective. I'd love to hear your take. UPCOMING PUBLIC SPEAKING
- [Would you buy Dorothea Puente's House?](https://sacramentoappraisalblog.com/2010/03/01/would-you-buy-dorothea-puentes-house/) - Last Friday the Sacramento Bee came out with a story that Dorthea Puente's old house at 1426 F Street in Sacramento would be going up for sale. Who is Dorethea Puente, you ask? She is a woman who ran a "boarding house" in the 1980s out of her Sacramento Victorian duplex. Unfortunately though instead of finding respite her
- [Predicting housing price cycles isn't so easy](https://sacramentoappraisalblog.com/2022/03/01/predicting-housing-price-cycles-isnt-so-easy/) - Does the housing market really have price cycles? Yes. But these cycles aren't always so rigid and perfectly predictable like so many people think they are. Let's talk about this today. I'd love to hear your take also. UPCOMING PUBLIC SPEAKING GIGS: 3/15/2022 NARPM Luncheon (details) 3/22/2022 SAFE Credit Union market update (details) 4/28/2022 SAR
- [The anatomy of doom & gloom real estate articles](https://sacramentoappraisalblog.com/2022/02/22/the-anatomy-of-doom-gloom-real-estate-articles/) - The market is going to crash. This time it's going to be even worse. Have you been seeing more doom and gloom housing headlines? I sure have. This week I've had quite a few articles emailed to me. What do you think of this one? What do stats actually show? What do I say to
- [A "cheat sheet" for agents of information to provide to the appraiser](https://sacramentoappraisalblog.com/2014/10/09/a-cheat-sheet-for-agents-of-information-to-provide-to-the-appraiser/) - I recently appraised a custom home, and when the order came through the property looked overpriced. I thought, "Yep, I'm going to look like the bad guy when this one appraises too 'low'". However, after doing all my research AND asking all the right questions to the listing agent, this property was clearly worth slightly
- [Home prices & mortgage rates are soaring](https://sacramentoappraisalblog.com/2022/02/15/home-prices-mortgage-rates-are-soaring/) - There are lots of big questions in life. Are you playing Wordle? Did you like the Super Bowl halftime show? And what are rising mortgage rates going to do to the housing market? Let's talk about this. Okay, really quick. Yes, I play Wordle almost every day. And yes, I liked the halftime show. What
- [Choosing comps in a lopsided market](https://sacramentoappraisalblog.com/2022/02/08/choosing-comps-in-a-lopsided-market/) - How do we choose comps in such a lopsided market? I had a great question about this recently, so I wanted to share some thoughts. Anything to add? I'd love to hear your take in the comments. UPCOMING PUBLIC SPEAKING GIGS: 2/9/2022 Yolo Assn of Realtors market update (details) 2/18/2022 WCR El Dorado market update
- [Housing market tears & price pressure](https://sacramentoappraisalblog.com/2022/02/01/housing-market-tears-price-pressure/) - Do you smell that? It's price growth. The market is rising, which is normal for January. But this year it feels extra aggressive. Let's talk about it. Scroll quickly or digest slowly. UPCOMING PUBLIC SPEAKING GIGS: 2/9/2022 Yolo Assn of Realtors market update (details) 2/18/2022 WCR El Dorado market update (details) 2/25/2022 Placer Assn of
- [Gentrification, neighborhood boundaries, and bias](https://sacramentoappraisalblog.com/2022/01/26/gentrification-neighborhood-boundaries-and-bias/) - Sometimes crossing the street can make all the difference for value. In short, if we don't understand where a neighborhood starts and ends, we might choose the wrong comps. Let's talk about that today. I welcome your constructive and thoughtful comments. Photo used with permission (thanks Vicky). 1) BOUNDARIES MATTER: Here is a real example
- [Becoming a real estate meme & the top and bottom of the market](https://sacramentoappraisalblog.com/2022/01/18/becoming-a-real-estate-meme-the-top-and-bottom-of-the-market/) - Do you ever feel like it's going to be a good week? I'm definitely feeling that way as I finally got rid of a nagging cold that wouldn't go away. I tested negative multiple times, so this really was a cold. But besides that, season four of Ozark is coming out on Friday, so I'm
- [The most aggressive housing market ever?](https://sacramentoappraisalblog.com/2022/01/10/the-most-aggressive-housing-market-ever/) - Was last year the most aggressive housing market we've ever had? I'm going to go out on a limb and say HECK YES based on the stats. But what do you think, whether you're local or in a different market? January public speaking gigs: January 12: Top Producer Panel in Granite Bay January 18: SAR
- [The trend isn't the same in every neighborhood](https://sacramentoappraisalblog.com/2021/12/15/the-trend-isnt-the-same-in-every-neighborhood/) - This year is almost over and I'll be shutting things down until January. Okay, I actually have a ton of work to finish, but this will be my final post of the year. With that said, I have a few things on my mind. January public speaking gigs: January 12: Top Producer Panel in Granite
- [Real estate trends to watch in 2022](https://sacramentoappraisalblog.com/2022/01/03/real-estate-trends-to-watch-in-2022/) - What’s the real estate market going to do in 2022? Let’s talk about some of the emerging trends. Scroll quickly or digest slowly. Anything to add? January public speaking gigs: January 12: Top Producer Panel in Granite Bay (sold out) January 18: SAR Big Market Update (sign up here) January 19: PCAR WCR Big Market
- [Foreclosures for Christmas & housing on steroids](https://sacramentoappraisalblog.com/2021/12/09/foreclosures-for-christmas-housing-on-steroids/) - Are you getting into the holiday spirit? I'm not there yet, but I'm hoping to find my way there. I mean, I did see the Foo Fighters play this week and that was incredible. But it didn't really catapult me into holiday cheer either. Anyway, I'm open to ideas if you have some. For now
- [Buckle up for next year's housing market](https://sacramentoappraisalblog.com/2021/12/01/buckle-up-for-next-years-housing-market/) - It's real estate prediction season and I have a few thoughts about the beginning of next year. I'm cautious about predicting because my crystal ball is broken, but it's a no-brainer to say we're poised to start next year with heavy competition. Big 2022 market update: I'm doing a big market talk at SAR on
- [Housing on steroids, slowing, & smaller homes](https://sacramentoappraisalblog.com/2021/11/17/a-slowing-housing-market-but-still-on-steroids/) - Real estate has been slowing, but it's still completely nuts. I'll explain below. But first let me unpack the NAR conference in San Diego and share some exciting personal news. Oh, and let's talk about smaller homes selling. Then stats and perspective for those interested. NAR Conference & my new BFF: I had the honor
- [Goodbye Zillow](https://sacramentoappraisalblog.com/2021/11/08/goodbye-zillow/) - Last week Zillow announced failure as a home flipper and there were no candle vigils. But there has been so much talk and I've heard everything from "This means the market is going to crash" to "The iBuyer model is dead." Let's talk about what this failure really means. Any thoughts? Skim topics of interest
- [The struggle to afford the market & making the top of the list](https://sacramentoappraisalblog.com/2021/11/01/weakening-housing-affordability-that-one-new-report/) - Are buyers struggling to afford the market? Let's talk about that today. I have some brand new visuals to share (Part I) and then let's unpack a new study that says Sacramento is the least affordable area for new homes (Part II). What are you seeing in your area regarding affordability? I'd love to hear.
- [Is the housing market going to crash?](https://sacramentoappraisalblog.com/2021/10/27/is-the-housing-market-going-to-crash/) - What's going to happen to the housing market? Is it going to crash? That's a huge question as so many people are wondering how long price growth can continue. Let's talk about this today by focusing on some of the bigger topics in this conversation. Spoiler alert. This isn't a YES or NO sort of
- [Will appraisers use Zillow purchases as comps?](https://sacramentoappraisalblog.com/2021/10/18/will-appraisers-use-zillow-purchases-as-comps/) - Let's talk about Zillow. I've been getting a TON of questions every week about what Zillow is doing and whether appraisers can use their purchases as comps. YouTube Live TONIGHT (10/19/21): Hey, I'm doing a YouTube Live at 6:30pm PST on Jason Walter's channel. We'll talk shop for probably 60-90 minutes. Big news: First off,
- [How close is the housing market to normal?](https://sacramentoappraisalblog.com/2021/10/12/how-close-is-the-housing-market-to-normal/) - The housing market is trying to get back to normal, but how close are we? On one hand we're feeling some seasonal slowing, but it also still feels really competitive. Today let's talk about what normal looks like. If you're not local I'd love to hear what you're seeing in your market. Any thoughts? Background
- [Tech companies & Wall Street targeting residential real estate](https://sacramentoappraisalblog.com/2021/10/05/tech-companies-wall-street-targeting-residential-real-estate/) - Tech companies and investment funds have their eye on residential housing. I wrote about this a few months ago and wanted to do a follow-up piece. Here are some things on my mind as well as fresh visuals. Any thoughts? TWO THINGS: 1) iBuyers are on a rampage: The iBuyer model has been on a
- [Goodbye single family zoning](https://sacramentoappraisalblog.com/2021/09/29/goodbye-single-family-zoning/) - Goodbye single family zoning. If you didn't know, two weeks ago SB9 was signed into law in California, which now allows property owners to build a duplex on any residential lot or subdivide to build up to four units. This is massive news, so let's talk about it. I'd love to hear your take in
- [Buyers have a bit more power in today's housing market](https://sacramentoappraisalblog.com/2021/09/21/buyers-have-a-bit-more-power-in-todays-housing-market/) - Are buyers finally gaining more power? Yes. The truth is the market is still ultra-competitive, but there is a slightly better chance buyers can get into contract these days and maybe not pay as much above the asking price (maybe). Big (Free) market update: On September 23rd from 11am-12pm I'm giving a market update for
- [Price reductions don't mean the market is crashing](https://sacramentoappraisalblog.com/2021/09/14/price-reductions-dont-mean-the-market-is-crashing/) - We're seeing more price reductions lately. Does this mean the market is starting to collapse? Are things beginning to turn? Is this 2008 all over again? I've been getting great questions like this lately, so let's talk shop. Teaching my favorite class: On September 28th from 9am-12pm I'm teaching my favorite class at SAR called
- [The housing market is trying to get back to normal](https://sacramentoappraisalblog.com/2021/09/09/the-housing-market-is-trying-to-get-back-to-normal/) - Normal? That's not a word we've used much to describe the housing market lately, but we are finally starting to see some normalcy. Many parts of the country are showing what looks to be normal seasonal slowing and that is a sight for sore eyes. Anyway, let's talk about this and then I have lots
- [Fires, multiple offers, & new flooring](https://sacramentoappraisalblog.com/2021/08/31/fires-multiple-offers-new-flooring/) - It's been a heavy week around here and I have a few things on my mind. Let's talk about the fires, the new norm of fire season, and then I have some fresh stats to share. Fire rampage: It's been a brutal week in Sacramento. I think so many locals feel deflated as we watch
- [How bedroom value adjustments DO NOT work](https://sacramentoappraisalblog.com/2021/08/25/how-bedroom-value-adjustments-do-not-work/) - How much is a bedroom worth? What sort of adjustments do you give when looking at two houses with a difference of one bedroom? It's always $10,000, right? Or wait, someone else said $20,000. What's the truth? Let's talk about this today. I'd love to hear your take in the comments. SacBee presentation: This week
- [Unrealistic sellers & my favorite housing analogy](https://sacramentoappraisalblog.com/2021/08/17/unrealistic-sellers-my-favorite-housing-analogy/) - I have three things on my mind today. I'd love to share a helpful analogy for today's housing market, let's talk about unrealistic seller expectations, and then unpack some fresh stats. Real Estate Week: Next week I'll be taking part in a free video interview with The Sacramento Bee to talk about the insanity of
- [10 ways the housing market is slowing](https://sacramentoappraisalblog.com/2021/08/11/10-ways-the-housing-market-is-slowing/) - The housing market has turned the corner and we are seeing definitive slowing. Here are ten ways I'm seeing slowing in the market. If you're not local, what are you seeing in your area? NOT DULL: The market is slowing, but it's not dull. It is still really competitive. DOOM AND GLOOM: The doom and
- [Fannie Mae's list of naughty words](https://sacramentoappraisalblog.com/2011/05/10/fannie-maes-naughty-list-of-words/) - When you think of certain neighborhoods in the Sacramento area, what comes to mind when hearing about Oak Park, The Fab 40s, Empire Ranch, Del Paso Heights or Granite Bay? In laymen's terms some might categorize particular areas as desirable or undesirable, rich or poor, or ultimately good or bad. But descriptions like this will quickly send appraisers to Fannie Mae's naughty list. Fannie
- [Have home prices started to crest this year?](https://sacramentoappraisalblog.com/2021/07/26/has-the-housing-market-peaked-this-year/) - Are prices finally starting to slow? Can it really be happening? Have home prices likely started to crest for the year? The answer is YES. Here are two quick things on my mind. These trends are for the Sacramento region, but I suspect many markets across the country are starting to show similar stats (or
- [The housing market is slowing (but not slow)](https://sacramentoappraisalblog.com/2021/07/12/the-housing-market-is-slowing-but-not-slow/) - The housing market is slowing and today I want to share seven quick ways I'm seeing that. But here's the thing. This market is still driving at warp speed. In short, the market is slowing, but it's not slow. Podcast with Golden 1 Credit Union: If you need some background noise, here's a podcast I
- [Lumber prices, bias, & slowing in the housing market](https://sacramentoappraisalblog.com/2021/06/30/lumber-prices-bias-slowing-in-the-housing-market/) - I've got a few things on my mind today. Some light stuff and some deep stuff. Let's talk about lumber, food in listings, that leaning building in San Francisco, bias in valuations, and a slowing vibe in the housing market. Skim topics or digest slowly. 5 THINGS ON MY MIND 1) Lumber is lower (sort
- [The invasion of institutional investors in the housing market](https://sacramentoappraisalblog.com/2021/06/21/the-invasion-of-institutional-investors-in-the-housing-market/) - A couple weeks ago a viral story came out about a fund called BlackRock who was reported to be buying everything in sight and paying 20-50% above market value. Let's talk about this as well as other institutional investors right now. This is a longer post, so scroll topics (or digest slowly). Market update on
- [Vacations & normalcy in the housing market](https://sacramentoappraisalblog.com/2021/06/17/vacations-normalcy-in-the-housing-market/) - Are you taking a vacation this year? It seems like half my Instagram feed is in Hawaii right now. I'm not doing anything that big, but I did get back yesterday from a few days in Santa Cruz and it was just what I needed. Here's a video of me longboarding... I guess I’m about
- [Is the housing market starting to slow?](https://sacramentoappraisalblog.com/2021/06/08/is-the-housing-market-starting-to-slow/) - Is this crazy housing market slowing? Let's talk about that today. On one hand stats are basically at all-time highs, but when we look deeper we're starting to see some subtle signs of slowing. What are you seeing out there? QUICK SUMMARY: The market is still bananas, but we're seeing some slight slowing. Stats could
- [Everything is selling $100K over the list price (not really)](https://sacramentoappraisalblog.com/2021/06/01/everything-is-selling-100k-over-the-list-price-not-really/) - The market is nuts and everything is selling $100K over the list price!! We hear that quite a bit, but how true is it? Today I have some new visuals to help answer this question. If you're not local, would your market look similar? Two brand new visuals. What do you see? Below the list
- [An open letter to home sellers in a crazy market](https://sacramentoappraisalblog.com/2021/05/25/an-open-letter-to-home-sellers-in-a-crazy-market/) - Dear Sellers, How are things? I hope all is well. The housing market is so chaotic right now, so I wanted to share some thoughts and advice that I figured might help. This is coming from a good place and it's based on observations and conversations with the real estate community. I hope this helps.
- [When selling way above anything else (Q&A)](https://sacramentoappraisalblog.com/2021/05/17/when-selling-way-above-anything-else-qa/) - There's no way it will sell for that much.... But then it did. Today I have an interview with a local real estate agent about a property that recently commanded easily about $100,000 more than it looked like it could have on paper. I hope you enjoy this Q&A with Ted DeFazio and my takeaways
- [Home prices are insane (so is the rental market)](https://sacramentoappraisalblog.com/2021/05/12/home-prices-are-insane-and-so-is-the-rental-market/) - Prices growth has been insane lately and that's pretty much how the rental market feels too. Let's talk about this and a few other things. Enjoy. NOTE: Scroll down for the big market update Three Things: 1) THE ASTERISK IN THE ROOM: Home price stats are truly crazy right now across the country. It's mind-blowing
- [How much are buyers paying above the asking price?](https://sacramentoappraisalblog.com/2021/05/05/how-much-are-buyers-paying-above-the-asking-price/) - "Buyers are crazy!!! How can they be paying these prices?" That's what we tend to hear from people who are NOT trying to buy a house right now. It seems like onlookers really don't understand what it takes to get an offer accepted these days. But for anyone actually in the game, the truth is
- [Mortgage rates are too low (and they need to go up)](https://sacramentoappraisalblog.com/2021/04/27/mortgage-rates-are-too-low-and-they-need-to-go-up/) - There are certain things that are just true. Spandex bodysuits shouldn't be worn by most people. Mullets probably shouldn't come back in style. And mortgage rates right now are just too low. The truth: Mortgage rates this low have helped create a chaotic housing market and they need to go up. I tweeted this yesterday
- [Tips for finding an appraiser in this crazy market](https://sacramentoappraisalblog.com/2021/04/20/tips-for-finding-an-appraiser-in-this-crazy-market/) - "Help. We can't find an appraiser to come to the property. Everyone is saying NO. What do you suggest?" I've been getting this question multiple times every week, so here are some thoughts. Market update: By the way, in case you needed some background noise, here's an hour-long market update I gave for SAFE Credit
- [The housing market feels like chaos](https://sacramentoappraisalblog.com/2021/04/13/the-housing-market-feels-like-chaos/) - It feels like chaos out there. The housing market is on steroids and it's mind-blowing to see such rapid growth lately. Today I want to unpack ten things I'm watching in today's market. For my out-of-area readers, I'm guessing you are probably seeing the same trends. But please let me know. What is similar or
- [An explosion of appraisal waivers. Is that good or bad?](https://sacramentoappraisalblog.com/2021/04/06/an-explosion-of-appraisal-waivers-good-or-bad/) - Appraisal waivers have really exploded in recent years - especially during the pandemic. But how many are there exactly? Let's look at actual numbers to walk away with some perspective. These stats are from January 2021 from AEI. QUICK SUMMARY: 47.4% of all Freddie Mac loans had a waiver 44.5% of all Fannie Mae loans
- [Skyrocketing prices aren't happening everywhere](https://sacramentoappraisalblog.com/2021/03/23/the-market-isnt-the-same-speed-everywhere/) - The market is ultra hot, but it's NOT the same speed everywhere. It's tempting to impose the idea of a blazing market on every single neighborhood and property type, but that's a quick way to get into value trouble. Let me share exactly what I mean by looking at the condo market. If you are
- [The housing market feels like a crazy auction](https://sacramentoappraisalblog.com/2021/03/16/the-housing-market-feels-like-a-crazy-auction/) - This market is just crazy. Today I have two quick things on my mind and then for anyone interested I have lots of visuals to highlight the Sacramento market. TWO THINGS: 1) This market feels like an auction: The market feels like an auction where buyers are making really aggressive bids with the hope of
- [Are appraisers keeping up with rapid price growth?](https://sacramentoappraisalblog.com/2021/03/10/are-appraisers-keeping-up-with-rapid-price-growth/) - Rapid price growth. That's what we've been seeing lately in many markets across the country. I'd like to share some stats below for my local market and then talk about whether appraisers are keeping up or not. RAPID PRICE GROWTH: The orange line at the top left is the median price these past two months
- [How much have prices risen since the bottom of the market?](https://sacramentoappraisalblog.com/2021/03/02/how-much-have-prices-risen-since-2012/) - Crazy price growth. That's what the market has seen lately. But let's take a step back to look at how much growth has occurred since the market bottomed out in 2012. With so much talk about rapid price appreciation lately, I figured this would be interesting. Enjoy if you wish. DOWNLOAD TEMPLATE FOR YOUR AREA:
- [How long can this market keep going?](https://sacramentoappraisalblog.com/2021/02/24/how-long-can-this-market-keep-going/) - Is the market about to crash? How long can this keep up? What's going to happen? Every week I'm getting questions like this, so let's talk through some of the issues. This post has lots of topics that are coming up, so just skim to something that looks interesting. Anything to add? The truth is
- [You carried me & a spreadsheet for Christmas](https://sacramentoappraisalblog.com/2020/12/22/you-carried-me-a-spreadsheet-for-christmas/) - This will be my last post of the year and I wanted to say thank you for all of your support. I'm so grateful for the conversations and all the business of course, but there's so much more. This year was not easy as I spent six nights in the hospital and took three months
- [What is your housing persona?](https://sacramentoappraisalblog.com/2021/02/16/what-is-your-housing-persona/) - The market is going to implode. No, it's actually all good. There are so many opinions right now. Take a look at the housing personas and let me know which one(s) you've seen. Then I have a big market update for those interested. WHAT IS YOUR HOUSING PERSONA? Doomsday Daniel: The market is going to
- [Rapid price growth & the Gilmore Girls next door](https://sacramentoappraisalblog.com/2021/02/10/rapid-price-growth-the-gilmore-girls-next-door/) - It's unbelievable to see how much prices have risen lately. Today I want to share one quick visual to show you exactly what I mean. Then I have a couple photos to share based on a conversation my wife and I had about the Gilmore Girls. BIG POINT: The median price is about $40,000 higher
- [Are first-time buyers targeting 2-4 unit properties?](https://sacramentoappraisalblog.com/2021/02/02/are-first-time-buyers-targeting-2-4-unit-properties/) - There's no inventory. It's just incredibly sparse out there. So are buyers starting to look more to 2-4 unit properties since they are struggling to get into contract with single family homes? Well, maybe so. Let me share some visuals. If you're not local, what's happening in your market? FIVE THINGS TO KNOW ABOUT THE
- [Stale real estate headlines & buyers flocking to El Dorado County](https://sacramentoappraisalblog.com/2021/01/27/stale-real-estate-headlines-buyers-flocking-to-el-dorado-county/) - Real estate headlines can get stale quickly, so we have to be really aware of what we're saying. Is it still even true? Here's an example of what I mean. Headlines in recent years: Rising fire insurance rates in California are causing buyers to pull back from more rural areas. New stats that change the
- [My new sewer line adds huge value, right?](https://sacramentoappraisalblog.com/2021/01/19/my-new-sewer-line-adds-huge-value-right/) - A new sewer line. That's what 2020 gave my family as a parting gift before the year closed. Yep, just before Christmas we had to replace our entire line at a whopping $13,688. I know that sounds crazy expensive, but we had four separate bids and went with the most reasonable one. In part it
- [The housing market nobody predicted](https://sacramentoappraisalblog.com/2021/01/12/the-housing-market-nobody-predicted/) - Nobody predicted 2020. Who would've thought during a pandemic we'd see such an explosive year in real estate? The expectation was that the market would start to tank, but we saw the exact opposite. It's not just Sacramento either because many areas of the country experienced this same dynamic. Anyway, enjoy some brand new visuals
- [Real estate trends to watch in 2021](https://sacramentoappraisalblog.com/2021/01/04/real-estate-trends-to-watch-in-2021/) - What’s the real estate market going to do in 2021? Let’s talk about some of the emerging trends. Scroll quickly or digest slowly. Anything to add? Market update at SAR: I’m doing a big market update at SAR on January 21st from 10-11:00am. Sign up here. TRENDS TO WATCH IN 2021: Continuation of aggressive market:
- [Real estate drama (and a market update)](https://sacramentoappraisalblog.com/2020/12/15/real-estate-drama-and-a-market-update/) - I'm not into The Bachelorette or The Real Housewives. It's just not my thing. But I love me some real estate drama. I'm not talking about HGTV, but the housing market. I know that elevates my nerd status, but I'm hyper focused on fresh stats, ups and downs, and things that make the market move.
- [Goodbye California. Is everyone leaving?](https://sacramentoappraisalblog.com/2020/12/08/goodbye-california-is-everyone-leaving/) - Everyone is leaving California. Well, it feels like it. But what do the stats actually say? Let's talk about it. This is so important for real estate professionals in particular to understand because it helps us talk about the market and plan for the future. Any stories to share? Please comment below. 1) Where are
- [How much are buyers paying above the list price?](https://sacramentoappraisalblog.com/2020/12/01/how-much-are-buyers-paying-above-the-list-price/) - It's exhausting being a buyer because it's so easy to get outbid. It seems like finding a house is a bit like trying to buy the new PlayStation 5. Let's talk about that today. How much are buyers actually paying above the list price? And if you're not local, what are you seeing in your
- [What would happen to the housing market if we went on lockdown again?](https://sacramentoappraisalblog.com/2020/11/17/what-would-happen-to-the-housing-market-if-we-went-on-lockdown-again/) - Lots of us are wondering about the future as COVID-19 cases are rising. When will this be over? What's it going to take to beat it? And in terms of real estate, what would happen to the market if we went on lockdown again? This isn't about fear or politics, but conversation. This isn't a
- [Overpricing, multiple offers, & hot ranges](https://sacramentoappraisalblog.com/2020/11/10/overpricing-multiple-offers-hot-ranges/) - The market is hot. But it's not so hot that you can command any price you want. Today I have a quick post to show a few trends. These are brand new visuals with some great takeaways (I think). Enjoy if you wish. 1) MULTIPLE OFFERS Huge change this year: There were 39.3% more multiple
- [Why your home isn't worth 16% more today](https://sacramentoappraisalblog.com/2020/11/04/why-your-home-isnt-worth-16-more-today/) - Home prices have been massive lately, but there is an asterisk. It's easy to look at glowing stats and say, "Dude, prices are up 16%, so my house is worth 16% more." But lofty county or regional price stats don't always show up the same in a neighborhood. Let's talk about this. TWO REASONS WHY
- [Condos, halfpipes, & cooling 2-4 units](https://sacramentoappraisalblog.com/2020/10/26/condos-halfpipes-cooling-2-4-units/) - I have two compelling trends to share today, but fist let's talk about a concrete halfpipe at an investor flip. I'd love to hear your take in the comments. An investor friend just bought a house in Auburn with a halfpipe in the backyard. I'll admit the middle school skater kid in me is stoked
- [Can it count in the square footage?](https://sacramentoappraisalblog.com/2020/10/20/can-it-count-in-the-square-footage/) - Can you include it in the square footage? I get questions like this almost every week. Is it okay to count an accessory dwelling in the living area? What about a pool house? How about a man cave or she shed? Let's talk about this. The straight dope: It's tempting to lump something else in
- [Six things to remember about crazy home price growth](https://sacramentoappraisalblog.com/2020/10/14/six-things-to-remember-about-crazy-home-price-growth/) - Price growth has been unreal lately in many parts of the country, but here are some things to keep in mind before pricing for the moon... Six things to keep in mind: 1) County stats don't translate perfectly: It's easy to look at county or zip code stats and think, "Dude, my home is worth
- [The aggressive & slowing housing market](https://sacramentoappraisalblog.com/2020/10/06/the-aggressive-slowing-housing-market/) - Insane. Crazy. Irrational. The housing market has been described this way in many places around the country lately. But in the midst of freakishly high demand there is still a seasonal rhythm to see in the background. Let's talk about that. Today's post seems long, but it's mostly images. BIG POINT: Understanding what the market
- [Where do you install carbon monoxide detectors in your home?](https://sacramentoappraisalblog.com/2012/06/13/where-do-you-install-carbon-monoxide-detectors-in-your-home/) - Are you confused about where to install carbon monoxide detectors? I hope I can paint a helpful picture for you today so you have a better idea what to do. When are CO detectors required? First off, as of July 1, 2011, it became state law in California for carbon monoxide detectors to be installed. CO detectors are
- [Why is housing inventory so low?](https://sacramentoappraisalblog.com/2020/09/29/why-is-housing-inventory-so-low/) - Housing supply is insanely low right now. It's getting ridiculous. Why is it so low? Let's make a list. Please add your take in the comments. SOME REASONS WHY HOUSING SUPPLY IS LOW 1) Not listing during the pandemic: Sellers aren't listing as often during the pandemic. This has been common in many markets across
- [Crazy contracts & condos are less popular](https://sacramentoappraisalblog.com/2020/09/22/crazy-contracts-condos-are-less-appealing/) - I have two things on my mind today. Let's talk about condos and then some of the crazy contracts we're seeing happen right now. Then I have lots of visuals for those who are interested. CONDOS ARE NOT ALL THE RAGE: It looks like condos aren't so popular these days. During the pandemic buyers have
- [Three ways the pandemic has affected buyers](https://sacramentoappraisalblog.com/2020/09/14/three-ways-the-pandemic-has-affected-buyers/) - How has the pandemic affected buyers? Today I want to share a few fascinating shifts concerning home size, pools, and migration. If you're local, have you been seeing this? If you're not local, what's happening in your area? 1) BUYERS WANT LARGER HOMES If you've been cooped up for months it makes sense that you're
- [Sellers, you don't need 20 offers](https://sacramentoappraisalblog.com/2020/09/08/sellers-you-dont-need-20-offers/) - Sellers, getting twenty offers is the dream, right? That way you can be choosy about accepting the buyer with the strongest terms and probably a higher price too. But do you really need that many? In other words, can you get the same price with just a few offers? Let's kick around this idea today.
- [My health went crazy & so did the market](https://sacramentoappraisalblog.com/2020/09/02/my-health-went-crazy-so-did-the-market/) - Long time no blog. I don't know if you noticed, but I haven't been around these past two months. Today I want to talk about why, say thank you, and then share some cool visuals I've been making these past couple weeks. What happened: In late June I began to have an ulcerative colitis flare
- [A second wave of outbreak & the housing market](https://sacramentoappraisalblog.com/2020/06/30/a-second-wave-of-outbreak-the-housing-market/) - What will happen to the housing market if we have a second wave of outbreak? Quite a few states are seeing an uptick in COVID-19 cases right now, so this is an important question to ask. This isn't about politics or fear, but having conversation. From V to W? The market has seen a "V"
- [Lot size mistakes & pent-up demand](https://sacramentoappraisalblog.com/2020/06/24/lot-size-mistakes-pent-up-demand/) - Two things. Let's talk about a very easy mistake to make with lot sizes and then let's look at pent-up demand right now. LOT SIZE MISTAKES: I've seen it happen twice lately where Tax Records lists the lot size, but it's actually incorrect. In one instance Realist showed the lot was five acres when in
- [Why do appraisers ask real estate agents about concessions?](https://sacramentoappraisalblog.com/2014/12/01/why-do-appraisers-ask-real-estate-agents-about-concessions/) - Being an appraiser is sort of like being Magnum PI. Well, I guess it's just the same except for the tropical island, mustache, red Ferrari, and short shorts. I'm kidding. On a serious note though, appraisers are vaguely similar in one regard in that they investigate details. This brings us to our topic today. Why
- [Don't hold your breath for a Covid discount](https://sacramentoappraisalblog.com/2020/06/17/dont-hold-your-breath-for-a-covid-discount/) - "Why is there not a pandemic discount? I don't get it. The market has been going down." Someone was angry with me recently after an estate appraisal didn't come in low enough in his mind. The thought was prices should be dipping because we're in a pandemic, but that hasn't been happening. The Truth: Lots
- [The skinny on accessory dwelling units](https://sacramentoappraisalblog.com/2020/06/10/the-skinny-on-accessory-dwelling-units/) - I've been getting a ton of questions lately about accessory dwelling units, so I wanted to talk through some of the bigger issues. Skim to questions that sound interesting or take some time to read. Enjoy if you wish. What is an accessory dwelling unit (ADU)? There are lots of definitions out there. In short,
- [A “cheat sheet” of information to give the appraiser during a refinance](https://sacramentoappraisalblog.com/2014/11/18/a-cheat-sheet-of-information-to-provide-to-the-appraiser-during-a-refinance/) - What type of information can home owners give appraisers during a refinance? Last month I put together a "cheat sheet" for listing agents to use during a sale, but I had several requests for something to use for a refinance. Loan officers and real estate agents, save this form to your desktop and consider sharing
- [Bigger Things, Zooming Out, & Buyers vs Sellers](https://sacramentoappraisalblog.com/2020/06/03/bigger-things-zooming-out-buyers-vs-sellers/) - There are way bigger things happening in the world than real estate. So this post won't have much text. For now let's listen to what's happening around us and find ways to heal as a country. Zooming into weekly videos: I was doing five to seven Zoom sessions per week for months and I'm feeling
- [Home prices during the pandemic](https://sacramentoappraisalblog.com/2020/05/27/home-prices-during-the-pandemic/) - What are prices doing? That's the question I'm getting asked the most. Here are some thoughts about how to look at prices during the pandemic. I also have two brand new price visuals. FIVE THINGS TO KEEP IN MIND ABOUT PRICES: 1) Eggs in one basket: I recommend watching multiple price metrics instead of putting
- [What words are used to sell homes?](https://sacramentoappraisalblog.com/2020/05/20/what-words-are-used-to-sell-homes/) - What words are used to sell homes? Let's get lighthearted because it's been intense lately with the pandemic. I thought it would be fun and fascinating to see how many times certain words were used in real estate listings. Realtors do a great job selling and here are words used in public property descriptions in
- [Wait, isn't the market supposed to be tanking?](https://sacramentoappraisalblog.com/2020/05/14/wait-isnt-the-market-supposed-to-be-tanking/) - Surprised. That's how many people seem to feel about the housing market since it's way more competitive than we thought it would be for a pandemic. In fact, some buyers think they're about to score the deal of a century until they start shopping and realize we don't have that sort of market right now.
- [Seven hundred missing sales](https://sacramentoappraisalblog.com/2020/05/06/seven-hundred-missing-sales/) - We're obsessed with prices. OBSESSED. But real estate is about way more. In fact, if we want to understand a market we need to move beyond a laser focus on prices. On that note, let's talk about sales volume. 1) Seven hundred missing sales: There were about 700 fewer sales this April compared to last
- [How will the pandemic shape buyers and sellers?](https://sacramentoappraisalblog.com/2020/04/30/how-will-the-pandemic-shape-buyers-and-sellers/) - How will this pandemic shape buyers and sellers? What will people do differently when it comes to real estate? Here are some things on my mind. What do you think? Please comment below. Rural areas: I've heard data firms and colleagues talk about growing interest in rural areas, so this is something to watch to
- [Are buyers & sellers getting used to the pandemic?](https://sacramentoappraisalblog.com/2020/04/22/are-buyers-sellers-getting-used-to-the-pandemic/) - Quarantine. Wearing masks. Social distancing. It's so weird that these are regular things now. The world indeed has changed over the past month and so has the housing market. Let's talk about some new developments. FIVE WEEKS AGO: About five weeks ago the real estate market started to have a strong reaction to the coronavirus.
- [Seven things to watch in real estate during a pandemic](https://sacramentoappraisalblog.com/2020/04/14/seven-things-to-watch-in-real-estate-during-a-pandemic/) - What's the market doing? What can we watch right now to get a better sense of housing trends during the pandemic? Here are seven things I'm keeping my eyeballs on these days. Anything to add? SEVEN THINGS I'M WATCHING DURING THE PANDEMIC 1) Listings: We often think about listings increasing as a way to see
- [Watching listings, the word on the street, & being negative](https://sacramentoappraisalblog.com/2020/04/09/watching-listings-the-word-on-the-street-negativity/) - This shabby chic piece hangs in my office and I love the phrase. The market is always moving. It's just true. This means there is always something new to say and understand about housing trends. Anyway, here are four things on my mind: 1) Watching listings: I am getting many questions about
- [Hot real estate stats during the pandemic?](https://sacramentoappraisalblog.com/2020/04/02/hot-real-estate-stats-during-the-pandemic/) - I can see the headlines now. "Prices rose despite the coronavirus," or "The housing market shows strength in March despite the pandemic." But let's step back and think critically about glowing stats from March and what they really tell us. I hope this will be helpful. Any thoughts? Five things to consider about stats during
- [Working with appraisers during a pandemic](https://sacramentoappraisalblog.com/2020/03/26/working-with-appraisers-during-a-pandemic/) - Are appraisers still working? This is probably the question I've had most over the past week, so I wanted to unpack some thoughts. 1) Yes & No: Most appraisers are working and it seems like the bulk of appraisers working for lenders are still walking through the interior. There are definitely some appraisers who are
- [Buying an island, uncertainty, & pendings](https://sacramentoappraisalblog.com/2020/03/17/buying-an-island-uncertainty-pendings/) - If you've ever wanted to buy an island to feel like a king or queen, here's your chance. This just might be perfect for social distancing too, right? I wanted to start out on a light note today because news has been so heavy lately. Anyway, this 18-acre parcel is located in Stockton, CA and
- [The blazing hot market & uncertainty](https://sacramentoappraisalblog.com/2020/03/13/the-blazing-hot-market-uncertainty/) - The market has been white hot, but there is also lots of uncertainty right now too. Let's talk about this and take a deep dive into the latest stats for those interested. I'd love to hear your take in the comments. A few things I want to mention: 1) Layers: There are many layers that
- [Coronavirus & the housing market](https://sacramentoappraisalblog.com/2020/03/03/coronavirus-the-housing-market/) - The world probably doesn't need another coronavirus real estate post, but here we are. Over the past week I've had countless conversations on the topic so I wanted to share some thoughts. How might the coronavirus affect the housing market? Here are some things to keep in mind. Things to consider about the coronavirus &
- [Moving money, duplexes, & unicorns.](https://sacramentoappraisalblog.com/2020/02/26/moving-money-duplexes-unicorns/) - Moving money, duplexes, and unicorns. This sounds like a seriously boring blog post, but this is fascinating stuff and I hope you walk away with insight and maybe some ideas for where to focus business if you work in real estate. If you're not local, are these trends happening in your market? I challenge you
- [How much value does a pool really add?](https://sacramentoappraisalblog.com/2020/02/18/how-much-value-does-a-pool-really-add/) - What is a built-in pool worth? I get asked this question all the time. Well, let's look at some fresh stats to help show why there isn't a one-size-fits-all answer. New Pool Stats: I pulled some stats and I'm excited to share these. If you aren't local, does your market look similar regarding pools? Also,
- [Tax Records is not the definitive source for square footage](https://sacramentoappraisalblog.com/2020/01/22/tax-records-is-not-the-definitive-source-for-square-footage/) - Why is the appraiser saying it's only 1,400 sq ft? Tax Records shows the home is 600 sq ft larger. This issue comes up ALL the time, so let's talk about it. MY BIG POINT: I can't speak for every market across the country, but I'll say there can be a difference between what the
- [The market is hot (but dull on paper)](https://sacramentoappraisalblog.com/2020/02/12/the-market-is-hot-but-dull-on-paper/) - The market looks really dull on paper, but it's not. Well, the latest sales stats from January are sluggish, but one of the worst things we can do this time of year is get stuck on sales. The problem is the market is actually heating up right now, but we just won't see it for
- [Not getting distracted by outlier sales](https://sacramentoappraisalblog.com/2020/02/05/not-getting-distracted-by-outlier-sales/) - It's been a record-breaking couple of years. In New York we saw the highest residential sale ever in the United States at $238M. Then a couple months ago California got a new record with the Beverly Hillbillies mansion at $150M. And now there's a listing in Bel-Air that just hit the market at $500M. The
- [An open letter to homebuyers](https://sacramentoappraisalblog.com/2020/01/29/an-open-letter-to-buyers/) - Dear Buyers, Can we chat? I’ve been having SO many conversations about buying in today's market, so I wanted to stir some thoughts and maybe offer some perspective. I hope this will be helpful. Things to keep in mind about buying a home right now: Starter home vs dream home: We all want that pristine
- [Horses aren't allowed & a big market update](https://sacramentoappraisalblog.com/2020/01/14/horses-are-not-allowed-a-huge-market-update/) - The other day a client asked me to include a statement in my appraisal that horses are allowed on the property. It was a huge lot, so it seemed like that might be okay... But I said NO for a very specific reason. Let's talk about this and then for those interested let's take a
- [Real estate trends to watch in 2020](https://sacramentoappraisalblog.com/2020/01/07/real-estate-trends-to-watch-in-2020/) - What’s the real estate market going to do in 2020? Let’s talk about some of the bigger emerging trends. Scroll quickly or digest slowly. Anything to add? Class I'm teaching on Jan 16th: I'm doing a big market update at SAR from 9-10:30am. We'll talk through where the market is at, tips for talking to
- [The Golden State Killer's house, selling lower, & price changes](https://sacramentoappraisalblog.com/2019/12/17/the-golden-state-killers-house-taking-longer-to-sell-price-changes/) - I have three things on my mind today. Let's look at the accused Golden State Killer's house, a new visual I'm testing out, and some fresh stats. Huge thanks: First off, thank you for reading my blog this year. This will be my last post of 2019, so I wanted to say I'm truly honored
- ['Tis the season for real estate predictions](https://sacramentoappraisalblog.com/2019/12/12/tis-the-season-for-real-estate-predictions/) - Buckle up. It's real estate prophet season where everyone and their Mom has a prediction about the market next year. Here are some quick thoughts and then a deep dive into local trends for anyone interested. 1) Nothing too extreme: So far I'm not hearing too many extreme views on the housing market. What I
- [My real estate mind never shuts off](https://sacramentoappraisalblog.com/2019/12/03/my-real-estate-mind-never-shuts-off/) - My real estate mind never shuts off. Even when I'm on vacation I can't help but notice interesting things and think through value issues. Anyway, last week I took a family road trip through Southern California and here are some things that caught my eye. Enjoy if you wish. INSIGHTS WHILE ON VACATION 1) Vibrant
- [How might rent control affect the housing market?](https://sacramentoappraisalblog.com/2019/11/19/how-might-rent-control-affect-the-housing-market/) - If you want to get into a fight online, just bring up rent control. Yep, it's a polarizing topic. But before we duke it out, this post isn't about whether rent control should exist or not. No, it's written to lend insight into how we might value properties now that rent control is legal in
- [Street names & hot stats with an asterisk](https://sacramentoappraisalblog.com/2019/11/13/street-names-hot-stats-with-an-asterisk/) - I have two things on my mind. Street names and super "hot" market stats. Then for those interested I've include my big monthly market update below. Two things: 1) Street Names: Just for fun, could a street name actually affect value? I mean, if it was really off-color, would buyers pay less because of a
- [Thoughts on PG&E and the housing market](https://sacramentoappraisalblog.com/2019/11/07/thoughts-on-pge-and-the-housing-market/) - I've been asked quite a bit to talk about what's happening with PG&E. It's mind-blowing to think close to one million households have had spurts without electricity lately in California. I don't think anyone saw this curveball coming, so let's talk about it. Please pitch in your thoughts below too. Here are a few things
- [That place where shiplap & murder meet](https://sacramentoappraisalblog.com/2019/10/29/that-place-where-shiplap-murder-meet/) - There's going to be a new home renovation show that focuses on murder houses. How crazy is that? It'll be called Murder House Flip and it's going to air in 2020. I can already imagine adding shiplap to the walls to erase a heinous history... Anyway, here are some things on my mind. 1) Not
- [Does the market really change every seven years?](https://sacramentoappraisalblog.com/2019/10/22/does-the-market-really-change-every-seven-years/) - The market changes every seven years. And now it's ready to take a big turn. Have you heard that? Is there really such a thing as a "seven-year rule"? Is it legitimate? Let's talk about it. A FEW THINGS TO CONSIDER 1) Behavior: The market doesn't have to behave a certain way every seven years.
- [When sellers care too much about the Zestimate](https://sacramentoappraisalblog.com/2019/10/16/when-sellers-care-too-much-about-the-zestimate-and-a-market-update/) - A seller's Zestimate is really low and he's pretty worried about it. It might seem a bit vain to care so much, but the seller is concerned since he's heard buyers might offer less on his home if Zillow's estimate is too low. Is that legit? Let's talk about it. Then for those interested I
- [The coming recession & the housing market](https://sacramentoappraisalblog.com/2019/09/05/the-coming-recession-the-housing-market/) - The coming recession is a huge topic right now and lots of people are wondering about the effect on home prices. What's going to happen to the housing market? Will we see another crash? Here are a few thoughts on my mind right now. Anything to add? Please comment below. Last time isn't the new
- [Zillow has officially entered the market](https://sacramentoappraisalblog.com/2019/10/09/zillow-has-officially-entered-the-market/) - Zillow is here. As of two days ago they've officially entered the market in Sacramento and they have big plans to expand to other territories too. Let's talk about this. Here's what's swirling through my mind. Anything to add? Corporate flipper: Zillow is basically going to be flipping homes. Their website doesn't use this language
- [Not everything is getting multiple offers](https://sacramentoappraisalblog.com/2019/10/02/not-everything-is-getting-multiple-offers-did-you-hear-that-sellers/) - Everything is getting multiple offers, right? Many sellers feel that way, but it's just not true. Today let's dive deeply into what is actually happening with multiple offers. I'm excited about this and I hope you like it too. Non-locals: If you're not local, would understanding more about multiple offers help you? Could you ask
- [When 1,000 square feet doesn't count](https://sacramentoappraisalblog.com/2019/09/25/when-1000-square-feet-doesnt-count/) - One of the most interesting homes I've seen just sold. It was brand new, four stories, and a halfplex. Oh, and on paper it was 3,000 sq ft, but about 1,000 sq ft didn't count in the square footage. This is definitely a conversation piece, so I'm thankful Realtor Brian McMartin agreed to do a
- [Low appraisals, weed, & rent control](https://sacramentoappraisalblog.com/2019/09/19/low-appraisals-weed-rent-control/) - I've been getting lots of phone calls and emails about low appraisals over the past couple months. Is something in the water? What's going on? Let's talk about this briefly. Then I have some quick thoughts on weed and rent control. 5 things to remember about "low" appraisals: 1) This is common when the market
- [Peaking prices & rosy real estate narratives](https://sacramentoappraisalblog.com/2019/09/13/peaking-prices-rosy-real-estate-narratives/) - People tend to freak out when prices slow down. What's going on? Is the market crashing? But every year around this time we start to see the market soften. Let's talk about this, and then for those interested I have a big market update. 1) Slowing is normal: Prices have likely crested for the season
- [Dude, people want smaller homes (sort of)](https://sacramentoappraisalblog.com/2019/08/27/dude-people-want-smaller-homes-sort-of/) - Tiny homes are all the rage these days on HGTV, but most people would never pull the trigger on something that size. But the truth is homes in the United States are actually getting smaller lately. Well, sort of. Let's talk about it. Why this matters: Knowing a real estate market isn't just about prices,
- [Can you use brand new sales from the builder as comps?](https://sacramentoappraisalblog.com/2019/08/21/can-you-use-brand-new-sales-from-the-builder-as-comps/) - I get asked this question all the time. "What do you do for comps when a home is only one year old? Can you compare it to brand new homes from the builder?" Here are a few things on my mind. Builders vs you: It's important to step back and understand that builders are able
- [A massive garage & paying too much attention to prices](https://sacramentoappraisalblog.com/2019/08/13/a-massive-garage-paying-too-much-attention-to-prices/) - I saw a massive garage while on vacation that I just have to share. I also have some quick thoughts on focusing too much on prices. Those are the two things on my mind. Then for those interested let's dive deep into the market. I took almost two weeks off and part of my vacation
- [The invasion of tech companies in real estate](https://sacramentoappraisalblog.com/2019/07/30/the-invasion-of-tech-companies-in-real-estate/) - Tech companies want a piece of the real estate pie. Amazon. Zillow. Opendoor. Rex. It seems like every week there's a new company announcing its venture into the game. Here are some things swirling through my mind as I think critically about this trend. 1) Stress & real estate hold hands: Tech companies talk about
- [How do you know how much the market has gone up?](https://sacramentoappraisalblog.com/2019/07/24/how-do-you-know-how-much-the-market-has-gone-up/) - I've been getting this question quite a bit lately. How much has the market gone up? How do you figure that out exactly? This is something we consider all the time when pulling comps, which is why it's so important. Let's talk about it. NOTE: This post is longer because there's lots to say. You
- [Rates are low, but buyers aren't going nuts](https://sacramentoappraisalblog.com/2019/07/11/rates-are-low-but-buyers-arent-going-nuts/) - Rates and inventory are really low, so on paper it seems like the market should be booming. But it's not. The truth is sales numbers are down despite rates doing the limbo below four percent again. It's like the market looks hot on paper, but it's also a bit lackluster in some ways. Affordability: A
- [Cost vs value, Johnny Cash, & an explosion of murals](https://sacramentoappraisalblog.com/2019/07/02/cost-vs-value-johnny-cash-an-explosion-of-murals/) - Last week was a heavy post, so this week I have something quick and light. I wanted to share a perfect cost vs value example and then look at a few murals - particularly the Johnny Cash mural in Downtown Sacramento. Record price: This contemporary home in Sierra Oaks Vista just sold for $5M, which
- [Dude, my house is worth more now, right? Because of that one thing.](https://sacramentoappraisalblog.com/2019/06/19/dude-my-house-is-worth-more-now-right-because-of-that-one-thing/) - My house is worth more now, right? Or maybe it's worth less because of that one thing? I get questions like this all the time, so here's some thoughts swirling through my mind. Skim the headings or dig in. Anything to add? Questions I've heard recently: Will prices rise because a nearby restaurant got a
- [Slow is not a dirty word in real estate](https://sacramentoappraisalblog.com/2019/06/13/slow-is-not-a-dirty-word-in-real-estate/) - Slow is not a four-letter word. Well, technically it is. But in real estate it's not a "four-letter" dirty word. Let's talk about this, and then for those interested I have a huge market update below. The situation: It's easy to feel good about real estate when the stats are glowing because there's always something
- [Photoshopping & price per sq ft in real estate](https://sacramentoappraisalblog.com/2019/06/04/photoshopping-price-per-sq-ft-in-real-estate/) - I have a new way to explain how price per sq ft works in real estate. It's helpful but maybe a little creepy too. No matter what, we need word pictures in real estate to explain concepts, so let's chat. The big idea: Using a price per sq ft figure from a different house is
- [Who is coming & going? A huge question to ask in real estate](https://sacramentoappraisalblog.com/2019/05/29/who-is-coming-going-a-huge-question-to-ask-in-real-estate/) - I said goodbye to some family members this past weekend. Like many Californians they're leaving the state. It's probably not surprising to hear, but California lately has been having more residents leave than come. Of course other states are feeling this too because they're now welcoming (or not) West Coast refugees. Let's talk about this.
- [The four stages of neighborhood life](https://sacramentoappraisalblog.com/2012/08/06/the-four-stages-of-neighborhood-life/) - I love neighborhood BBQs. It's so nice to mingle with neighbors, sample an array of foods, meet new people and watch the community connect. Thankfully tomorrow I'll be enjoying a "National Night Out" BBQ with neighbors yet again as my family hosts a get-together for our subdivision. While I won't be unpacking the four stages of neighborhood life in conversation as I grill hot
- [Ch-ch-ch-change in neighborhoods](https://sacramentoappraisalblog.com/2019/05/22/ch-ch-ch-change-in-neighborhoods/) - Neighborhoods change. Sometimes they end up growing in a positive direction and other times they go downhill in a big way. Today I want to share a quick example of what I mean. Million Dollar Sales: Here are two images to show million dollar sales in East Sacramento. Prices were definitely rising during both of
- [Solar panels & a normalish spring market](https://sacramentoappraisalblog.com/2019/05/15/solar-panels-a-normalish-spring-market/) - Every week I get asked about solar panels. Do they add value? Should I price my listing higher? Will buyers pay for it? These are big questions and there's no quick answer. But here are some things I think through and bring up when people call. This is just over ten minutes. Then for those
- [When the best comps are four years old](https://sacramentoappraisalblog.com/2019/05/08/when-the-best-comps-are-four-years-old/) - Do appraisers have to use comps from the past 90 days? Nope. Of course not, but this idea is still pretty common. The truth is sometimes the best comps are much older. Usually they're not four years old, but they were in this situation. Let's talk about it. Anything to add? Warning: This post is
- [Two things to understand about Zillow's accuracy rate](https://sacramentoappraisalblog.com/2019/05/01/two-things-to-understand-about-zillows-accuracy-rate/) - How does Zillow's accuracy rate work? Let's talk about two important points. I'm not writing because I'm angry, but only because the public places enormous trust in this brand, and I see this accuracy rate quoted everywhere. Well, let's at least know the fine print so we can have informed conversations. Two quick points on
- [How much is that new roof & AC unit worth?](https://sacramentoappraisalblog.com/2019/04/23/how-much-is-that-new-roof-ac-unit-worth/) - "I paid $25,000 for a new roof and AC unit. How much is that worth in an appraisal?" I get questions like this all the time and my answer can be frustrating as I say, "It depends." Here's my thought process though and why I can't just rattle off a quick number. Anything to add?
- [One Year of HVCC & My Son's Birthday](https://sacramentoappraisalblog.com/2010/04/30/one-year-of-hvcc-my-sons-birthday/) - It's my youngest son's birthday tomorrow and it's also the one-year anniversary of the Home Valuation Code of Conduct. People ask me all the time what I think about HVCC, so I figured on the eve of twelve months of HVCC, it would be appropriate to have a little discussion. In short, I think the Home Valuation Code
- [It's just NOT a cash market like it used to be](https://sacramentoappraisalblog.com/2019/04/17/the-market-isnt-investor-monopoly-in-2019/) - Investors are playing the market like Monopoly and buying everything in sight... Well, that's what many sellers think. But it's not true. Like many markets across the country, in Sacramento we're actually seeing significantly less cash today than during the heyday of investor activity a few years back. The Big Takeaway: It's not an aggressive
- [The booming FLAT market & rate addiction](https://sacramentoappraisalblog.com/2019/04/11/the-booming-flat-market-rate-addiction/) - The market is getting hotter, but it's also pretty flat. Let's talk about this as well as low rate addiction. Then for those interested I have a huge local market update. Two things: 1) Competitive but flat market: The spring market is definitely competitive. Real estate agents are saying it's "hot" and they're right because
- [It might not be an appraiser at the inspection due to new "hybrid" appraisals](https://sacramentoappraisalblog.com/2019/04/02/it-might-not-be-an-appraiser-at-the-inspection-due-to-new-hybrid-appraisals/) - It's happening. It might not be an appraiser who shows up for the appraisal inspection. I've been talking about the potential of "hybrid" valuations like this, and now they're here. The gist is somebody besides the appraiser inspects the property and then gives the inspection details to the appraiser to do the "value part" (without
- [Tips for choosing comps on a unique home (straw-bale house)](https://sacramentoappraisalblog.com/2019/03/26/tips-for-choosing-comps-on-a-unique-home/) - It almost sounds like the big bad wolf story, but there really are homes built from straw. Literally. Today I want to mention a few things about this type of construction, share some photos of a local straw-bale house, and then talk briefly about how I approached appraising this one. What's a straw-bale house? It's
- [That place where insurance & real estate collide](https://sacramentoappraisalblog.com/2019/03/19/that-place-where-insurance-real-estate-collide/) - Insurance can make a huge difference in a real estate market. We don't often think much about this, but it's something to watch in areas of California where we're seeing insurers pull out of the market in light of disastrous fires. This is a big deal, so let's talk about it. Today I'm doing a
- [Is the market good or bad right now?](https://sacramentoappraisalblog.com/2019/03/13/is-the-market-good-or-not-right-now/) - People ask all the time. Is the market good or bad? I have some quick thoughts and then a huge market update for those interested. The truth: The market isn't always good or always bad. What I mean is it's either good or bad depending on whether you can move, sell, buy, or invest. At
- [The problem of giving too much weight to previous sales (or not enough)](https://sacramentoappraisalblog.com/2019/03/05/the-problem-of-giving-too-much-weight-to-previous-sales-or-not-enough/) - It must be worth more than it sold for in the past, right? In many cases, YES. But sometimes NO. Let's talk through some things to consider when pulling comps and noticing a previous sale. I find many of these points coming up lately in conversation, so I hope this is helpful. Here's some things
- [Appraisal waivers & the foreclosure wave](https://sacramentoappraisalblog.com/2019/02/27/appraisal-waivers-the-foreclosure-wave/) - I have two things on my mind today. Yesterday I had a conversation about appraisal waivers and "hybrid" appraisals, so I wanted to share my take. Then I have some new graphs to help tell the story of the foreclosure crisis. APPRAISAL WAIVERS & "HYBRID" APPRAISALS: Here's a Q&A with with Scott Short on appraisal
- [Can appraisers use private sales as "comps"?](https://sacramentoappraisalblog.com/2013/01/24/can-appraisers-use-private-sales-as-comps/) - I've been getting this question quite a bit lately. Are appraisers allowed to use non-MLS sales as "comps" in appraisal reports? My answer? Yes and no. Let's unpack the "no" first. NO: If an appraiser cannot verify the nature of a sale and understand the transaction, then it's not good appraisal practice to use the sale as
- [My blog is 10 years old today](https://sacramentoappraisalblog.com/2019/02/20/my-blog-is-10-years-old-today/) - It's been ten years. I started this blog on February 20, 2009. I can't believe it. The real estate market was way different then and so was my life. I have two things on my mind today. 1) THANK YOU I'm so grateful for this past decade. I’ve had a blast and I've learned so
- [The players in the market & normal pendings](https://sacramentoappraisalblog.com/2019/02/12/the-players-in-the-market-normal-pendings/) - Who are the players in the market? Who is buying and selling? Who is coming? Who is going? These are questions we have to ask to grasp a local market. And for real estate professionals, knowing who the players are helps us serve clients well and sometimes even make future business plans. Well, let's talk
- [How do we value a house with a HUGE non-permitted addition?](https://sacramentoappraisalblog.com/2019/02/05/how-do-we-value-a-house-with-a-huge-non-permitted-addition/) - What do appraisers do when there is an enormous non-permitted addition? Imagine a 1,300 sq ft house with a 1,000 sq ft addition. What the? Let's talk about this. Here are some things to consider: THE SHORT VERSION: A lack of permits causes uncertainty in real estate Buyers usually expect a price discount Appraisers need
- [More owners, less sales, & confidence](https://sacramentoappraisalblog.com/2019/01/28/more-owners-less-sales-confidence/) - I have a few things on my mind. Let's talk about more home owners, slumping volume, confidence, and outliers. Anything to add? Increasing home ownership rate: There's so much dreary news these days because of slumping sales volume. So here's some good news first. We're seeing an uptick in the home ownership rate (especially with
- [Being neutral, price per square foot, and the Governor's new digs](https://sacramentoappraisalblog.com/2019/01/21/being-neutral-price-per-square-foot-and-the-governors-new-digs/) - I have a few things on my mind. Let's talk about me being asked to recruit for a brokerage (really), price per sq ft, and the Governor's new digs. 1) WHY I SAID "NO": A brokerage recently asked me if I would help them recruit agents. The idea was I could use my influence to
- [At least read this part of the appraisal](https://sacramentoappraisalblog.com/2019/01/15/at-least-read-this-part-of-the-appraisal/) - I know, nobody actually reads appraisal reports. Well, except for one thing - the value. But let's talk about a critical place to look in an appraisal that can make all the difference. I have a story to share too about why this even matters. BONUS: Check out the new new sales volume graphs below.
- [The real estate left behind after a fire](https://sacramentoappraisalblog.com/2018/12/19/when-a-town-is-wiped-out-by-fire/) - Last month the Town of Paradise, CA was destroyed during the Camp Fire. The flames showed no mercy as they took lives and leveled nearly 14,000 homes. The devastation is simply unreal and hard to fathom. Today I wanted to do a Q&A about the aftermath of this fire and what's happening in the surrounding
- [That place where marijuana & real estate meet](https://sacramentoappraisalblog.com/2016/11/28/that-place-where-marijuana-real-estate-meet/) - Marijuana is on my mind. In recent weeks Californians voted to make recreational marijuana legal, and I can't help but consider the impact it might have on real estate. Here are a few things I've been mulling over. Anything you'd add? 1) Land Value: All of a sudden land that is ripe for marijuana growing
- [When marijuana grow operations are down the street](https://sacramentoappraisalblog.com/2017/08/08/when-marijuana-grow-operations-are-right-down-the-street/) - Does it matter for value if there are a few legal marijuana grow operations in the neighborhood? That's not really a question we asked much in the past, but it's definitely a reality in many portions of California now since recreational marijuana was approved at the ballots last year. I know this is a polarizing
- [Things to know about appraisals after a disastrous fire](https://sacramentoappraisalblog.com/2018/08/08/things-to-know-about-appraisals-after-a-disastrous-fire/) - It's been an utterly devastating fire season in California, so I wanted to talk about what happens on the appraisal side of things after such a disaster. This isn't something that people ever think about until they have to, but now is one of those times. I figured this would help home owners with questions
- [Will buyers step on the gas or brakes in 2019?](https://sacramentoappraisalblog.com/2019/01/10/will-buyers-step-on-the-gas-or-brakes-in-2019/) - It's the big question right now. Will buyers put their foot back on the gas pedal or will they continue to put on the brakes? For the past couple quarters in many markets around the country buyers seemed to show some resistance to prices and back off the market a bit. So we saw more
- [Real estate trends to watch in 2019](https://sacramentoappraisalblog.com/2019/01/03/real-estate-trends-to-watch-in-2019/) - What's the real estate market going to do in 2019? Let's talk about some of the bigger emerging trends in Sacramento and beyond. You can quickly scroll or spend a few minutes digesting things. Anything to add? TRENDS TO WATCH IN 2019: Affordability: We've had seven years of price increases without dramatic wage growth, so
- [An underrated metric & slumping volume](https://sacramentoappraisalblog.com/2018/12/12/an-underrated-metric-slumping-volume/) - There's a stat that doesn't get much love. It's not sexy, nobody really writes about it in the newspapers, and most people don't even know what it is. But it's really important because it helps us tell how hot or cool the market is. I'm talking about the sales to list price ratio. Oops, did
- [Tahoe Park Neighborhood in Sacramento](https://sacramentoappraisalblog.com/2009/04/16/tahoe-park-neighborhood-in-sacramento/) - “Tahoe Park” is an area of Sacramento off of Highway 50 and 65th street in the 95820 zip code (with one portion of the neighborhood in the 95817 zip code). The neighborhood consists mostly of single family detached ranch-style houses (some multi-units and occasional 2-story houses) that are most often 2 or 3 bedrooms with a 1-car garage (2-car
- [Seven years of price increases & my blue kitchen island](https://sacramentoappraisalblog.com/2018/12/03/seven-years-of-price-increases-my-blue-kitchen/) - Let me get straight to it. I'm excited to share some new visuals. I'm geeking out because these new images help tell a compelling story of seven years of price increases. Whether you're local or not, I hope you can dig these. A FEW QUICK THINGS THIS WEEK: 1) Loan Limits: You probably heard conforming
- [Is it just me or is the market slowing?](https://sacramentoappraisalblog.com/2018/11/12/is-it-just-me-or-is-the-market-slowing/) - The market is slowing. We’ve been hearing that all over the place lately and it's been a common clickable headline. But it's not just hype because there's some truth to it. Today I want to show this reality with a few visuals, mention three takeaways, and unpack a huge Sacramento market update for those interested.
- [Get rid of appraisers while nobody's looking](https://sacramentoappraisalblog.com/2018/11/26/get-rid-of-appraisers-while-nobodys-looking/) - Did you hear the news? There's a proposal from the FDIC, Federal Reserve, and others to not require appraisals for some mortgages under $400,000. This is a big deal and I have some thoughts. Actually, Ken Harney in the Chicago Tribune penned a fantastic piece about this today (I was quoted too). Dude, this will
- [Talking real estate cycles at the dinner table](https://sacramentoappraisalblog.com/2018/11/19/talking-real-estate-cycles-at-the-dinner-table/) - Let's talk about real estate cycles. Are we at the top of the market? Lots of people are wondering, so I figured I'd throw out some charts to help fuel conversation. My goal here isn't to say YES or NO, but to focus on stats for the sake of discussion. Well, and if you need
- [A hair stylist says we're not in a bubble...](https://sacramentoappraisalblog.com/2018/11/06/a-hair-stylist-says-were-not-in-a-bubble/) - Everywhere I go people are talking about housing. So it wasn't a surprise to have a market conversation with a hair stylist while flying to Texas last week. We talked about real estate bubbles and mullets. Anyway, here's a few quick takeaways and some thoughts after attending an amazing conference called AppraiserFest. Of course I
- [Is a blue kitchen all the rage or too much?](https://sacramentoappraisalblog.com/2018/10/30/is-a-blue-kitchen-all-the-rage-or-too-much/) - A blue kitchen? I recently saw a loud kitchen and I hoped we could talk about it. Is this the new trend? Do buyers crave color? Here's some photos, a quick interview with the investor behind this, and some takeaways. This home is in an older area near Downtown Sacramento. I've been seeing more shelves
- [When there's no other manufactured homes in the neighborhood](https://sacramentoappraisalblog.com/2018/10/23/when-theres-no-other-manufactured-homes-in-the-neighborhood/) - What do you do if you’re trying to value a manufactured home and there aren’t any comps in the market? I’ve been asked this a few times lately, so I wanted to pitch in some thoughts. PUZZLE APPROACH: There isn't one easy way to approach this, so when appraising something challenging I tend to look
- [Would you be ready if the market did change?](https://sacramentoappraisalblog.com/2018/10/16/would-you-be-ready-if-the-market-did-change/) - There's so much talk about the market changing. It's honestly hard to escape, right? But what if the market really did shift directions? Would you be ready for it? Today I want to share some things on my mind. This might seem off-topic, but hey, I'm a guy in business thinking through stuff like this.
- [Slumping volume & rising inventory](https://sacramentoappraisalblog.com/2018/10/11/slumping-volume-rising-inventory/) - Volume is down and inventory is up. Is that a problem? It sounds like a question for a high school Economics class, but here we are talking. Today I want to kick around two quick thoughts and then dive deeply into trends. I hope this helps - whether you're local or not. Anything to add?
- [Loud tile, fake trends, & staying grounded](https://sacramentoappraisalblog.com/2018/10/01/loud-tile-fake-trends-staying-grounded-in-the-midst-of-hype/) - I've been seeing lots of vibrant tile like this lately. Have you? Do you like it or not? Let me know, and let's also talk about fake trends and market hype. Strong opinions: Last week when sharing a picture of this tile on social media, I heard some strong opinions ranging from, "Dude, that is
- [An open letter about celebrity flipping seminars](https://sacramentoappraisalblog.com/2016/05/31/an-open-letter-about-celebrity-flipping-seminars/) - Dear Public, Last week I got an invite to a celebrity flipping seminar. That's right, I can go learn how to flip houses from Tarek & Christina, the stars of HGTV's Flip or Flop. Being that this is the second celebrity event to come to town this year, let's talk about some of the dangers
- [6 ways buyers have changed since the housing bubble](https://sacramentoappraisalblog.com/2018/09/25/5-ways-buyers-have-changed-since-the-housing-bubble/) - There's lots of focus on how home prices have changed since the previous "bubble", but let's talk about how buyers have changed. Here's some observations. What else have you noticed? 1) More picky: During the previous housing "bubble" buyers seemed so desperate to purchase that they pulled the trigger on about anything, but they're much
- [Is the public trusting Zillow too much?](https://sacramentoappraisalblog.com/2018/09/18/is-the-public-trusting-zillow-too-much/) - I don't have an axe to grind. I'm not angry. And I'm not worried about Zillow replacing my job. I am concerned about the public trusting Zillow way too much though, so I wanted to share an eye-opening "Zestimate" example to help create conversation. Please give it a read and let's talk in the comments.
- [The problem of not listening in a slower market](https://sacramentoappraisalblog.com/2018/09/12/the-problem-of-not-listening-in-a-slower-market/) - It's not easy to listen when the market is slowing. This is true for sellers taking in pricing advice, and it's also true for the average person reading national headlines. Let's talk about this. Then for those interested I have a big market update. Anything to add? Sellers not listening: All year it seems sellers
- [A market full of real estate prophets](https://sacramentoappraisalblog.com/2018/09/04/a-market-full-of-real-estate-prophets/) - Have you heard the prophets lately? The market is flooded with real estate predictions, and there are a ton of people telling us what the future will look like. So naturally I figured we should have a way to test whether these voices are legit or not. Enter the flow chart below. Okay, I created
- [How much does a previous purchase matter to appraisers?](https://sacramentoappraisalblog.com/2018/08/28/how-much-does-a-previous-purchase-matter-to-appraisers/) - How much does a previous purchase matter? Do appraisers give strong weight to the purchase price? Or do they completely ignore it? This is an important conversation, especially in the midst of so much talk about the market changing. 1) Meaningless: Sometimes a previous purchase is meaningless. That's not always happy news, but if a
- [When sellers expect buyers to pay for solar](https://sacramentoappraisalblog.com/2018/08/21/when-sellers-expect-buyers-to-pay-for-solar/) - Sellers often expect buyers to pay the full cost of a solar system. So they say, "I spent $30,000 on this system, so let's price it $30,000 higher." I get the sentiment, but is it reasonable? Let's talk about it. This isn't a "how to value" solar post, but a conversation focused on some logical
- [How would you know if the market was starting to tank?](https://sacramentoappraisalblog.com/2018/08/14/how-would-you-know-if-the-market-was-starting-to-tank/) - Is the market starting to tank? Or is it just a seasonal slowing? I'm getting asked this question all the time, so I wanted to share some thoughts. Then I have a big local market update for anyone interested. How would you know if the market was sliding? I wish this was a 10-second answer,
- [Teardowns, lot splits, & highest and best use](https://sacramentoappraisalblog.com/2018/08/01/teardowns-lot-splits-highest-and-best-use/) - A few weeks ago I took a vacation. And like many working in real estate, my mind doesn't quite shut off all the way - at least at first. So I'm constantly thinking about trends and value. Anyway, I knew I had a post in me when spotting this. Teardown: This is Sunset Beach in
- [Seeing the market over two decades](https://sacramentoappraisalblog.com/2018/07/24/seeing-the-market-over-two-decades/) - Buckle up and let's take a drive through the past 20 years. Where has the market been over these two decades? Since MLS recently made it much easier to extract older data, I had to do this post. I hope you find it useful or interesting - even if you aren't in the Sacramento market.
- [The market is slowing (we're not surprised)](https://sacramentoappraisalblog.com/2018/07/13/the-market-is-slowing-were-not-surprised/) - The market is slowing. Most who work in real estate have sensed this and felt a "disturbance in the force" so to speak (Star Wars). The signs are clear, but sellers are slow to catch on because they're stuck on "hot" headlines. Anyway, let's talk briefly, and then for those interested I have a big
- [The problem of overpricing in real estate](https://sacramentoappraisalblog.com/2018/07/05/the-temptation-to-overprice-in-real-estate/) - Overpricing is a problem. You’d think in such a “hot” market that it wouldn’t be an issue, but it is. I’m not trying to dog sellers, but let’s talk about some of the most common pricing mistakes right now. I hope this helps. 1) Getting married to the list price: Sometimes it's like sellers get
- [The emerging trend of storage container homes (Q&A)](https://sacramentoappraisalblog.com/2018/06/20/the-emerging-trend-of-storage-container-homes-qa/) - Storage container units are all the rage on HGTV, but they're starting to pop up in real life too. So let's talk about them. Today I have an interview with James Roberts who handles design and engineering at TAYNR, a container home builder in Sacramento. I hope this will be insightful and interesting. Anything to
- [Peak prices & "bubble" conversations](https://sacramentoappraisalblog.com/2018/06/14/peak-prices-bubble-conversations/) - We're about to have more real estate "bubble" conversations. Why? Because prices are very close to where they were at the previous peak of the market. Here's a few things that come to mind when these conversations come up. Then for those interested I have a big monthly market update. Anything to add? Higher prices
- [It's not all about square footage in real estate](https://sacramentoappraisalblog.com/2018/06/06/its-not-all-about-square-footage/) - A bigger house is always worth more, right? It's really easy to fall into the trap of believing that, but it's not always true. Let's talk about it. Myth: Extra square footage is always worth more. 1) Single story vs two story: Sometimes a large single story will sell for more than a larger two-story.
- [Yes, appraisers do notice a lack of quality](https://sacramentoappraisalblog.com/2018/05/31/yes-appraisers-do-notice-a-lack-of-quality/) - If you can tell it's a DIY job, that's probably a bad thing. Let's talk about what happens when we spot a lack of quality in home improvements. 1) Technically remodeled: A home might technically be "remodeled", but if the work is low in quality it probably won't compete with other truly remodeled homes. This
- [The Golden State Killer's house (poll results)](https://sacramentoappraisalblog.com/2018/05/23/the-golden-state-killers-house-poll-results/) - We recently talked about the Golden State Killer's house and I put together a poll. If this house came to the market, what sort of price reduction would you expect if any? Let's look at the results and talk through some ideas. POLL RESULTS: There were about 400 votes. Thank you everyone for voting. I'll
- [It'll never sell that high (but then it did)](https://sacramentoappraisalblog.com/2018/05/17/itll-never-sell-that-high-but-then-it-did/) - There's no way it's going to sell that high. Have you ever thought that in real estate? Well, let's talk about a property that many said would never sell at $4.1M, but then it did. I definitely have some takeaways about this lofty condo in Downtown Sacramento, and I hope non-locals will relate to the
- [The Golden State Killer's house (quick survey)](https://sacramentoappraisalblog.com/2018/05/09/the-golden-state-killers-house-quick-survey/) - The suspected Golden State Killer was arrested two weeks ago. This man is said to be responsible for more than 50 rapes and 12 murders throughout California. It's crazy to think about the path of terror this monster blazed for so many years. Well, let's talk about him, but from a real estate angle. Take
- [The myth of dollar for dollar in real estate](https://sacramentoappraisalblog.com/2018/05/02/the-myth-of-dollar-for-dollar-in-real-estate/) - I'm in the middle of a bathroom remodel, so things have been hectic in my world. But beyond the noise and dirty house, how much value is this going to add? If I spend $15,000, my home will be worth $15,000 more, right? Let's talk about it. Dollar for dollar: It's rare in real estate
- [Will it be an appraisal issue if there is pot growing at a house?](https://sacramentoappraisalblog.com/2018/04/24/will-it-be-an-appraisal-issue-if-there-is-pot-growing-at-a-house/) - Is it going to be a problem for a loan if the appraiser sees pot growing at a house? Well, it depends. Like many things in real estate, it's not always a simple answer. Here are some things to consider. Different opinions: There isn't one definitive opinion appraisers have on how to handle cannabis, so
- [What appraisers think about increasing the contract price to cover closing costs](https://sacramentoappraisalblog.com/2018/04/19/what-appraisers-think-about-increasing-the-contract-price-to-cover-closing-costs/) - Is it going to be an appraisal problem if the buyer asks for a 3% credit back? Well, let me back up. Let's imagine the original offer was $300,000, but through written negotiation the price has now increased to $310,000 with a $10,000 credit back to the buyer. Is that an issue? Here's some quick
- [Seeing the market while driving, crunching numbers, & eating tacos](https://sacramentoappraisalblog.com/2018/04/13/seeing-the-market-while-driving-crunching-numbers-eating-tacos/) - It's not just about numbers. Look, I geek out over stats, but sometimes all we need to do is drive around town or have a few conversations to see the market. Today I wanted to share some trends I'm seeing by sharing photos I've taken recently. Then for those interested we'll get into the numbers
- [Multiple offers & paying above the appraised value](https://sacramentoappraisalblog.com/2018/04/04/multiple-offers-paying-above-the-appraised-value/) - It's getting a little crazy out there. Let's talk about multiple offers and buyers paying above the appraised value. I want to give some perspective from the lens of an appraiser, and I'd love to hear your take. Any thoughts? MULTIPLE OFFERS: The other day I heard about a property that had 20 offers and
- [The rage of Airbnb rentals (and stuff to keep in mind about value)](https://sacramentoappraisalblog.com/2018/03/30/the-rage-of-airbnb-rentals-and-stuff-to-keep-in-mind-about-value/) - The owner has a cash cow. Her second unit is bringing in $3,300 per month as an Airbnb rental, and it's paying her mortgage. Since these types of rentals are all the rage right now, let's talk about some important details to keep in mind from a value perspective. This isn't meant to be exhaustive,
- [What type of heater is needed for a loan?](https://sacramentoappraisalblog.com/2018/03/22/what-type-of-heat-system-is-needed-for-a-loan/) - A guy wants to sell, but his central system is broken, so he has space heaters in each room. Does that work? Is it going to fly for a loan? What's an appraiser going to be looking for when it comes to a heat source? Let's consider some thoughts from Fannie Mae, HUD, local code,
- [Addicted to low rates, sending 2x4s, and a market update](https://sacramentoappraisalblog.com/2018/03/14/addicted-to-low-rates-sending-2x4s-and-a-market-update/) - The market feels addicted to low interest rates. So what's going to happen when rates rise? Let's travel back to the late 70s for some insight and consider a few thoughts. Then I have a huge local market update for those interested. A few thoughts about interest rates: 1) Addicted: We have a market that
- [Things to know about water heaters during real estate transactions](https://sacramentoappraisalblog.com/2018/03/08/things-to-know-about-water-heaters-during-real-estate-transactions/) - Let's have a quick conversation about water heaters. During a real estate transaction does the water heater need to be raised or not? What are lenders asking appraisers to look for? Does it matter if it's gas or electric, or if it's located in the garage or house? Here's some things to know. Anything to
- [Can you use comps from a different neighborhood?](https://sacramentoappraisalblog.com/2018/03/01/can-you-use-comps-from-a-different-neighborhood/) - One of the questions I get asked the most is, "Can I use comps from a different neighborhood?" Maybe. But then again, maybe not. Let's talk about it, and I'll show you what I do when making this decision. Of course there isn't just one right way to go about this. Anything to add? 1)
- [Slumping volume, too many million dollar listings, & rising rates](https://sacramentoappraisalblog.com/2018/02/22/slumping-volume-too-many-million-dollar-listings-rising-rates/) - We love sensational real estate headlines, but here's what tends to happen. We talk about something like it's the biggest thing ever, it ends up being no big deal, and then we move on to the next thing. It sort of reminds me of Y2K because there was so much fear about worldwide chaos, but
- [Fake real estate trends & rising rents](https://sacramentoappraisalblog.com/2018/02/14/fake-real-estate-trends-rising-rents/) - Let's talk about fake news. No, not anything political. Let's consider a couple of examples where it's easy to misunderstand trends and then report fake real estate news. Then let's look at how rent increases are fueling the 2-4 unit market. Anything to add? I'd love to hear your take. Part I: This is Part
- [The 4 requirements for a room to be considered a bedroom](https://sacramentoappraisalblog.com/2014/09/09/the-4-requirements-for-a-room-to-be-considered-a-bedroom/) - Is it a bedroom or not? Let's talk about what makes a bedroom a bedroom. I had someone ask me this question a few weeks ago after I wrote about whether a bedroom needs a window or not. I hope this is helpful. Feel free to pitch in any further insight or ask questions below.
- [Explaining how price per sq ft doesn't work (with a Lamborghini)](https://sacramentoappraisalblog.com/2018/02/06/explaining-how-price-per-sq-ft-doesnt-work-with-a-lamborghini/) - If there's one conversation to master in real estate, it's explaining how price per sq ft works. Or rather how it doesn't work. In the past I've used Starbucks cups and even toilet paper to explain things, but today let's use price per pound. What do you think? Let me know. Seller: I used price
- [The danger of overpricing & chasing real estate unicorns](https://sacramentoappraisalblog.com/2018/01/30/the-danger-of-overpricing-chasing-real-estate-unicorns/) - Overpricing. It happens all the time in real estate - especially in today's market. I get where sellers are coming from because we've had so much glowing real estate news for more than five years. But that doesn't mean we're in a market where you can command whatever price you want. Chasing the unicorn: Many
- [Machines, humans, & appraisal waivers](https://sacramentoappraisalblog.com/2018/01/18/machines-humans-appraisal-waivers/) - No appraisal needed. In case you haven't heard, last year Fannie Mae introduced Property Inspection Waivers, which means an appraisal is not required in certain situations. Is this a good thing? Well, here are some thoughts swirling through my mind. Anything to add? 1) The automation trend: Automation is happening all around us. Right or
- [The waking market, pulling stats like a boss, & the year in review](https://sacramentoappraisalblog.com/2018/01/12/the-waking-market-pulling-stats-like-a-boss-the-year-in-review/) - The market went to sleep for the holidays and it's just starting to wake up. Let's talk about that along with pulling stats like a boss. Then I have a huge market update and review for those interested. No sales to support higher values: In a normal January the market is in a weird spot.
- [Real estate trends to watch in 2018](https://sacramentoappraisalblog.com/2018/01/02/real-estate-trends-to-watch-in-2018/) - What’s the real estate market going to do in 2018? Let's talk about some of the big conversation pieces emerging in Sacramento and beyond. Any thoughts? What are you watching? I'd love to hear your take. 1) Affordability: This year we're going to have more conversations on affordability - or lack thereof. This is a
- [That place where fame & real estate meet](https://sacramentoappraisalblog.com/2017/11/29/that-place-where-fame-and-real-estate-meet/) - How does fame impact a home? Does it matter for value if a famous person lived there? What if something notorious happened at the property? Let's talk about this and consider a few examples. Please note there are entire books written on this subject, so don't expect an exhaustive dissertation here. Any thoughts? I'd love
- [My last blog post in 2017, Bitcoin, & a big market update](https://sacramentoappraisalblog.com/2017/12/13/my-last-blog-post-in-2017-bitcoin-a-big-market-update/) - I started this blog almost nine years ago, and this is my last post for the year. After next week I'll be lying low, enjoying family, doing some woodworking, staying on my diet (I'm down 30 pounds), and taking some time to get recharged. But first I have two things on my mind. Thank you:
- [An open letter to buyers worried about a housing bubble](https://sacramentoappraisalblog.com/2017/12/06/an-open-letter-to-buyers-worried-about-a-housing-bubble/) - Dear Buyers- There is growing concern about another housing bubble. What will the future hold? Is now a good time to buy or should you wait? Since I've been getting so many bubble emails lately, I wanted to offer some perspective and give you some things to think about. I hope this helps.
- [Fanny packs, pendings, and a slower market](https://sacramentoappraisalblog.com/2017/11/16/fanny-packs-pendings-and-a-slower-market/) - I guess I never thought I'd talk about fanny packs on my blog, but here goes. This is either a new high or low depending on your perspective, but I want to share an important concept to consider - especially during a slower market. Then for anyone interested I have a big market update for
- [When a home is almost three bedrooms (but technically only two)](https://sacramentoappraisalblog.com/2017/11/08/when-a-home-is-almost-three-bedrooms-but-technically-only-two/) - Imagine a house that used to be three bedrooms until the owner converted one room into a den. Is there a big hit to value now? Will the appraiser only give credit for two bedrooms? Let's consider some thoughts below. Anything to add? 1) Big deal for value: First off, there can be a huge
- [Two questions to ask about permits](https://sacramentoappraisalblog.com/2017/11/01/two-questions-to-ask-about-permits/) - I delivered bad news recently. Well, it was helpful news for the buyer, but maybe bad news for the seller. There was a 700 sq ft home addition that turned out not to be permitted as living area, and I was the guy to let everyone know. Oh dang!! Let's talk about this and highlight
- [Does the buyer own the appraisal?](https://sacramentoappraisalblog.com/2017/10/25/does-the-buyer-own-the-appraisal/) - If a buyer pays for the appraisal during a loan, does the buyer own the appraisal? That's a good question, and the quick and often frustrating answer is NO. The buyer does not own the appraisal because the buyer isn't actually the appraiser's client. I know that's not always easy to digest, but let's look
- [Speed bumps, neighbors, & real estate logic](https://sacramentoappraisalblog.com/2017/10/18/speed-bumps-neighbors-real-estate-logic/) - Are speed bumps a big deal for value? That's what a friend asked me, and since she gave me permission to share her situation with a neighbor, I hoped we could chat. If someone asked you, how would you respond? The situation: My friend said, "We live on a busy-ish street with lots of kids
- [A slowing market & value by Starbucks cups](https://sacramentoappraisalblog.com/2017/10/11/a-slowing-market-value-by-starbucks-cups/) - Imagine not being able to see home prices. How would we measure value? In other words, could we determine higher values in one area compared to another based on things like school ratings, owner occupancy rates, or the income of residents? Let's consider that, talk about the market in terms of Starbucks cups, and then
- [Is it okay to use comps from a different city?](https://sacramentoappraisalblog.com/2017/10/05/is-it-okay-to-use-comps-from-a-different-city/) - Can you use comps from a different city? Most of the time that's a bad idea, but sometimes it's the best option. Let talk about this a bit as I share an example of why I did this recently in an appraisal. The discussion below really has to do with school district boundaries too. Anything
- [Things that don't add much value to your home](https://sacramentoappraisalblog.com/2017/09/27/things-that-dont-add-much-value-to-your-home/) - We're always talking about what adds the most value to homes, but what about things that DON'T add much value? In other words, what can you do to your home that will help you get you very little return? I asked colleagues in the 100% Appraisers Group on Facebook to pitch in some thoughts about
- [How does Zillow compare with 10 real appraisals?](https://sacramentoappraisalblog.com/2013/03/05/how-does-zillow-compare-with-10-real-appraisals/) - I have people ask me about Zillow all the time. In fact, it came up last week at a discussion I led for Realtors. Is Zillow accurate? Do I use Zillow as an appraiser? Let me share 10 recent appraised values in 2013 and compare them with "Zestimates". 1) Elk Grove Condo: Appraisal: $90,000; Zillow:
- [Does it help appraisers when agents increase the pending price in MLS?](https://sacramentoappraisalblog.com/2017/09/20/does-it-help-appraisers-when-agents-increase-the-pending-price-in-mls/) - Does it help appraisers when agents increase the pending price in MLS for the subject property? In other words, if a house was listed at $400,000, but gets into contract at $415,000, does it help if the pending price is changed to $415,000 in MLS? This might seem like a silly topic, but I get
- [The myth of the collapsing market (and a big Sacramento market update)](https://sacramentoappraisalblog.com/2017/09/13/the-myth-of-the-collapsing-market-and-a-big-sacramento-market-update/) - Positive real estate news is sexy. It gets clicks. It makes us feel good. And we love sharing it. But what happens when the market cools? Well, it's not always easy to digest. In fact, lots of people freak out and think the market is starting to tank when it's actually just doing its normal
- [How do you get an appraiser to value vintage features?](https://sacramentoappraisalblog.com/2017/09/06/how-do-you-get-an-appraiser-to-value-vintage-features/) - It can be nerve-wracking to have an appraiser come out. So I wasn't surprised to receive an email from someone worried about his vintage home. Will the appraiser give value to the vintage features? How can an owner ensure the appraiser will give proper value? Let's talk about that. Question: How do I get an
- [Being okay with saying NO in real estate](https://sacramentoappraisalblog.com/2017/08/31/being-okay-with-saying-no-in-real-estate/) - I said NO this week to an appraisal and I wanted to share about it. This might seem like a random post, and maybe it's just a reminder for me, but I hope there are some takeaways. Any thoughts? I'd love to hear your take. Here's a conversation I had: Loan Officer: Can you appraise
- [The rage of modern homes in real estate](https://sacramentoappraisalblog.com/2017/08/23/the-rage-of-modern-homes-in-real-estate/) - Modern homes are all the rage in real estate. I don’t know about you, but I’m seeing them pop up not only in Sacramento, but in many markets throughout the United States. So today I wanted to interview Ted DeFazio, a local real estate agent who specializes in these types of homes. I hope this
- [Is the market so “hot” that we won’t have a slow fall this year?](https://sacramentoappraisalblog.com/2017/08/16/is-the-market-so-hot-that-we-wont-have-a-slow-fall-this-year/) - Values are going to keep going up. The market is so "hot" we're not going to have a fall slowdown this year. I've heard this sentiment quite a bit lately and I've even thought it myself. Yet today let's remember five things about the fall season. Then for those interested we'll dive deeply into the
- [How do we value a brand new house in an old neighborhood?](https://sacramentoappraisalblog.com/2017/07/26/how-do-we-value-a-brand-new-house-in-an-old-neighborhood/) - What do we do with a brand new house in an old neighborhood? Can it sell for more? How much more? I've been asked several times about this lately, so I wanted to pitch in some thoughts. Anything to add? Some things I would do and consider when valuing a new home: 1) Immediate neighborhood:
- [When using older sales is the best option](https://sacramentoappraisalblog.com/2017/07/20/when-using-older-sales-is-the-best-option/) - Let's talk about choosing comps. I want to share an example of what I did not long ago when there were no recent sales for a unique model in a tract subdivision. Anything to add? I'd love to hear your take. The situation: The subject property is a larger single story home with a casita.
- [Price ceilings & literal ceilings that are too low](https://sacramentoappraisalblog.com/2017/07/12/price-ceilings-literal-ceilings-that-are-too-low/) - I have two types of ceilings on my mind. How do you know when a market begins to reach its price ceiling for the season? And how low can a ceiling be in a home and still be considered legitimate square footage by an appraiser? I recently inspected a house where the ceiling was 6
- [If the real estate market did shift...](https://sacramentoappraisalblog.com/2016/05/17/if-the-real-estate-market-did-shift/) - The new buzz word in real estate is SHIFT. Everywhere I go I hear this word, and it seems like every other article is about a coming change in the market. Thus the question becomes, how would you recognize if the market did begin to shift? What signs would you look for? Let's kick around
- [Smoking pricing crack, era charm, & blaming appraisers](https://sacramentoappraisalblog.com/2017/07/05/smoking-pricing-crack-era-charm-blaming-appraisers/) - If you're like me, you have many things racing through your mind. When it comes to real estate there is always so much to talk about, so today I wanted to mention a few topics I've been thinking of over the past week. Any thoughts? I'd love to hear your take. Smoking Pricing Crack: Did
- [Affordability in an increasing market (or lack thereof)](https://sacramentoappraisalblog.com/2017/06/21/affordability-in-an-increasing-market-or-lack-thereof/) - Affordability is a huge topic right now. It seems like most real estate articles are talking about how insanely "hot" the market is and how much values have increased. But as much as the public eats up sensational headlines, we all know affordability is becoming an issue too for both buyers and renters. Today I
- [The fidget spinner "bubble" and softening real estate values](https://sacramentoappraisalblog.com/2017/06/15/the-fidget-spinner-bubble-and-softening-real-estate-values/) - I see fidget spinners everywhere. It's incredible how popular they've become over the past few months, right? Though like any fad, the market is about to change. Well, that's what my 11-year old son thinks anyway. He sensed a "bubble" brewing, so he unloaded some of his spinner inventory on the last day of school
- [Bad real estate advice & blue bathrooms](https://sacramentoappraisalblog.com/2017/06/08/bad-real-estate-advice-blue-bathrooms/) - There's no shortage of bad real estate advice out there. Today let's look at a few common examples and talk through Zillow's recent claim that blue bathrooms add $5,400 in value. Any thoughts? I'd love to hear your take. Common bad real estate value advice: 1) Solar Salesman: "You will get $20,000 in value if
- [Does paying off Mello Roos early increase value?](https://sacramentoappraisalblog.com/2017/05/25/does-paying-off-mello-roos-early-increase-value/) - What happens when an owner pays off Mello Roos early? Does that mean the property can sell for more? Let's talk about that. If you're not in California, just know Mello Roos are taxes imposed on newly constructed communities to help pay for infrastructure like streets, schools, and parks. So over a period of usually
- [5 things to remember about lofty list prices](https://sacramentoappraisalblog.com/2017/05/17/5-things-to-remember-about-lofty-list-prices/) - There's huge buzz this week about a $4.1 million dollar condo that just hit the market. I know that's chump change in other places, but it's a conversation piece in Sacramento since we don't see listings anywhere near that level in Downtown (or almost anywhere in the county). Anyway, there's some good conversation to be
- [Cherry-picking comps & being connected to the neighborhood](https://sacramentoappraisalblog.com/2017/05/03/cherry-picking-comps-being-connected-to-the-neighborhood/) - On paper it looked like value was going to be so much higher. Why? Because comps to the north were easily 10-20% higher, and even Zillow came in $100,000 above the appraisal (ahem). The big cause of such a legitimately lower appraisal boiled down to one thing. Location. Today I want to show a situation
- [When the market feels aggressive...](https://sacramentoappraisalblog.com/2017/04/26/when-the-market-feels-aggressive/) - The market feels aggressive out there. I don't know about you, but I'm having so many conversations about rising prices at the lower end, a shortage of inventory, and even low appraisals. So I wanted to share some of the talking points floating around out there and give some commentary too. Here's a list of
- [10 things to know about low housing inventory](https://sacramentoappraisalblog.com/2017/04/20/10-things-to-know-about-low-housing-inventory/) - Inventory is low. Really low. That's one of the big stories right now in real estate, so I wanted to spend some time kicking around some thoughts. Let's take a look at ten things to know about housing supply in Sacramento. If you aren’t local, I hope you can still find some value. Do you
- [What’s your housing shtick?](https://sacramentoappraisalblog.com/2017/04/12/whats-your-housing-shtick/) - It's easy to fall into the trap of saying one thing about the housing market. Just as a comedian has a shtick, or regular performance, we can get into the routine of talking about real estate based on one big idea about what the market is doing or will do. Let's consider some examples. Which
- [Is it okay to share a previous appraisal with the appraiser?](https://sacramentoappraisalblog.com/2017/04/05/is-it-okay-to-share-a-previous-appraisal-with-the-appraiser/) - I was asked a great question recently. Is it okay to share a previous appraisal with the appraiser? I would say YES and NO. Here are a few thoughts. Anything to add? 1) Data: It can be valuable at times for an appraiser to see what a previous appraiser did, especially if the property is
- [5 things to keep in mind about rising rates and values](https://sacramentoappraisalblog.com/2017/03/29/5-things-to-keep-in-mind-about-rising-rates-and-values/) - Rising interest rates is one of the big topics right now in real estate. I don't know about you, but I find myself having rate conversations all the time, so I thought we could maybe kick around some thoughts. Anything to add? 5 things to consider about rising rates and values: 1) Duh, values will
- [5 things to remember about the value of landscaping](https://sacramentoappraisalblog.com/2017/03/22/5-things-to-remember-about-the-value-of-landscaping/) - How much value does landscaping really add? Nothing. A minor amount. A huge total. I've heard it all when it comes to what people think landscaping is worth. Today let's kick around some ideas from an appraisal standpoint. Anything to add? 5 things to remember about the value of landscaping 1) The myth of no
- [Insane value increases (not really) and Facebook real estate trends](https://sacramentoappraisalblog.com/2017/03/14/insane-value-increases-not-really-and-facebook-real-estate-trends/) - The market has been showing insane value increases. Well, on paper it looks that way, but in reality that's not what we're seeing right now. Let's take a deep look at the market today and also consider real estate trends we can glean from Facebook statuses. This big monthly post is long on purpose. You
- [The ugly truth about appraisal fees](https://sacramentoappraisalblog.com/2017/03/08/the-ugly-truth-about-appraisal-fees/) - I had a bad experience with an AMC recently and I want to share it. This is not because I'm wanting to rant or be negative, but only to highlight some of the ugliness that happens behind closed doors when it comes to appraisal fees during loans. This is especially worth knowing about for any
- [When value is higher on one street than another](https://sacramentoappraisalblog.com/2017/03/01/when-value-is-higher-on-one-street-than-another/) - The cookie cutter tract homes are the easy ones, but sometimes value can change dramatically from one street to another - especially in older eclectic areas. Maybe you've seen this before after pulling comps and finding a huge disparity in prices. Today let's look at an example of this happening to me recently. Any thoughts?
- [How much value does a huge backyard shop add?](https://sacramentoappraisalblog.com/2017/02/23/how-much-value-does-a-huge-backyard-shop-add/) - A friend asked me a great question this week. How much value does that huge shop in the backyard add? He wasn't sure how to pull comps, so I scratched out a few thoughts. Anything to add? 1) The market: Can buyers use whatever the structure is? Will they pay for it? These are good
- [Sagging stats and increasing values (and a market update)](https://sacramentoappraisalblog.com/2017/02/16/sagging-stats-and-increasing-values-and-a-market-update/) - January stats are down, but the market feels up. That's normal at this time of year, but it can be confusing. Let's focus on three things to keep in mind about the beginning of the year in real estate, and then let's unpack the market. This post is long on purpose. You can scan it
- [Some advice for sellers in an aggressive market](https://sacramentoappraisalblog.com/2017/02/07/some-advice-for-sellers-in-an-aggressive-market/) - Dear Sellers, The market feels aggressive out there and you're probably going to get multiple offers, but let's have some real talk. Last week I wrote an open letter to buyers, but today I want to share some perspective to help your end of the transaction. Whether you are in Sacramento or elsewhere, I hope
- [An open letter to buyers in an aggressive market](https://sacramentoappraisalblog.com/2017/02/01/an-open-letter-to-buyers-in-an-aggressive-market/) - Dear Buyers, Yesterday I talked with a few buyers who are in the trenches of the market. One is feeling frustrated at not getting offers accepted, and the other is starting to feel like affordability is beginning to vanish. I was actually taken aback with the sense of hopelessness felt by the latter individual, so
- [An appraiser's take on that $250,000,000 house](https://sacramentoappraisalblog.com/2017/01/24/an-appraisers-take-on-that-250000000-house/) - Have you seen that house for sale at $250,000,000 in Bel Air? After checking it out I'm certainly taken aback with its features, but I also have some things on my mind as an appraiser. Let's kick around some ideas together. Any thoughts? Image Source: Bruce Makowsky/BAM Luxury Development 1) Listings vs Sales: Let's be
- [Three dangerous ways to choose comps](https://sacramentoappraisalblog.com/2017/01/17/three-dangerous-ways-to-choose-comps/) - It's easy to get into value trouble when choosing comps, and today I want to highlight three ways to do that. I've observed each of these methods very recently, which is why I hoped to kick around some ideas together. I could have just as well entitled this post, "Three ways appraisers DON'T choose comps."
- [A recap of the Sacramento real estate market in 2016](https://sacramentoappraisalblog.com/2017/01/11/looking-back-on-real-estate-in-2016/) - High demand. Modest value increases. Price sensitive. Those are ways to describe the real estate market in 2016. Today let's take a deep look into where the market went last year. This post is long on purpose. You can scan it quickly or pour a cup of coffee and spend some time here. If you
- [Trends to watch in real estate in 2017](https://sacramentoappraisalblog.com/2017/01/03/trends-to-watch-in-real-estate-in-2017/) - What's the real estate market going to do this year? I thought it would be worthwhile to consider some of the emerging trends to watch in 2017 in Sacramento and beyond. What do you think? I'd love to hear your take in the comments. 1) Bubble conversations: This year we are going to have even
- [My last blog post of 2016](https://sacramentoappraisalblog.com/2016/12/19/my-last-blog-post-of-2016/) - Almost eight years ago I started this blog, and I never imagined it would still be going after all this time. Sometimes people say, "An appraisal blog? Yeah, that sounds so uninteresting." But I love the conversations we have each week, and in some way I hope they help us all grow in our skills
- [Selfies, market hotness, & waiting to sell (and a Sacramento update)](https://sacramentoappraisalblog.com/2016/12/13/selfies-market-hotness-waiting-to-sell-and-a-sacramento-update/) - Have you ever taken a selfie from a particular angle to make sure you look as good as possible? Be honest. Of course you have, and so have I. Well, housing stats can be just like selfies. It’s easy to pick the best angles (stats) to share while missing the real picture. Let’s keep this
- [How will appraisers deal with the new water-conserving plumbing fixtures law?](https://sacramentoappraisalblog.com/2016/12/06/how-will-appraisers-deal-with-the-new-water-conserving-plumbing-fixtures-law/) - The Governor doesn't like my toilet. Or my faucet. Or my shower head. If you didn't know, on January 1, 2017 it's going to become law in California for residential and commercial property owners to install water-conserving plumbing fixtures if the property was built before 1994. You can read the details of the law here,
- [Predictions, Trump's impact on real estate, and a Sacramento market update](https://sacramentoappraisalblog.com/2016/11/16/predictions-trumps-impact-on-real-estate-and-a-sacramento-market-update/) - I reached the point of political exhaustion last week in a big way. This doesn't mean I'm tuned out, but right now I find myself glossing over Facebook rants or skimming certain conversations because they're only going lead to arguments. Yet still I hoped we could chat briefly about politics and real estate - without
- [Are we really back to "bubble" prices?](https://sacramentoappraisalblog.com/2016/11/08/are-we-really-back-to-bubble-prices/) - We're back at the peak of the market. Well, that's what some of the national indexes are saying. So imagine yourself in line at Starbucks and someone remarks, "I heard on CNN we are back to bubble prices." What would you say? Let's look at some of the "national" trends below and then kick around
- [Excess and surplus land (and why the difference matters)](https://sacramentoappraisalblog.com/2016/11/01/excess-and-surplus-land-and-why-the-difference-matters/) - Is it excess or surplus land? And why does it even matter? Let's talk about that today while looking at a real life example of a lot that is currently being divided. Excess Land: This is when the lot is larger in size and the extra land (or excess) can be sold separately from the
- [How I appraised a property with a non-permitted garage conversion](https://sacramentoappraisalblog.com/2016/10/18/how-i-appraised-a-property-with-a-non-permitted-garage-conversion/) - How do we value a non-permitted garage conversion? Today I wanted to share a real life example of a property I appraised. I'll keep things fairly brief because it's impossible to get to everything in just one post. Though I do have a 10-minute audio clip for more depth on conversions. Any thoughts? UPDATE: Read
- [The problem with non-permitted additions in real estate](https://sacramentoappraisalblog.com/2016/10/25/the-problem-with-non-permitted-additions-in-real-estate/) - Non-permitted additions can cause huge problems. Last week I wrote about how I valued a garage conversion without permits, and I wanted to follow up with some expanded thoughts. As I mentioned, in this situation I gave value to a conversion because I was able to show the market was willing to pay for it.
- [Defective paint before & after 1978 for FHA loans](https://sacramentoappraisalblog.com/2012/03/05/defective-paint-before-after-1978-for-fha-loans/) - It seems like most of us in the real estate community are on the same page that a property built before 1978 with a defective paint surface will require repairs for an FHA loan. We know lead-base paint was used in the United States before 1978, so there is a health and safety risk present when the
- [Picky buyers, the housing crash, and a Sacramento market update](https://sacramentoappraisalblog.com/2016/10/12/picky-buyers-the-housing-crash-and-a-sacramento-market-update/) - How did the previous housing crash affect buyers? In other words, how are buyers different today because of what they went through years ago? Without writing a dissertation, let's consider a few thoughts below. Then for anyone interested, let's take a deep look at the Sacramento market. Any thoughts? Three ways the housing crash seems
- [How to figure out what an accessory dwelling is worth](https://sacramentoappraisalblog.com/2016/10/05/how-to-figure-out-what-an-accessory-dwelling-is-worth/) - How much is that accessory dwelling worth? How do we really put a value on it? It's not always easy to figure that out in real estate, so I wanted to share some of the issues I tend to think through as an appraiser when there is an accessory unit on a property. Anything you'd
- [Eating tacos and 10 housing market truths](https://sacramentoappraisalblog.com/2016/09/26/eating-tacos-and-10-housing-market-truths/) - I eat tacos with investors. That's right. A few times a year a group of real estate friends get together to talk shop at the best taco joint in town. It's informal and fun because we're friends, but it's also valuable to get a sense for what everyone is seeing out there in the trenches.
- [5 things to consider about higher appraisal fees and longer turn-times](https://sacramentoappraisalblog.com/2016/09/20/5-things-to-consider-about-higher-appraisal-fees-and-longer-turn-times/) - Appraisal fees have been going up and turn-times have been getting longer. Why is this happening? Why is it taking longer to get appraisals done? Is there really a shortage of appraisers? Let's consider a few points below to help think through some of the bigger pieces to this conversation. I hope this will help
- [Making the numbers say what we want (and a Sacramento market update)](https://sacramentoappraisalblog.com/2016/09/13/making-the-numbers-say-what-we-want-and-a-sacramento-market-update/) - We can make numbers say whatever we want. We see this all the time in the media, politics, and even in real estate. Sometimes it's a matter of intentionally fudging the numbers, but other times we might be honest about sharing something but actually still get it totally wrong. Today I want to highlight a
- [Tips for working with appraisers when they're really busy](https://sacramentoappraisalblog.com/2016/09/06/tips-for-working-with-appraisers-when-theyre-really-busy/) - It's been taking appraisers longer to get their reports done lately. Have you noticed? In many parts of the country appraisers have simply been flooded with work, so quick turn-times have suffered or vanished. In light of this I wanted to give some tips for working with appraisers during times like these. This is really
- [The market is definitely maybe going to do that one thing in the future](https://sacramentoappraisalblog.com/2016/08/29/the-market-is-definitely-maybe-going-to-do-that-one-thing-in-the-future/) - The market is doing great. It's about to crash. Values are fine but they're slowing. Actually, the "bubble" popped two months ago. Right now there are some strong opinions about real estate trends. It feels a bit manic to be honest as some say the market is tame while others say it's beginning a downward
- [Two appraisals with a 20% difference in value](https://sacramentoappraisalblog.com/2016/08/23/two-appraisals-with-a-20-difference-in-value/) - My appraisal was 20% higher than the other appraiser. That's what the attorney told me after I sent in my report. My first thought was, "Wow, I'm surprised", and my second thought was, "Yikes, I hope I didn't get it too high." Long story short, the reason why there was such a huge disparity in
- [Stepping on the real estate scale (at the right time of day)](https://sacramentoappraisalblog.com/2016/08/15/stepping-on-the-real-estate-scale-at-the-right-time-of-day/) - Values are starting to decline. The market is sliding. Price reductions are increasing. This is exactly what we start to hear around August as the market has transitioned from spring to summer. But is the market really crashing? It could be, but sometimes the issue is simple in that we're not weighing the market in
- [Does a fence need to be painted to meet FHA standards?](https://sacramentoappraisalblog.com/2016/08/08/does-a-fence-need-to-be-painted-to-meet-fha-standards/) - Does a fence need to be painted or stained to meet FHA minimum property standards? During an FHA refinance an appraiser recently told a home owner that his fence needed paint or stain for the loan to work. Is that really true though? Let's dig into this issue. I'd love to hear your take in
- [Choosing comps when there is a gated community](https://sacramentoappraisalblog.com/2016/08/01/choosing-comps-when-there-is-a-gated-community/) - I had a real estate agent ask a fantastic question recently about choosing comps when there is a gated neighborhood. Here's the issue: If the subject property is NOT located in a gated community, can an appraiser use "comps" that are similar and within 0.25 miles but are in a gated community? My answer is
- [That place where the internet and real estate values meet](https://sacramentoappraisalblog.com/2016/07/25/that-place-where-the-internet-and-real-estate-values-meet/) - My Grandma never considered the internet when buying her first house, but these days it's on all of our minds. Think about it this way. Would you buy a house if internet access was going to be impossible for some reason? Assuming we're not talking about a secluded cabin somewhere, it's safe to say most
- [Fees, turn-times, & eliminating appraisers](https://sacramentoappraisalblog.com/2016/07/19/fees-turn-times-eliminating-appraisers/) - Blah, blah, blah. That's what people tend to hear when we start talking about issues facing the appraisal industry. But here's the deal. What happens to appraisers can absolutely impact the public AND the entire real estate industry. Let's take a minute to consider some current trends. Any thoughts? Some important appraisal issues going on
- [That awkward moment when the market changes](https://sacramentoappraisalblog.com/2016/07/13/that-awkward-moment-when-the-market-changes/) - Have you ever met someone who looked really good on the outside, but the inside was a different story? That's sort of like the housing market right now. Sales stats look super attractive, but if we really consider listings and other metrics we begin to see a different story. The market is slowing. Since it's
- [What does the market expect? (a critical question to ask in real estate)](https://sacramentoappraisalblog.com/2016/07/05/what-does-the-market-expect-a-critical-question-to-ask-in-real-estate/) - What does the market expect? That's one of the best questions we can ask ourselves in real estate. Why? Because it helps us keep the focus on what buyers actually demand in certain neighborhoods and price ranges. In other words, what are buyers really willing to pay more or less for in a neighborhood? Being
- [Why a property's previous sale can really matter for an appraisal](https://sacramentoappraisalblog.com/2016/06/20/why-a-propertys-previous-sale-can-really-matter-for-an-appraisal/) - Paying close attention to a property's previous sale can be a big deal. I know it's tempting to say value is all about the current market, but sometimes looking at the past can help us understand the present. Here are some reasons why I pay attention to previous sales. Any thoughts? 5 things to consider
- [Seeing the real estate market without numbers (and a big Sacramento update)](https://sacramentoappraisalblog.com/2016/06/13/seeing-the-real-estate-market-without-numbers-and-a-big-sacramento-update/) - It's not just about the numbers. Like many, I'm a huge fan of getting deep into real estate stats, but the truth is there are so many other ways to sniff out what the market is doing. Thus I've created a list of some of the things on my radar lately that help say something
- [How school boundaries impact real estate values](https://sacramentoappraisalblog.com/2016/06/06/how-school-boundaries-impact-real-estate-values/) - The quality of a neighborhood school can make a huge difference with real estate values. Yeah, I know that's a Captain Obvious statement, but let's talk about that. Last week I was reminded yet again how powerful school boundaries can be, so I wanted to share an example of this concept and then kick around
- [Are you using the "5 foot rule" when calculating square footage?](https://sacramentoappraisalblog.com/2012/07/03/are-you-using-the-5-foot-rule-when-calculating-square-footage/) - Did you know any portion of a wall below five feet in height is NOT considered to be living area? This is called the "5-foot rule" for calculating square footage, and the image below will help illustrate the rule. As you can see, both sides of the A-frame unit above are below 5 feet in height, which means
- [How much value does an extra bedroom add?](https://sacramentoappraisalblog.com/2016/05/23/how-much-value-does-an-extra-bedroom-add/) - How much value does an extra bedroom add? The bad news is there isn't a one-size fits all answer that makes sense for every neighborhood. But the good news is we can think through some of the key issues to respond intelligently. On that note, let's kick around some ideas below. I'd love to hear
- [How to challenge a low appraisal (and tips for agents and appraisers)](https://sacramentoappraisalblog.com/2016/03/28/how-to-challenge-a-low-appraisal-and-tips-for-agents-and-appraisers/) - The appraisal came in low. Those are five very stressful words during a real estate transaction, right? We hear these words every now and then, but when a market begins to change in the spring especially, it seems like we hear them more. So what can be done when this happens? What is the best
- [Advice for an increasing real estate market (and Sacramento trends)](https://sacramentoappraisalblog.com/2016/05/09/advice-for-agents-appraisers-in-an-increasing-market-and-sacramento-trends/) - When the market is flat, it's easy to impress clients and look like a guru because of how accurate your values are. But when inventory shrinks, demand is off-the-hook, and the market shifts, it's not always easy to nail value because things can change quickly in a short period of time. In light of the
- [The big deal about rising rents in real estate](https://sacramentoappraisalblog.com/2016/05/03/the-big-deal-about-rising-rents-in-real-estate/) - Values have been rising and so have rents. Across the country we've been hearing of rent increases in many cities (including Sacramento). Why does this matter? If you work in real estate, how do you plan to communicate this trend to clients? Let's talk through some key points. I'd love to hear your take in
- [Hot Pockets & adjusting for an increasing market](https://sacramentoappraisalblog.com/2016/04/25/hot-pockets-adjusting-for-an-increasing-market/) - Hot Pockets. Yep, I'm about to use them to explain the housing market. That either makes me deeply creative or really immature. I'll let you decide. On a serious note though, let's talk about this analogy and consider the importance of giving value adjustments to comps during an increasing market. As always, I'd love to
- [Starbucks cups and price per sq ft](https://sacramentoappraisalblog.com/2016/04/18/starbucks-cups-and-price-per-sq-ft/) - I was in line at Starbucks and then it hit me. The perfect analogy for price per sq ft in real estate. While ordering my Grande drip with no room, I began to wonder how much I was paying for each ounce. Maybe that means I'm a geek, but was I really getting the most
- [No man's land & the aggressive real estate market](https://sacramentoappraisalblog.com/2016/04/12/no-mans-land-the-aggressive-real-estate-market/) - It's easy to explain what the market did, but what is it doing now? Everyone and their Mom can sound like an expert with the benefit of hindsight, but how do we see the current market? Do we give more weight to recent sales or listings? Do we have to wait for sales to close
- [11 tips for making solid real estate videos](https://sacramentoappraisalblog.com/2011/03/28/11-tips-for-making-solid-real-estate-videos/) - I get questions quite a bit from real estate agents and loan officers about making videos, so I wanted to provide some tips on how to make a really good real estate video. These tips are not necessarily meant for home tours, but rather for sharing content on a website, blog, Facebook or Twitter. A good video can help build
- [Four things to remember about the value of a larger lot](https://sacramentoappraisalblog.com/2016/04/04/four-things-to-remember-about-the-value-of-a-larger-lot/) - The lot is huge, so it must be worth more, right? But how much is it really worth? Let's look at four quick points to consider when it comes to lot size. Don't miss the two images at the bottom of the post too. I'd love to hear your take in the comments. Four things
- [10 tips for pulling comps on a tricky property](https://sacramentoappraisalblog.com/2016/03/22/10-tips-for-pulling-comps-on-a-tricky-property/) - The cookie cutter properties are the easy ones. But have you ever felt like you were just guessing at the value when dealing with something unique? Or maybe it seemed like you were throwing darts at a dartboard to come up with a number. What do we do when properties are different from the rest
- [4 things to remember about increasing values and low inventory](https://sacramentoappraisalblog.com/2016/03/15/4-things-to-remember-about-increasing-values-and-low-inventory/) - Let's talk about increasing values and low inventory. 'Tis the season for this conversation because the market is heating up right now as we are on the cusp of spring. Here are a few things that have been on my mind, and then a huge local market update after that (for those interested). I'd love
- [Why did the appraiser say it was only two bedrooms? It should be three.](https://sacramentoappraisalblog.com/2016/03/07/why-did-the-appraiser-say-it-was-only-two-bedrooms-it-should-be-three/) - The real estate agent marketed the property as three bedrooms, Tax Records said it was three, but then the appraiser said it was only two. What the heck? Let me share with you a situation I encountered recently where an appraiser (me) ended up removing one of the "bedrooms" from the room count because of
- [Where Ronald Reagan lived (and almost lived) in Sacramento](https://sacramentoappraisalblog.com/2012/09/17/where-ronald-reagan-lived-and-almost-lived-in-sacramento/) - If you've ever wondered where former President Ronald Reagan lived while he served as Governor of California, there are really three properties worth mentioning. He lived in two of these places and almost lived in another. 1) The Former Governor's Mansion: When Ronald Reagan became Governor in California in 1967, he and has family lived in the Governor's
- [Is it okay to compare two detached units with two attached units?](https://sacramentoappraisalblog.com/2016/03/01/is-it-okay-to-compare-two-detached-units-with-two-attached-units/) - Is it okay to compare two detached units with two attached units? Or in other words, can we compare a traditional attached duplex with 2 detached houses on one lot? I find sometimes the answer is YES, but other times NO. Let's consider a few ideas together. I'd love to hear your take in the
- [How do appraisers deal with cracks?](https://sacramentoappraisalblog.com/2016/02/22/how-do-appraisers-deal-with-cracks/) - Is it going to be an appraisal problem if there are cracks in a home's foundation or walls? I saw the crack below in a home in Sacramento, and stuck a pen in the wall to show how big it was. What do you think? No biggie or big deal? I'd love to hear your
- [Paying attention to the mood of the market](https://sacramentoappraisalblog.com/2016/02/16/paying-attention-to-the-mood-of-the-market/) - The other day a home owner was upset because he thought his appraisal came in too low. Yes, he was hung up on price per sq ft, which was a big issue, but most of all he believed the home should have been worth way more since there were almost no other homes listed for
- [3 ways price per sq ft is valuable in real estate (even for appraisers)](https://sacramentoappraisalblog.com/2016/02/08/3-ways-price-per-sq-ft-is-valuable-in-real-estate-even-for-appraisers/) - My name is Ryan and I use price per sq ft in real estate. There it is. My confession. Are you surprised? I know you've heard me talk about how price per sq ft is one of the most abused metrics out there. I still believe that. Yet there are several ways price per sq
- [Toxic Water & Real Estate: An interview with a Realtor from Flint](https://sacramentoappraisalblog.com/2016/02/01/toxic-water-real-estate-an-interview-with-a-realtor-from-flint/) - What happens to a real estate market when the water is unsafe to drink? In light of the tragic situation unfolding right now in Flint, Michigan, I thought this would be a timely conversation. So I reached out to Realtor Ryan McFarlane who has sold nearly 1000 homes in Flint. This brief interview isn't an
- [The myth of the one-mile radius in appraisals](https://sacramentoappraisalblog.com/2012/03/16/the-myth-of-the-one-mile-radius-in-appraisals/) - It's often believed that appraisers need to use comparable sales only within a one-mile radius. But that's not really accurate or a good methodology for valuing a property either. Appraisers should really use competitive sales located in the neighborhood or a similar neighborhood - regardless of whether they are located within one mile or not. Besides,
- [How much value do higher ceilings add to a home?](https://sacramentoappraisalblog.com/2016/01/25/how-much-value-do-higher-ceilings-add-to-a-home/) - Would you pay more for a house with higher ceilings? I probably would, but I guess it depends. The ceilings in my home are a standard 8 ft. Would I have paid more if they were 9 ft? Probably. But what about 23 ft? No, that would be too high. Someone asked me a question
- [Thoughts on real estate agents influencing the appraised value](https://sacramentoappraisalblog.com/2016/01/19/thoughts-on-agents-influencing-the-appraised-value/) - I wish every agent would be proactive about talking with appraisers, yet not everyone is on board with that. In fact, someone recently told me he thinks using my appraiser information sheet is a violation of Dodd-Frank. So I'd like to unpack two thoughts when it comes to influencing appraisers, and then give a helpful
- [8 things you can buy if you win Powerball (and the market in Sacramento)](https://sacramentoappraisalblog.com/2016/01/12/8-things-you-can-buy-if-you-win-powerball-and-the-market-in-sacramento/) - Have you bought a Powerball ticket? It's wild to think someone is probably going to win 1.5 billion dollars this week. Of course there's an extremely slim chance you'd actually win, but if you do, here are some things you can buy when it comes to real estate. After that, let's take an in-depth look
- [7 goals for the real estate community this year (as illustrated by Star Wars)](https://sacramentoappraisalblog.com/2016/01/05/7-goals-for-the-real-estate-community-this-year-as-illustrated-by-star-wars/) - Here we go. It's a brand new year. A blank slate. What will your life and business look like in 2016? I know we all have plans for the year ahead, so as January begins I wanted to pitch in some thoughts on potential goals for the real estate community. These are meant to be
- [My last blog post of 2015](https://sacramentoappraisalblog.com/2015/12/21/my-last-blog-post-of-2015/) - It's been a wonderful year. Has it been for you too? I hope so. I wanted to thank you sincerely for taking time out of your day to read my blog. I hope it’s added some value to your life or business somehow, or maybe it's helped you navigate the real estate road a bit
- [Seeing the forest & the trees in real estate: Part II](https://sacramentoappraisalblog.com/2015/12/17/seeing-the-forest-the-trees-in-real-estate-part-ii/) - Two weeks ago I talked about seeing the forest through the trees in real estate. The big point was it's easy to look so closely at the most recent stats that we don't see the bigger picture of the market. It's sort of like noticing only the trees instead of the forest (hence the title).
- [4 questions to ask when giving real estate value adjustments](https://sacramentoappraisalblog.com/2015/12/08/4-questions-to-ask-when-giving-real-estate-value-adjustments/) - Let's talk about adjustments. Last month I wrote about being a trigger-happy real estate adjustment giver, and I had some great feedback. One appraiser told me she is going to stop adjusting for some of the very minor stuff like fireplaces and covered patios, and an agent told me his list of adjustments was basically
- [Seeing the forest and the trees in real estate](https://sacramentoappraisalblog.com/2015/12/01/seeing-the-forest-and-the-trees-in-real-estate/) - What was your worst public interaction in recent years? Think of a time when you were mean or rude to a complete stranger. You might not have intended to come across that way.... but you did. Ouch! We've all been there, and while I wish I was an exception, I'm certainly not. Now think of
- [The housing market is like a...](https://sacramentoappraisalblog.com/2015/11/17/the-housing-market-is-like-a/) - I'm a huge fan of housing market analogies. Of course we can keep it plain by sticking to the numbers, but there is so much more flavor when we use a fitting comparison. Not only can analogies capture people's attention, but they can also help break down complex ideas to communicate to the masses. Moreover,
- [Being a trigger-happy real estate adjustment giver](https://sacramentoappraisalblog.com/2015/11/03/being-a-trigger-happy-real-estate-adjustment-giver/) - It's easy to get trigger-happy with making value adjustments. Appraisers do this and so do agents. This means whenever we see a difference between two homes, it's tempting to give some sort of value adjustment. After all, there has to be one, right? Let's talk about that. My List of Adjustments (that I used to
- [Speaking fluently in real estate cliches](https://sacramentoappraisalblog.com/2015/11/11/speaking-fluently-in-real-estate-cliches/) - It's easy to get stuck in a rut of speaking fluently in real estate clichés. While there's maybe nothing wrong with saying, "The market is 'on fire'", or "It's a good time to buy and sell," there has to be more depth we can tap into, right? It's almost like if I asked someone how
- [Being realistic about a range of value in real estate](https://sacramentoappraisalblog.com/2015/10/27/being-realistic-about-a-range-of-value-in-real-estate/) - If an appraisal came back at $327,462.44, would you be concerned? For starters, I think most of us would scratch our heads and wonder how in the world the appraiser got so precise at 462 dollars or 44 cents. Either the appraiser is an absolute value wizard or something else is going on. I can't
- [An appraiser's view of cottage cheese ceiling texture](https://sacramentoappraisalblog.com/2015/10/20/an-appraisers-view-of-cottage-cheese-ceiling-texture/) - They say everything comes back in style, but I'm pretty sure cottage cheese ceiling texture isn't one of those things. Well, I hope not. This style of texture is also known as popcorn, or more formally as acoustic or stucco ceiling. The house I grew up in had this texture, and a couple of rooms
- [The stats show the market is slowing (and we're not surprised)](https://sacramentoappraisalblog.com/2015/10/13/the-stats-show-the-market-is-slowing-and-were-not-surprised/) - Shocking titles tend to get clicked more on Facebook. So if I wanted more clicks, I probably could have gone with a sensational title like, "The market is taking a turn downward". Or maybe I could have said, "Big changes you MUST know about in Sacramento real estate." After all, the stats are showing values
- [Some perspective as real estate "bubble" conversations emerge](https://sacramentoappraisalblog.com/2015/10/05/things-to-keep-in-mind-as-real-estate-bubble-conversations-emerge/) - Lots of real estate "bubble" talk lately. Have you noticed? It's a hot topic for the public and real estate community as housing affordability is becoming more of an issue since values have been on the rise for the past four years. Even Hollywood is getting in on the action with movies hitting the screen
- [10 things appraisers are now being asked to do for FHA appraisals](https://sacramentoappraisalblog.com/2015/09/29/10-things-appraisers-are-now-being-asked-to-do-for-fha-appraisals/) - Have you heard FHA made some changes recently to their appraisal manual? That's right. The new FHA 4000.1 Handbook went into effect on September 14th, 2015, and it has stirred quite a bit of conversation and emotion among appraisers. Even agents have expressed fear that appraisers will now be calling for more repairs. In my
- [4 temptations to avoid when it comes to cost vs value in real estate](https://sacramentoappraisalblog.com/2015/09/22/4-temptations-to-avoid-when-it-comes-to-cost-vs-value-in-real-estate/) - If you spent $50,000 on a 15 ft statue of Yoda in your front yard, do you think you'd get $50,000 back in value? A Star Wars fan might wet his pants and quickly offer a premium for the house, yet what would everyone else pay? That is the bigger question. We all know there
- [The slowing, competitive, & price-sensitive market in Sacramento](https://sacramentoappraisalblog.com/2015/09/16/the-slowing-competitive-price-sensitive-market-in-sacramento/) - Slowing down. Competitive. Price sensitive. Still more aggressive than last year. These are all ways I would describe today's housing market in Sacramento. Let's unpack the latest trends today to really see the market so we can better understand it and explain it to clients. 4 Hours to write this post: This post usually takes
- [4 reasons why appraisers take interior photos](https://sacramentoappraisalblog.com/2015/09/08/4-reasons-why-appraisers-take-interior-photos/) - Why do appraisers take interior photos? What do they do with the photos? Are they required? An upset home owner recently grilled me on this issue after talking with his spouse about me taking photos at the property. Of course I asked to snap images of each room during the inspection, I was given permission,
- [Six temptations to avoid when the market slows down](https://sacramentoappraisalblog.com/2015/09/01/six-temptations-to-avoid-when-the-market-slows-down/) - At this time of year the weather begins to change, the kids are finally back in school, AND pumpkin spice lattes come back on the menu at Starbucks. Oh, and it's normal for the real estate market to slow down. The Truth: Real estate is usually very seasonal, meaning the market heats up in the
- [The problem of an addition behind a bedroom](https://sacramentoappraisalblog.com/2015/08/25/the-problem-of-an-addition-behind-a-bedroom/) - Imagine a home owner adds a "Bonus Room" on the rear of a house. It's nice to have the extra space, right? Well, imagine one of the rear bedrooms now no longer has a direct exit to outside of the home. Is that going to be an issue? The Problem: This home above has an
- [Minimum ceiling height and hobbit houses](https://sacramentoappraisalblog.com/2012/07/10/how-low-can-a-ceiling-be-before-its-not-considered-square-footage/) - Have you ever wondered how low ceilings can be to be considered legitimate square footage? Obviously there has to be a limit, right? After all, it wouldn't seem too livable if ceilings were 4 feet high (unless for hobbits maybe). What does the ANSI-accredited standard on square footage say? "To be included in finished square footage calculations, finished
- [Can two separate lots be included in one appraisal?](https://sacramentoappraisalblog.com/2015/08/18/can-two-separate-lots-be-included-in-one-appraisal/) - Can an appraiser include two lots with separate parcel numbers in one appraisal? Maybe, maybe not. This might seem like a random issue that almost never comes up, but I've seen it twice very recently, and I just finished an appraisal like this. Thus it's important to know how to navigate the issue when it
- [Seeing the signs of a slowing market in Sacramento](https://sacramentoappraisalblog.com/2015/08/11/seeing-the-signs-of-a-slowing-market-in-sacramento/) - I've been saying things like, "How did you get so big?" lately to my kids. Sometimes I look at them and just wonder where the time has gone, and how it's even possible that my oldest is starting to look more like a teenager every day. It's both sobering and exciting. The truth though is
- [The smell of gentrification in Oak Park](https://sacramentoappraisalblog.com/2015/08/05/the-smell-of-gentrification-in-oak-park/) - Gentrification is either a dirty word or something wonderful depending on who you ask. One of the best examples of gentrification locally is the Oak Park area of Sacramento. Let's take a deeper look at this neighborhood that is in the process of change. I'd love to hear your take in the comments below. Seriously,
- [Behind the scenes of how appraisals are ordered](https://sacramentoappraisalblog.com/2015/07/27/behind-the-scenes-of-how-appraisals-are-ordered/) - How are appraisals ordered? How much time are appraisers actually given to finish the report? What is it like on the appraisers' side of things? Let's take a look at what happen before, during, and after an appraisal is ordered for a loan. Knowing how things work can foster informed conversations and help everyone plan
- [5 reasons why appraisers call for repairs to be made](https://sacramentoappraisalblog.com/2015/07/21/5-reasons-why-appraisers-call-for-repairs-to-be-made/) - Repairs are required. Those can be scary words during an escrow, yet they're fairly common. Why do appraisers call out some repairs? Is there some sort of list or manual that tells appraisers what to do? Why do some appraisers mandate repairs, but others won't? Let's kick around these questions a bit. Five main reasons
- [Packing a market punch in Sacramento](https://sacramentoappraisalblog.com/2015/07/15/packing-a-market-punch-in-sacramento/) - It's easy to say things like, "The market is on fire" or "Buyers are hungry out there". Yet I find vague statements don't pack much of a punch. It's far more powerful when we get specific. For instance, did you know sales volume is up almost 10% this year so far? Or FHA buyers were
- [Does a $20,000 solar system really add $20,000 in value?](https://sacramentoappraisalblog.com/2015/07/07/does-a-20000-solar-system-really-add-20000-in-value/) - Would you pay $20,000 for a solar system if you knew it added $20,000 of instant home value? That's exactly what a solar salesman told the client of a real estate friend. Is that legit though? What advice would you give someone talking to this salesman? This is a timely scenario, so I wanted to
- [5 reasons why an appraiser CAN appraise a property above the highest sale](https://sacramentoappraisalblog.com/2015/06/30/5-reasons-why-an-appraiser-can-appraise-a-property-above-the-highest-sale/) - Can a property be appraised above the highest sale in the neighborhood? A real estate agent friend was told recently by an appraiser that the house could not be appraised above the highest sale because that is what Fannie Mae says. Is that true or not? Let's consider some of the following points. 5 reasons
- [The frog and kettle of real estate financing](https://sacramentoappraisalblog.com/2015/06/23/the-frog-and-kettle-of-real-estate-financing/) - Do you remember how easy it used to be to get a loan a decade ago? It was actually ridiculous how simple it was. Nowadays things are MUCH more stringent, yet at times it seems like we are gradually starting to head back to some more risky and creative loan products. It's sort of like
- [Big demand and the force of FHA in Sacramento's housing market](https://sacramentoappraisalblog.com/2015/06/16/big-demand-and-the-force-of-fha-in-sacramentos-housing-market/) - Big demand. Big FHA. Let's talk the latest housing trends in Sacramento. If you’re local, my goal is to give you 10 quick talking points to share with clients. If you’re not local, what are you seeing in your area? Two ways to read my big monthly market post: Scan the talking points and graphs
- [How do appraisers account for a difference in age between comps?](https://sacramentoappraisalblog.com/2015/06/01/how-do-appraisers-account-for-a-difference-in-age-between-comps/) - There are so many factors to consider when valuing a property. Anyone who works in real estate knows this. So how do we account for a difference in age between comps? Does age matter? Should we make any value adjustments? Someone asked me this recently, so I figured it was worth kicking around the issue
- [How can 3 appraisers give 3 different values for the same property?](https://sacramentoappraisalblog.com/2015/05/26/how-can-3-appraisers-give-3-different-values-for-the-same-property/) - Imagine 3 appraisals on one property, and all of them have a different value. How can appraisers have any credibility when there is so much difference? I hear this question all the time, so I wanted to pitch in some thoughts to hopefully strike a balanced conversation for home owners, agents, and appraisers. Here are
- [How to avoid one of the biggest value mistakes made with square footage](https://sacramentoappraisalblog.com/2015/05/19/how-to-avoid-one-of-the-biggest-value-mistakes-made-with-square-footage/) - Let's look at one of the most common value mistakes made with square footage in real estate. This error is extremely easy to make if we're not careful, and it's something that happens quite a bit in the real estate community. I'd love to hear your thoughts in the comments below. I hope this is
- [Aggressive demand but modest value appreciation in Sacramento](https://sacramentoappraisalblog.com/2015/05/12/aggressive-demand-and-modest-value-appreciation-in-sacramento/) - Is it just me, or has the market felt a bit funky? On one hand demand has felt very aggressive, but actual value appreciation has been fairly modest overall. Let's take a look at the latest trends in the Sacramento housing market below. If you're local, I hope the 10 quick trends help give you
- [Why no value adjustment is sometimes the best adjustment](https://sacramentoappraisalblog.com/2015/05/05/why-no-value-adjustment-is-sometimes-the-best-adjustment/) - It has to add value, right? It's tempting in real estate to make upward adjustments in our valuations whenever we see a feature that is remotely positive. Our thinking is that buyers have to be willing to pay something for that special feature, so we should give it a little value boost. But sometimes making
- [5 reasons why median price increases don't translate dollar for dollar to actual value](https://sacramentoappraisalblog.com/2015/04/28/5-reasons-why-median-price-increases-dont-translate-dollar-for-dollar-to-actual-value/) - If the median price goes up by 2% in one month in a zip code, does that mean you have 2% more value for your property? Should you add that 2% to a new listing or appraisal? Or since the median price rose by 75% from early 2012 in Sacramento County, does that mean you
- [How do appraisers come up with value adjustments for a busy street?](https://sacramentoappraisalblog.com/2015/04/21/how-do-appraisers-come-up-with-value-adjustments-for-a-busy-street/) - We all know most buyers are going to pay less for a home on a busy street. But how much less? Is it really only something minimal like $5,000 or $10,000, or is it much more substantial? Knowing how to come up with adjustments is critical for anyone working in real estate, so let's walk
- [The big problem of low fees in the appraisal industry](https://sacramentoappraisalblog.com/2015/04/14/the-big-problem-of-low-fees-in-the-appraisal-industry/) - There is so much conversation about the appraised value coming in too low, but let's turn the tables to talk about appraisal fees being too low. I know, who cares, right? But if you are a home owner or work in real estate, it's good to know what's going on. Is this happening during your
- [10 things to double check after getting the appraisal report](https://sacramentoappraisalblog.com/2012/07/26/10-things-to-look-for-in-an-appraisal-to-check-quality/) - You have an appraisal in your hands, but did the appraiser do a decent job or not? What should you look for to measure quality? Here are some of the bigger factors to consider as you read over the appraisal report, whether you're a home owner, Realtor or loan officer. Neighborhood Boundaries: Are the neighborhood boundaries listed
- [High demand persists in the Sacramento real estate market](https://sacramentoappraisalblog.com/2015/04/09/high-demand-persists-in-the-sacramento-real-estate-market/) - What is the real estate market doing? That's not always a quick 10-second answer you can give someone while standing in line at Starbucks. Yet here's the scoop: Demand is very high, values are up, and inventory is down. We are seeing exactly what we would expect to see in a Spring market, and I'd
- [Does knowing the contract price give the appraiser a target value?](https://sacramentoappraisalblog.com/2015/03/31/does-knowing-the-contract-price-give-the-appraiser-a-target-value/) - Why do appraisers get a copy of the contract? Doesn’t this set the value stage? Someone asked me this recently, and I wanted to respond with a few thoughts. I'd love to hear your take in the comments too. Things to Remember about the Appraiser Knowing the Contract Price: Fannie Mae Requirement: If you didn't
- [How do you know when a real estate market is increasing?](https://sacramentoappraisalblog.com/2015/03/24/how-do-you-know-when-a-real-estate-market-is-increasing/) - If a client asked you how to know when a real estate market is increasing in value, what would you say? Prices going up is the first and obvious answer, but what else? There are a number of different metrics to watch, and the image below helps hit on some of the main issues. Anything
- [6 things to remember when valuing a newer home in an older neighborhood](https://sacramentoappraisalblog.com/2015/03/17/6-things-to-remember-when-valuing-a-newer-home-in-an-older-neighborhood/) - How do you value a new home in an old neighborhood? Here are six things I keep at the forefront of my mind when approaching this situation and choosing comps. What else would you add? I'd love to hear your take in the comments. Premium: There is usually a premium for new construction. Just as
- [The real estate market that ripened early in Sacramento](https://sacramentoappraisalblog.com/2015/03/10/the-real-estate-market-that-ripened-early-in-sacramento/) - The market ripened early this year. Buyers have simply been ready before sellers. On one hand listings and sales have been at fairly normal levels for the first two months of the year, so we can say the market is normal in that regard. But buyer demand really took off last month as pendings in
- [Why comparing the right numbers matters so much in real estate](https://sacramentoappraisalblog.com/2015/03/03/why-comparing-the-right-numbers-matters-so-much-in-real-estate/) - You can make numbers say whatever you want in real estate. Sometimes this happens on purpose, but other times it's an accident. That's why it's so important to know how to make the right comparisons. Below I will show you an example of how you can look at the numbers and end up saying two
- [5 things to remember when using price per sq ft in real estate](https://sacramentoappraisalblog.com/2015/02/24/5-principles-to-remember-when-using-price-per-sq-ft-in-real-estate/) - Using price per sq ft can be very dangerous. I know that sounds odd because price per sq ft is about as common as anything in real estate. Home owners ask, "How much is the price per sq ft in the neighborhood?", and real estate agents might say, "I priced this property based on the
- [10 things you might not know about FHA appraisals](https://sacramentoappraisalblog.com/2012/05/14/10-things-you-might-not-know-about-fha-appraisals/) - If you've been around real estate for even a short time, you likely know a thing or two about FHA loans and some of what appraisers look for during FHA appraisal inspections. Well, here are 10 things you might not know about FHA appraisal requirements: Open up that Attic: If there is an attic, the appraiser is
- [Top 10 repair issues for FHA loans](https://sacramentoappraisalblog.com/2011/10/10/top-10-repair-issues-for-fha-loans/) - It's a good idea for home owners, real estate agents and loan officers to be familiar with FHA appraisal standards so a house can be "FHA-ready" before the appraiser gets there. We all know FHA-required repairs are very common, but if you at least know some of the most frequent condition issues out there, you may be better prepared
- [A normalish start in 2015 for Sacramento's regional market (and Placer County)](https://sacramentoappraisalblog.com/2015/02/12/a-normalish-start-in-2015-for-sacramentos-regional-market-and-placer-county/) - How did the real estate year begin in Placer County? What about the entire regional market in Sacramento? Let's take a good look today so we can better understand how things are moving and how to explain trends to clients. Longer on purpose: If you’re new to subscribe (thank you), know that twice a month
- [The slowish real estate market in January](https://sacramentoappraisalblog.com/2015/02/10/the-slowish-real-estate-market-in-january/) - January is usually a slow real estate month. That's nothing shocking. Yet it's always interesting to see how the market begins to maybe get a sense for where it might go during the year. Today let's take a look at 6 specific areas of the market in Sacramento, which will help us understand and explain
- [Real estate is about location, location, and __________.](https://sacramentoappraisalblog.com/2015/02/05/real-estate-is-about-location-location-and-__________/) - It's been said many times that real estate is about location, location, and location. This is basic stuff, and we all know where a home sits can be about as defining a feature for a property's value than anything. This is why a home on "the other side of the tracks" can have a far
- [How to use a CMA to gauge the temperature of the real estate market](https://sacramentoappraisalblog.com/2015/02/03/how-to-use-a-cma-to-gauge-the-temperature-of-the-real-estate-market/) - Temperature changes all the time. It's a reality whether we're talking about a cup of coffee, the weather, or even the real estate market. Today I want to show you one of the ways I use a CMA to take the temperature of a neighborhood real estate market. This helps me communicate well with clients,
- [The tallest real estate graph ever in Sacramento](https://sacramentoappraisalblog.com/2015/01/29/the-tallest-real-estate-graph-in-sacramento-county/) - Did you hear about the 100 million dollar condo sale in New York recently? It's hard to grasp just how much money that is for only one residence. For context, $100,000,000 is about a 19% ownership of the Sacramento Kings, a 10% share of the San Francisco Giants, or a 20% ownership of the Oakland
- [How do you value an attached unit when there are no recent sales?](https://sacramentoappraisalblog.com/2015/01/27/how-do-you-value-a-halfplex-when-there-are-no-recent-sales/) - I get quite a few calls from the real estate community about pricing attached units. The conversation tends to go like this: Agent: Ryan, I'm working on pricing a halfplex, and it's not easy. Me: I feel your pain. Agent: There aren't any recent halfplex sales in the neighborhood, and my unit is larger than
- [Honored with the Affiliate of the Year award](https://sacramentoappraisalblog.com/2015/01/22/honored-with-the-affiliate-of-the-year-award/) - I'm excited to announce I was honored with the Affiliate of the Year award a few weeks ago from the Sacramento Association of Realtors. This award is given to one non-Realtor each year, and this year it was given to me. This was not expected, and I'm really blown away. I'm very proud to hang
- [What you need to know about Fannie Mae's Collateral Underwriter](https://sacramentoappraisalblog.com/2015/01/20/what-you-need-to-know-about-fannie-maes-collateral-underwriter/) - Have you heard of Fannie Mae's Collateral Underwriter yet? It's coming in a matter of days on January 26, and it's been called an "appraisal time bomb" by some, while others say it's no biggie. Today I want to give you the scoop on what it is as well as some of the potential impact
- [The story of Sacramento’s regional housing market in 2014](https://sacramentoappraisalblog.com/2015/01/15/a-recap-of-sacramentos-regional-housing-market-in-2014-and-placer-county/) - How much did values increase last year in the Sacramento Region? What about Placer County? How would you describe the market to friends or clients? Let's take a stroll through the trends today. Dude, this is a long post: If you're new to subscribe (thank you), most of my posts are not this long. But
- [The market continues to cool in Sacramento](https://sacramentoappraisalblog.com/2014/12/11/the-market-continues-to-cool-in-sacramento/) - The market is cooling, and that's normal to see at this time of year. Yet beyond the expected chill of the season, the market as a whole is still clearly slowing down to become a buyer's market. Let's take a quick look today at real estate trends in Sacramento County so we can better understand
- [10 quick talking points when someone asks about Sacramento real estate](https://sacramentoappraisalblog.com/2014/12/16/10-quick-talking-points-when-someone-asks-about-sacramento-real-estate/) - The holidays are here, so if your Uncle Bob asked you next week at a family gathering what the real estate market is doing, what would you say? Or if a neighbor heard the market has been slow, how would you respond? Below I have 10 quick talking points to help you impress your Uncle
- [Where the market went last year and where it is now in Sacramento](https://sacramentoappraisalblog.com/2015/01/13/where-the-real-estate-market-went-last-year-and-where-it-is-now-in-sacramento/) - Not sensational, but fairly normal. That's a great way to describe last year's real estate market in Sacramento. There was a nominal uptick in value during the first part of the year, but otherwise values were very flat. Let's take a look at the year as a whole below and delve into some December trends
- [5 things to keep in mind about FHA's 90-day flipping rule in 2015](https://sacramentoappraisalblog.com/2015/01/08/5-things-to-consider-for-fhas-anti-flipping-rule-in-2015/) - The FHA flipping rule has changed this year. Since 2010 investors were able to buy a home, rehab it, and then re-sell the home to an FHA buyer as soon as they wished. But now in 2015 FHA has re-instituted their traditional 90-day rule so investors need to wait at least 90 days before selling
- [12 market trends and tips for real estate professionals to watch in 2015](https://sacramentoappraisalblog.com/2015/01/05/12-trends-and-tips-for-the-housing-market-in-2015/) - It's a new year, which means it's crucial to take a look at the housing market. If you work in real estate, ask yourself these two questions: What is the market doing? And who are your clients going to be this year? The truth is if we do the same thing each year without really
- [My last blog post of the year...](https://sacramentoappraisalblog.com/2014/12/18/my-last-blog-post-of-the-year/) - It's been an incredible year. I hope it's been a great one for you too. I wanted to thank you so much for taking time out of your day to read my blog. I hope it's added some value to your life or somehow helped you better navigate the road of real estate. For me
- [How much does a busy street impact the appraised value?](https://sacramentoappraisalblog.com/2014/12/09/how-much-does-a-busy-street-impact-the-appraised-value/) - How does a location on a busy street impact value? It's sometimes easy to think a busy street might have only a minimal effect on value of $5,000 to $10,000, but it can actually be quite significant. Let's take a look at the Arden Manor neighborhood in Sacramento for reference. What do sales on Watt
- [A focus on real estate training in 2015](https://sacramentoappraisalblog.com/2014/12/04/a-focus-on-real-estate-training-in-2015/) - This year I had 35 speaking engagements. I visited many real estate offices, gave presentations to lenders, spoke at the Sacramento Association of Realtors several times, taught a CE course with REAA, gave a presentation on blogging for the Sacramento Business Journal, and even taught a class this week at Sacramento State. I figure between
- [Important things to know about solar panels in real estate](https://sacramentoappraisalblog.com/2014/11/20/important-things-to-know-about-solar-panels-in-real-estate/) - Solar is a hot issue right now in real estate. Actually, I should say it's more of a gray area for many in the real estate community since it's still an emerging market. This is exactly why I wanted to interview Kevin Nunn since he knows more about solar than most. Kevin is a loan
- [The slower season of Fall, price reductions, and seeing Sacramento's market](https://sacramentoappraisalblog.com/2014/11/13/the-slower-season-of-fall-price-reductions-and-seeing-sacramentos-market/) - A few years back my doctor prescribed the drug prednisone. Have you ever taken it? I hope not. It's a hardcore steroid that I needed at the time to address some stomach issues. While this drug worked like magic, it made me incredibly edgy, and I honestly had a hard time controlling what I said.
- [Quick signs of the Fall real estate market arriving in Sacramento](https://sacramentoappraisalblog.com/2014/11/11/9-quick-trends-as-the-fall-market-unfolds-in-sacramento/) - Fall is here. You wouldn't know it so much by the weather though since it's still been hot in the Sacramento area. Seriously, my family has not even used our heater once yet (have you?). But the real estate numbers are a different story because they are showing a very definitive seasonal trend as the
- [How much is the largest home in the neighborhood worth?](https://sacramentoappraisalblog.com/2014/11/06/how-much-is-the-largest-home-in-the-neighborhood-worth/) - How do you value a house when it's significantly larger than anything else in the neighborhood? I'm talking 30-50% bigger than even the largest homes. Four years ago I came across an enormous property in a tract neighborhood, and I ended up shooting a quick 30-second video called, "Which house is overbuilt for the neighborhood?".
- [What do appraisers do when there are no permits on an addition?](https://sacramentoappraisalblog.com/2014/11/04/what-do-appraisers-do-when-there-are-no-permits-on-an-addition/) - Real estate isn't always black and white. What I mean is it's rare to have one short standard answer to fully satisfy a question. The truth is an answer can vary depending on the property, location, or who you ask. Enter a lack of permits. How do appraisers handle it when there are no permits
- [Creepy tales from working in real estate](https://sacramentoappraisalblog.com/2012/10/22/creepy-moments-from-working-in-real-estate/) - Since Halloween is just around the corner, I asked a handful of Sacramento area real estate agents to share their creepiest or scariest real estate moments. There are surely stories like these with mostly any job, but definitely in real estate where entering the homes of strangers happens every day. Which stories stand out to you? Share your own story in the comments below. "A
- [How to pull comps like an appraiser](https://sacramentoappraisalblog.com/2014/10/30/how-to-pull-comps-like-an-appraiser/) - The right comps make all the difference. How do appraisers pull comps? I scraped the surface of this topic a few days ago in a class I taught, and I wanted to unpack it a bit further today. There is sometimes a striking difference between how appraisers and agents approach this topic, so being on
- [But Zillow says my house is worth a gazillion dollars](https://sacramentoappraisalblog.com/2014/10/28/but-zillow-says-my-house-is-worth-a-gazillion-dollars/) - "But Zillow says my house is worth....". That's a fairly common statement, and it highlights how much the public trusts Zillow these days. I've written other posts comparing 10 actual appraisals with Zestimates, but today I want to show you a property in Sacramento that is over-valued on Zillow by more than 100%. While Zillow
- [7 tips to NOT stress out when the real estate market changes](https://sacramentoappraisalblog.com/2014/10/23/7-tips-to-not-stress-out-when-the-real-estate-market-changes/) - Change can be stressful. That's obvious. I don't know about you, but I've picked up on a slightly stressed vibe when talking with the real estate community lately. We had such an aggressive market for the last couple of years, but now that things are slowing down, it can feel a bit stressful for some.
- [Removing chain link fences to beautify a neighborhood](https://sacramentoappraisalblog.com/2014/10/21/removing-chain-link-fences-to-beautify-a-neighborhood/) - It's easy to make idols out of athletes and celebrities, but who are the real heroes? I'm not saying sports figures and musicians can't be worthy of respect and admiration, but in my book the most heroic people I know are normal everyday individuals walking out the grind of life - yet living out a
- [10 sentences to describe Sacramento's regional housing market](https://sacramentoappraisalblog.com/2014/10/16/10-sentences-to-describe-sacramentos-regional-housing-market/) - Have you ever attended a presentation and thought, "Wow, there wasn't any reason why that needed to be an hour. The speaker could have said everything in 15 minutes." This is why speaking is an art form. It takes real skill and time to hone a presentation, yet still pack the same punch in a
- [The biggest change in Sacramento’s housing market (the mind of the buyer)](https://sacramentoappraisalblog.com/2014/10/14/the-biggest-change-in-sacramentos-housing-market-the-mind-of-the-buyer/) - Have you been feeling the market change lately? We all know real estate has been slowing down, but the big theme last month seemed to be the change in the psychology of the buyer's mind. A year and-a-half ago buyers were getting beat down by cash investors, but now buyers feel like they are sitting
- [10 things Realtors can say to pressure appraisers](https://sacramentoappraisalblog.com/2013/01/17/10-things-realtors-can-say-to-pressure-appraisers/) - I know what some of you are thinking. Appraisers have been screwing up real estate deals, and now some appraiser has the nerve to tell Realtors how they need to talk to appraisers? No, that's not where I'm coming from at all. My goal isn't to talk at anyone, point my finger or wave a victim flag, but instead improve
- [10 things appraisers can do to improve the appraisal industry](https://sacramentoappraisalblog.com/2014/10/07/10-things-appraisers-can-do-to-improve-the-appraisal-industry/) - The appraisal industry is in a funk. There is a lack of national unity, but more than that there is a culture of isolation and negativity that seems to leach the industry of forward progress. I was reminded of this recently while reading an article by Jonathan Miller, so I thought it might be fitting
- [Convincing sellers to NOT overprice their homes by making graphs](https://sacramentoappraisalblog.com/2014/10/02/convincing-sellers-to-not-overprice-their-homes-by-making-graphs/) - The market is overpriced. So if you are a real estate agent trying to communicate with sellers, how do you get someone who wants to test the market at $500K to realize a more reasonable price is $375K? There are surely many strategies, but today I want to mention the power of graphing neighborhood sales.
- [Does an enclosed patio count in the square footage?](https://sacramentoappraisalblog.com/2014/09/30/does-an-enclosed-patio-count-in-the-square-footage/) - Can you count an enclosed patio as square footage? I had a real estate agent ask me this question recently, and the answer was going to make a huge difference in the value and pricing strategy for an upcoming listing. The agent did not want to include the enclosed patio as square footage, but the
- [Why a little black book of value doesn't exist in real estate](https://sacramentoappraisalblog.com/2014/09/23/why-a-little-black-book-of-value-doesnt-exist-in-real-estate/) - Real estate would be so much easier if we had a little black book to tell us how much each feature of a home was worth. Imagine a list of values for things like bathrooms, bedroom count, garage spaces, square footage, extensive landscaping, built-in pools, etc.... The truth is I get asked all the time
- [An open letter to sellers about pricing during a slower real estate market](https://sacramentoappraisalblog.com/2014/09/18/an-open-letter-to-sellers-about-pricing-during-a-slower-real-estate-market/) - Dear Sellers, How are things? I hope all is well. I wanted to reach out and and pitch some thoughts your way about listing your property in a real estate market that is cooling off. I'm not trying to tell you what to do, but I figured this might give you some helpful context or
- [The real estate market continues to soften in Sacramento](https://sacramentoappraisalblog.com/2014/09/11/the-real-estate-market-continues-to-soften-in-sacramento/) - Have you ever met someone stuck in the "glory days" from high school or some other period of life? The best example I can think of is the character Uncle Rico from the 2004 film Napolean Dynamite. This guy could do nothing but think about his former life as a quarterback, and how if he
- [Three things to keep in mind about real estate during the Fall months](https://sacramentoappraisalblog.com/2014/09/04/three-things-to-keep-in-mind-about-real-estate-during-the-fall-months/) - How does the real estate market usually behave during the Fall? Let's take a look today at three quick talking points to help explain the market in Sacramento. It's not like I'm revealing mysterious truths below, but it's powerful to be confident that the trends we tend to talk about are actually backed up by
- [Our brown grass signs hit the TV screens](https://sacramentoappraisalblog.com/2014/09/02/our-brown-grass-signs-hit-the-tv-screens/) - My lawn is dead, and now it's been on TV. I mentioned a few weeks ago how I have been helping my kids make and sell signs to promote water conservation (we have a very severe drought in California). Anyway, Good Day Sacramento showed up to our brown parcel to do a story last week,
- [The Sacramento Appraisal Blog celebrates 1000 posts!](https://sacramentoappraisalblog.com/2014/08/28/the-sacramento-appraisal-blog-celebrates-1000-posts/) - 1000 blog posts. How did that happen? I feel like I've just scaled an online mountain. As I look back, this has been a fun ride. It's been great to connect with so many people locally and nationally, and I have definitely gained friends and contacts across the country. My appraisal career has evolved in
- [One reason to take the Assessor's records with a grain of salt](https://sacramentoappraisalblog.com/2014/08/26/one-reason-to-take-the-assessors-records-with-a-grain-of-salt/) - If the Assessor or Realist says a property is a duplex, does that make it a duplex? Not necessarily. Let me share a quick scenario to help illustrate the importance of taking what the Assessor says with a grain of salt. I recently appraised a property in Sacramento that is listed by the Assessor as
- [10 signs you're overbuilding for the neighborhood](https://sacramentoappraisalblog.com/2012/03/05/10-signs-youre-overbuilding-for-the-neighborhood/) - How do you know if you're overbuilding? Here are ten signs for your mental checklist if you're considering a significant addition to the size of your home. You are overbuilding... If your house is going to be twice as large as all others in the neighborhood. If you no longer need Neighborhood Watch because your house towers
- [10 signs your pool is too big for the neighborhood](https://sacramentoappraisalblog.com/2012/10/29/10-signs-your-pool-is-too-big-for-the-neighborhood/) - This is what I'd call a super-sized pool. This house was purchased by Folsom Asset Management as one of their flip projects. For some perspective on the enormity of this swimming hole, look at my Realtor friend Whitney Johnson in the top image. Also, compare the 4400 sq ft house (single story with a 700 sq ft garage) with the pool. Have you
- [The difference between remodeled and renovated (and why it matters in real estate)](https://sacramentoappraisalblog.com/2014/08/21/the-difference-between-remodeled-and-renovated-and-why-it-matters-in-real-estate/) - I swear I'm not a grammar Nazi. But today I want to bring clarity to two words we constantly kick around in real estate. What is the difference between "remodeled" and "renovated", and why does it matter for the appraisal process? The short answer: Renovated means something has been updated, but NOT completely changed. Maybe
- [What market value looks like in real estate](https://sacramentoappraisalblog.com/2014/08/19/what-market-value-looks-like-in-real-estate/) - What is market value? Does it depend on who you ask or is there a definitive answer? Let's take a look at an image below to help illustrate Fannie Mae's definition of market value - which is what appraisers use in their reports. Knowing how to think about and explain this definition can be really
- [5 trends to watch in Sacramento's regional real estate market](https://sacramentoappraisalblog.com/2014/08/14/5-trends-to-watch-in-sacramentos-regional-real-estate-market/) - If you want to understand real estate, it’s important to see the big picture. It’s one thing to unpack trends for a neighborhood or county, but when we take a panoramic view of the region we can often get a fuller sense of how the market is really moving. Buckle up and let's go for
- [The real estate train is slowing down in Sacramento](https://sacramentoappraisalblog.com/2014/08/12/the-real-estate-train-is-slowing-down-in-sacramento/) - Slow. Flat. Price sensitive. Competitive if priced correctly. These are words that describe the Sacramento real estate market. Some consumers may not be in tune with this reality because last they heard the market was "on fire", but those in the trenches of the industry know the real estate train is slowing down. Let's take
- [An interview with the "Voice of Appraisal" show](https://sacramentoappraisalblog.com/2014/08/07/my-interview-with-the-voice-of-appraisal-show/) - I did an interview recently with Phil Crawford of the Voice of Appraisal show. This was a real honor since I love what Phil is doing for the appraisal industry. It's nice to hear a fresh voice in a field that needs more unity and sometimes a reminder to embrace a progressive vision for business.
- [How much is that extra lot size really worth?](https://sacramentoappraisalblog.com/2014/08/05/how-much-is-that-extra-lot-size-really-worth/) - I was asked a great question the other day about how much a larger lot is worth, and I wanted to share the conversation in case it's helpful. Any thoughts? Question: Does lot size play a big part when you determine a home's value? Say for example the subject home is exactly the same in
- [The relevance of listings in a slower real estate market](https://sacramentoappraisalblog.com/2014/07/31/the-relevance-of-listings-in-a-slower-real-estate-market/) - Everyone knows appraisers use sales during an appraisal, but how do listings fit into the picture? What can listings tell us about the market? The Scoop on Listings: Paying attention to listings is critical for both appraisers and the real estate community because they can help us see what the market is doing. Think about
- [The drought, fake turf, and a sign project with my kids](https://sacramentoappraisalblog.com/2014/07/29/the-drought-fake-turf-and-a-sign-project-with-my-kids/) - How is the drought impacting real estate? What are you seeing neighbors do with their lawn in light of the drought? I'm seeing a combination of some brown lawns by choice, definitely more xeriscaping, fake turf on occasion, as well as some lawns that are as green as ever. Overall it seems locals are slowly
- [Does a bedroom need a window to be considered a bedroom?](https://sacramentoappraisalblog.com/2014/07/24/does-a-bedroom-need-a-window-to-be-considered-a-bedroom/) - Can a room be considered a bedroom if it does not have a window? I had a real estate agent ask me this question recently, and here is my response. Question: We are selling a 3BR home, the third bedroom does not have a window. I am pretty sure code says that all bedrooms should
- [How to spot shady real estate graphs](https://sacramentoappraisalblog.com/2014/07/22/how-to-spot-shady-real-estate-graphs/) - If you don't like what the numbers say, make them say what you want. That's not okay, but it's something that happens in politics, the business world, and even real estate. Do you know how to spot some of the shady tactics used to stretch the truth about numbers? Let me show you a few
- [Do buyers care about fireplaces if they can't be used much?](https://sacramentoappraisalblog.com/2013/01/31/do-buyers-care-about-fireplaces-if-they-cant-be-used-much/) - This might sound like a really liberal idea to friends in other parts of the country, but we cannot use wood burning fireplaces every day in the Sacramento area. What do I mean? It is illegal on certain days to burn wood or pellets depending on the air quality, which essentially means you can be fined if you burn on
- [Parenting and watching real estate unfold in Placer County](https://sacramentoappraisalblog.com/2014/07/17/9-quick-real-estate-trends-to-watch-in-placer-county/) - Being a parent is a bit like being a private investigator. When problems come up, I often get different stories from my kids or neighborhood kids about who said or did what. It's then my job to listen (hopefully), gather evidence, and then sift through bits of information to maybe uncover the truth. Can you
- [10 quick talking points for Sacramento's housing market](https://sacramentoappraisalblog.com/2014/07/15/10-quick-talking-points-for-sacramentos-housing-market/) - Imagine you're in line at Starbucks with a friend, and your friend asks you about the housing market. How would you describe what the Sacramento market is doing? It's easy to speak in generalities about it being a good time to buy or sell, but when you get more specific, something powerful happens. You begin
- [How much is that home remodel really worth?](https://sacramentoappraisalblog.com/2014/07/08/how-much-is-that-home-remodel-really-worth/) - How much is a remodeled home worth compared to a home without upgrades? An owner might spend $50,000 on improvements, but does that make the home worth $50,000 more? How do appraisers determine the value of upgrades in cases like this? Let's look at an example. SUBJECT PROPERTY: Upgraded and sold at $350,000 This property
- [The importance of understanding what "market value" really means](https://sacramentoappraisalblog.com/2014/07/01/quick-test-which-one-example-is-a-good-picture-of-market-value/) - If a buyer and seller agree on a price, that's market value, right? I ask this question all the time during real estate presentations, and responses are mixed. There are passionate yeses, but there is also a bit of hesitation. Ultimately having a good framework for market value is incredibly useful when working with buyers
- [Tips for effective blogging for business](https://sacramentoappraisalblog.com/2014/07/03/tips-for-effective-blogging-for-business/) - Do you have a blog for your business? Why or why not? I've been blogging consistently for over five years, and it's made a very significant difference for me. In fact, I'm coming up on post #1000 very soon here, and I'm excited about that. Anyway, about six weeks ago I spoke at Drexel University
- [Where do you find comps when there are none?](https://sacramentoappraisalblog.com/2013/01/09/where-do-you-find-comps-when-there-are-none/) - Wouldn't it be nice to have model match sales when appraising or listing a house for sale? Is sure would make it so much easier to come up with a value, right? That would be ideal, but it just doesn't play out that way sometimes. On occasion I get lucky by having ample sales to choose
- [What if there are no comps for the appraiser to use?](https://sacramentoappraisalblog.com/2011/11/28/what-if-there-are-no-comps-for-the-appraiser-to-use/) - Newer tract markets usually have ample sales, but how does an appraiser establish value in a neighborhood with no recent sales? There isn't a quick answer, but here are some of the things I do as a Sacramento area appraiser. Older Sales: I look at sales over the past 1-3 years in the immediate neighborhood. While it's ideal to have model match sales within
- [A podcast interview with an appraiser and real estate broker](https://sacramentoappraisalblog.com/2014/06/26/a-podcast-interview-with-an-appraiser-and-real-estate-broker/) - I did a podcast interview recently with Real Estate Broker Marguerite Crespillo, so I wanted to share. Our conversation is perfect background noise while working, driving, cooking, or doing Zumba (okay, maybe not Zumba). We talk about the flat market, how appraisers make adjustments, using price per sq ft in real estate, a suicide house
- [How do you price a larger home when there are only smaller comps?](https://sacramentoappraisalblog.com/2014/06/24/how-do-you-price-a-larger-home-when-there-are-only-smaller-comps/) - How do you know what a larger home is worth if the only recent sales are much smaller in size? A friend asked me this question recently as she was trying to price a listing. There are a few things I do when in this situation, and since this conversation helped my friend, I figured
- [The striking difference of cash in real estate in 2013 and 2014](https://sacramentoappraisalblog.com/2014/06/19/the-striking-difference-of-cash-in-real-estate-this-year/) - Last year was dominated by cash sales. Or I should say DOMINATED since investors really drove the market. This was true in Sacramento and it was true for many markets across the United States. But this year has been different. In fact, cash has been about half of what it was last year, and it
- [How do you know if it's a second unit or an accessory dwelling unit?](https://sacramentoappraisalblog.com/2014/06/17/is-it-a-second-unit-or-an-accessory-dwelling/) - Is it a second unit or an accessory dwelling? How do you know the difference? If the post office gives the second structure an address, that makes it a second unit, right? Or if the dwellings are separately metered, it must mean there are two units. Let's talk through some distinctions below, and then discuss
- [10 quick real estate trends to know about in Placer County](https://sacramentoappraisalblog.com/2014/06/12/10-quick-real-estate-trends-to-know-about-in-placer-county/) - Flat. That's sort of how the market has felt in Placer County. Well, there has been a slight uptick lately, but otherwise the market seemed to level out a few quarters ago after a massive stint of appreciation. Let's take a look at the latest trends below, and touch on what is happening in the
- [Can a detached structure be included as part of a home's square footage?](https://sacramentoappraisalblog.com/2013/04/12/can-a-detached-unit-be-included-as-part-of-a-homes-square-footage/) - I talked with a home owner recently who felt like the appraiser undervalued his home since the detached in-law quarters wasn't included in the square footage in the appraisal. The owner figured the extra 400 square feet would've made a huge difference in value. Was the owner right? Can a detached unit be considered square
- [10 quick things to know about Sacramento's housing market](https://sacramentoappraisalblog.com/2014/06/10/10-quick-things-to-know-about-sacramentos-housing-market/) - Competitive. Normal-ish. Price sensitive. These are all words that describe Sacramento's housing market right now. Let's take a look at some of the latest trends so we can better understand and explain how the market is unfolding. Two ways to read this post: Scan the highlighted text and graphs quickly. Grab a cup of coffee
- [Appraisers, The Force, and Up & Down Real Estate Values](https://sacramentoappraisalblog.com/2014/06/05/appraisers-the-force-and-up-down-real-estate-values/) - What makes real estate values move? I often ask this question when speaking at real estate functions, and it's interesting to hear the responses. I usually start by showing a photo of Luke Skywalker with the caption, "Luke, use The Force to make value move." Then I ask, "Is that sort of like what appraisers
- [What is an easement appurtenant?](https://sacramentoappraisalblog.com/2012/10/09/what-is-an-easement-appurtenant/) - Do you remember the days of memorizing definitions to pass tests? Well, if you've ever taken a real estate class, you've probably heard of an easement appurtenant. Here's a visual refresher course in case the definition did not stick. Easement Appurtenant An easement is when someone has the right to use another person's land. One
- [How to see the market when there is only one sale in the neighborhood](https://sacramentoappraisalblog.com/2014/06/02/how-to-see-the-market-when-there-is-only-one-sale-in-the-neighborhood/) - "You need at least one more sale for value to be legit." That's what someone told me recently since there was literally one sale that closed about 50K higher than anything else. Value couldn't be that high, right? Or could it? How can you tell where a neighborhood market is at when there is only
- [5 things to know about appraisers choosing comps](https://sacramentoappraisalblog.com/2014/05/29/5-things-to-know-about-appraisers-choosing-comps/) - How do appraiser choose comps? Are there rules an appraiser has to follow for picking comparable sales? Here is what Fannie Mae and a Sacramento appraiser says.
- [Spoof definitions and lending on rural properties](https://sacramentoappraisalblog.com/2011/09/14/spoof-definitions-and-lending-on-rural-properties-2/) - What is a rural property and why does it matter for lending purposes? Let's look at how Fannie Mae defines a rural property, but first let's take a pitstop through three spoof definitions that are commonplace among appraisers. At least a couple of these came from the REAA online appraiser's forum. Do you have any
- [Can a basement be considered square footage?](https://sacramentoappraisalblog.com/2014/05/27/can-a-basement-be-consdered-square-footage/) - Can a basement be counted as square footage? Should you include the basement in the square footage when trying to sell a house? These are good questions. I'll give you a standard answer that will cover most basements, but then let's dig into the issue since cookie cutter answers don't always fit every property. A
- [A repurposed real estate sign giveaway](https://sacramentoappraisalblog.com/2014/05/13/a-repurposed-real-estate-sign-giveaway/) - Some friends recently let me have one of their real estate yard signs, and I had some fun transforming it into a chalkboard. Now I'm giving it away. Do you want it? This piece is roughly 2'8" wide and 2'x2" high. It's perfect for an office, bedroom, garage or wherever. Here is a quick video
- [A radio interview with a Sacramento appraiser on Money 105.5 FM](https://sacramentoappraisalblog.com/2014/05/22/a-radio-interview-with-a-sacramento-appraiser-on-money-105-5-fm/) - I did a radio interview last week on Money 105.5 FM in Sacramento, so I wanted to share. My part of the interview is a good 30 or so minutes, so it's perfect for some background noise while working. They asked me about how I became an appraiser, blogging, how I recovered after nearly all
- [How do you know when a real estate market is getting soft?](https://sacramentoappraisalblog.com/2014/05/20/how-do-you-know-when-real-estate-is-getting-soft/) - Property values have not been declining lately, but how would you know if they were possibly going to decline? What metrics should you watch to be able to know if a real estate market is softening? Have a look below and let me know what you think. Anything else you would add? Since the temperature
- [What is a pool worth in the eyes of an appraiser?](https://sacramentoappraisalblog.com/2012/02/27/what-is-a-pool-worth-in-the-eyes-of-an-appraiser/) - How does an appraiser value a pool? There's really no standard dollar figure for a pool's worth since pools come in all shapes and sizes, but pools are very commonly worth FAR LESS than the cost of installation. In the Sacramento area it's not uncommon to see appraisers assign a mere $10,000 or so of value for a standard gunite built-in pool.
- [5 real estate words that make you sound smart](https://sacramentoappraisalblog.com/2012/05/31/5-real-estate-words-that-make-you-sound-smart/) - In case you want to win in the real estate category on Jeopardy or boost your real estate IQ, this post is for you. Here are five real estate words that will definitely might make you sound smart. Enjoy and find a way to use them soon. 1. Superadequacy Superadequacy is basically a synonym for “overimprovement”. It’s
- [How the real estate market is evolving in Sacramento & Placer County](https://sacramentoappraisalblog.com/2014/05/15/how-the-real-estate-market-is-evolving-in-sacramento-placer-county/) - If an article is too long, I probably won't read it. Can you relate? Yet if an article is full of solid information to apply to life or business, I'll definitely look it over - even if it's longer. Enter my big monthly post. I hope to highlight the real estate market so you can
- [How will you know when the market starts to decline?](https://sacramentoappraisalblog.com/2013/06/13/how-will-you-know-when-the-market-starts-to-decline/) - Property values are definitely increasing right now in the Sacramento area, but at some point in the future they'll cool off or decline. Whenever that happens, what should we be looking for to capture the decline when it first starts? What will be the indicators of a slow down or declining trend? I asked a
- [The big and little story of inventory in Sacramento](https://sacramentoappraisalblog.com/2014/05/08/the-big-and-little-story-of-inventory-in-sacramento/) - Do you want to see the market? Let's look at some specific price ranges in a few local counties. I know many readers are outside of Sacramento, so I'm curious if these trends are anything like your market. Overall inventory declined this past month, which is common during Spring. Properties are still selling quickly, though
- [4 reasons why housing inventory is low in Sacramento](https://sacramentoappraisalblog.com/2014/05/06/3-reasons-why-housing-inventory-is-low-in-sacramento/) - Why is housing inventory so low right now? Did you know it declined again this past month? Shouldn't there be more homes on the market? I've been getting asked these questions quite a bit, so I wanted to take a stab at an answer. First, let's remember that housing inventory is a metric to help
- [5 Reasons why graphing is a vital skill for real estate professionals](https://sacramentoappraisalblog.com/2014/05/01/5-reasons-why-graphing-is-a-vital-skill-for-real-estate-professionals/) - Can you teach an old dog new tricks? That's questionable. It's certainly not easy for us humans to learn new things either. But let's talk about one skill in real estate that is HIGHLY attainable, yet something that most will ignore (which can be good for you). Knowing how to graph neighborhood sales sounds really
- [10 reasons why public records and the appraiser's square footage can differ](https://sacramentoappraisalblog.com/2014/04/29/10-reasons-why-public-records-and-the-appraisers-square-footage-can-differ/) - Who is right? The appraiser measures your house, but Tax Records shows something different. Why is there sometimes a disparity between the appraiser's sketch and what public records says about your square footage? Or maybe you're wondering why appraisers even need to measure a house during an appraisal inspection. Let's glean some quick insight below.
- [The Word on Real Estate Appraisals for Divorce (Sacramento Region)](https://sacramentoappraisalblog.com/2009/03/06/the-word-on-real-estate-appraisals-for-divorce-sacramento-region/) - What is the difference between a real estate appraisal completed for a divorce and a typical loan appraisal? Here are a few differences: The divorce appraisal is very likely to have a retrospective date of value, meaning that the appraised value is based upon a date in the past (the filing date) rather than today’s date. Sometimes
- [How long can you appeal your "base year" property value if you overpaid?](https://sacramentoappraisalblog.com/2012/05/07/how-long-can-you-appeal-your-base-year-property-value-if-you-overpaid/) - Have you ever overpaid for something? None of us like to admit when we spend too much money on something, but occasionally it happens - whether it's a hyped-up gadget, hot toy during Christmas or even a piece of real estate. Overpayment Conversations: I get phone calls periodically from property owners who think they overpaid for a house
- [What happens after you file a property tax appeal?](https://sacramentoappraisalblog.com/2012/06/04/what-happens-after-you-file-a-property-tax-appeal-in-sacramento-county/) - Immediate results would be nice, but that's not how it works in the world of tax appeals. The Sacramento County Assessment Appeals Board technically has up to two years to get back to property owners when they file a property tax appeal. I've personally not seen them take that long for my clients, though it
- [It's now property tax appeal season in Sacramento](https://sacramentoappraisalblog.com/2012/07/02/its-now-2012-property-tax-appeal-season-in-sacramento/) - It's now property tax appeal season, so I wanted to quickly answer some of the most common questions I'm asked by property owners. Skim below to get a sense of what to expect during the tax appeal process. I hope this is helpful. When is the first date to appeal property taxes in Sacramento County? July
- [Why is your recent purchase assessed so much higher than the purchase price?](https://sacramentoappraisalblog.com/2012/08/03/why-is-your-recent-purchase-assessed-so-much-higher-than-the-purchase-price/) - I've been getting this question quite a bit lately. Home owners wonder sometimes why their assessed value is so much higher than the purchase price. It doesn't make any sense, right? Well, let me share with you a scenario to explain why this happens sometimes. I spoke with a home owner this week, and his property is currently
- [One more month to appeal your property taxes in Sacramento County](https://sacramentoappraisalblog.com/2012/10/31/one-more-month-to-appeal-your-property-taxes-in-sacramento-county/) - I wanted to remind everyone that you have one more month to appeal your 2012 property taxes in Sacramento County. The deadline to dispute your assessed value is November 30, 2012. This deadline is for typical "decline in value" situations where the market has decreased in value, but the assessed value is out of sync with
- [Will your property taxes increase when you get an appraisal?](https://sacramentoappraisalblog.com/2013/03/27/will-your-property-taxes-increase-when-you-get-an-appraisal/) - Sometimes property owners ask me during an appraisal inspection if their property taxes are going to go up because of the appraisal. That's a great question. I'm going to give Kevin Nunn, a local mortgage professional, first stab at the answer, and then I'll pitch in a few thoughts. A Mortgage Professional's Answer by Kevin
- [5 things to know about property taxes so you don't get ripped-off](https://sacramentoappraisalblog.com/2013/04/03/5-things-to-know-about-property-taxes-so-you-dont-get-ripped-off/) - There is honestly some really bad less-than-helpful information floating around out there about disputing property taxes. Today I wanted to share five bits of information to help give honest insight into tax issues. These points are relevant for counties surrounding Sacramento as well as California. I hope this helps. Tax Values Posted: New assessments for
- [Assessor vs. Appraiser](https://sacramentoappraisalblog.com/2011/05/17/do-tax-assessments-affect-property-value/) - Why is there sometimes a huge difference between what the Assessor says a property is worth and what an appraiser says? I've included five points below to help answer this question. Base year value: Assessments in California are based on the year the property was purchased ("base year value"). If a property was purchased in recent years,
- [More conversation fodder for Sacramento real estate](https://sacramentoappraisalblog.com/2014/04/24/some-conversation-fodder-for-sacramento-real-estate/) - Today I have some more fodder to share for the next time you're talking about local real estate. Check out the images below and you'll be able to answer: What usually happens to sales volume in April and May in Sacramento County? What role are interest rates and inventory playing in the market right now?
- [3 talking points for Sacramento real estate](https://sacramentoappraisalblog.com/2014/04/22/three-talking-points-for-sacramento-real-estate/) - Let's look at three trends today. Instead of only unpacking Sacramento County though, let's glance at the region as a whole to understand larger dynamics at hand. I hope this will help give you a few more real estate talking points, whether for conversation with friends or clients. Any thoughts? 1) It's taking 20% longer
- [Understanding how it works to appeal property taxes](https://sacramentoappraisalblog.com/2014/04/17/understanding-how-it-works-to-appeal-property-taxes/) - When the market gets hot, people tend to forget about their property taxes. Even the Sacramento County Assessor shows there were 35% less appeals filed last year compared to previous years (see graph below). We all know the market increased rapidly in recent time, but some people frankly still should have appealed, but they didn't.
- [How do appraisers come up with square footage adjustments?](https://sacramentoappraisalblog.com/2014/04/15/how-do-appraisers-come-up-with-square-footage-adjustments/) - Have you ever wondered how appraisers come up with square footage adjustments? Why is the adjustment sometimes so low? Is it just a guess or is there some sort of methodology? Let's take a quick look at four options for determining how much extra square footage is really worth. 4 options for making adjustments for
- [5 questions to ask yourself to be sure you're NOT overbuilding](https://sacramentoappraisalblog.com/2013/06/19/5-questions-to-ask-yourself-to-be-sure-youre-not-overbuilding/) - How would you know if you are overbuilding or not? Here are five questions to ask and then five golden rules of real estate to keep in mind. What do you think? Five Questions to Ask to Make Sure You're NOT Overbuilding 1) Will buyers pay for this feature in the resale market? 2) Is
- [Why doesn't the addition count as square footage?](https://sacramentoappraisalblog.com/2011/05/23/why-doesnt-the-addition-count-as-square-footage/) - Additions come in all shapes and sizes, don't they? I sure have come across some interesting ones in the Sacramento area. Here are a few common reasons why an addition is NOT considered living area. Illegally built (no permits). Shoddy workmanship. No heat source. Permits were never finaled. Does not conform with the rest of the house (like the photo).
- [5 things to know about 2013 property taxes](https://sacramentoappraisalblog.com/2013/06/26/5-things-to-know-about-2013-property-taxes/) - There are going to be many property owners in for a rude awakening come next week when they find out how much their property taxes increased. We all love it when real estate values go up, but one of the unfortunate byproducts is increased taxes - especially for those who had their property assessments lowered
- [What you need to know about the property tax appeal deadline NEXT week in Sacramento](https://sacramentoappraisalblog.com/2013/11/26/a-cheat-sheet-for-appealing-property-taxes-in-sacramento/) - I'm not trying to be THAT guy by starting a business conversation during Thanksgiving, but this is important. Did you know the deadline to appeal property taxes in Sacramento County is on Monday? Since December 2, 2013 is the cutoff point, I've boiled down the process to three steps of what you need to know.
- [The stranglehold of neighborhood blight](https://sacramentoappraisalblog.com/2011/06/13/the-stranglehold-of-neighborhood-blight/) - Today is the beginning of "blight week" on the Sacramento Appraisal Blog. Why am I writing about blight? There is a significant connection between property value and the upkeep and overall presentation of houses in a neighborhood. More blight equals lower property values, and less blight equals higher property values. It's a simple equation really. On top of that,
- [Thou shalt mow thy lawn to decrease blight](https://sacramentoappraisalblog.com/2011/06/15/thou-shalt-mow-thy-lawn-to-decrease-blight/) - Talking about lawns and blight in the same breath seems overblown in some senses. But unkempt front yards are actually a very big deal because people will judge a community based on what it looks like. Is this a place where residents invest in their neighborhood or have they stopped believing in the future of
- [There is no such thing as buying a "parcel island"](https://sacramentoappraisalblog.com/2011/06/16/there-is-no-such-thing-as-buying-a-parcel-island/) - Did you know California has a 57.9% rate of home ownership according to the US Census Bureau? It sounds wonderful that nearly 60% of homes are owner-occupied, but this also means roughly 40% of homes are rentals. Does it shock you to think 4 out of 10 houses are occupied by tenants in California? So far during "Blight Week" we've talked
- [How to increase curb appeal for less than $100](https://sacramentoappraisalblog.com/2011/06/17/how-to-increase-curb-appeal-for-less-than-100/) - We've come to the end of "Blight Week", so it seems fitting to finish this discussion with some very practical ideas for how to easily help a neighborhood look better. I asked seven trusted Sacramento real estate professionals for some tips on how to increase curb appeal for less than $100, and here is what they said: Keith Klassen, Burmaster Real Estate Services: While
- [The wrong kind of fence in the front yard](https://sacramentoappraisalblog.com/2011/06/14/the-wrong-kind-of-fence-in-the-front-yard-blight-week/) - 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
- [A deeper look into how the market is moving in Sacramento](https://sacramentoappraisalblog.com/2014/04/10/a-deeper-look-into-how-the-market-is-moving-in-sacramento/) - We love fast things. Cars, making money, and especially information. When it comes to talking about real estate though, it's not always possible to digest a market in Twitter-sized chunks. Today I have my BIG monthly post to recap Sacramento real estate over the past month. I hope this will be a great resource for
- [Seeing Sacramento real estate in chunks](https://sacramentoappraisalblog.com/2014/04/08/seeing-sacramento-real-estate-in-chunks/) - Let's break down the market in chunks. It's always nice to get a county-wide view of real estate, but today let's unpack what is happening in specific price ranges in Sacramento County. I hope this will be helpful for you and your clients. When we can explain the market, we become a valuable resource and
- [Breaking down price levels in Sacramento](https://sacramentoappraisalblog.com/2014/04/04/breaking-down-price-levels-in-sacramento/) - There are markets within a market. Or in other words, just because a trend is happening in real estate at large does not mean the same trend is playing out in every single price range or area. We all know this, but sometimes it really helps to see it too. I'll unpack that further on
- [Can a fixer next door lower your property value?](https://sacramentoappraisalblog.com/2014/04/03/can-a-fixer-next-door-lower-your-property-value/) - Is it possible for a fixer next door to make your home worth less? Or what if the house was in okay shape, but the yard was a disaster? I asked a handful of brokers and agents in the Sacramento area to chip in their two cents on how a fixer next door can impact
- [How to work with appraisers before, during & after the inspection](https://sacramentoappraisalblog.com/2014/03/31/how-to-work-with-appraisers-before-during-after-the-inspection/) - Are you doing all you can to work with appraisers? The appraisal is one of the most important parts of a real estate transaction, yet many agents have a very hands-off approach when it comes to communicating with appraisers. Sure, you don't want to pressure for a certain value, and it can be hit and
- [Five questions to ask yourself before giving "comps" to an appraiser](https://sacramentoappraisalblog.com/2012/03/28/five-questions-to-ask-yourself-before-giving-comps-to-an-appraiser/) - Sometimes I get a stack of "comps" from real estate agents during my appraisal inspections when meeting the agent at the property. Are they good ones? Sometimes they are, but since many times they aren't, I wanted to highlight some important questions that might be useful to Sacramento area agents (and anyone) when selecting sales to share with the appraiser.
- [Top items to review in an appraisal report: Part 3](https://sacramentoappraisalblog.com/2013/07/15/top-items-to-review-in-an-appraisal-report-part-3/) - What was the appraiser thinking? That's not always easy to tell since an appraisal report can often be more than 25 pages in length. Where do you even begin to understand the rationale of the appraised value? Over the past couple weeks I've shown you some of the big-ticket items to look for in an
- [Why did the appraiser only spend 15 minutes at your house?](https://sacramentoappraisalblog.com/2013/01/14/why-did-the-appraiser-only-spend-15-minutes-at-your-house/) - I had a friend call me recently to share his experience with an appraiser. This friend is doing a refinance and was very surprised the appraiser was at his house for less than twenty minutes, and he wondered if it was normal for appraisers to only glance in a bathroom, not measure one side of the house and generally
- [One big reason why the market has felt sluggish](https://sacramentoappraisalblog.com/2014/03/26/one-big-reason-why-the-market-has-felt-sluggish/) - Why has sales volume been down? Let me give you a hint. It's green, sometimes crisp, has presidential branding, swooped in to boost the real estate market for two years, and there has been less of it lately. Bingo. You guessed it. The decline of cash sales so far in 2014 is one of the
- [Real estate, water and the guy without a front lawn](https://sacramentoappraisalblog.com/2014/03/24/real-estate-water-and-the-guy-without-the-front-lawn/) - Are you ready to pay a higher water bill in coming months? I shudder to think about more money leaving my wallet yet again, but it seems inevitable for water companies to raise rates and create mandatory restrictions because of the severe drought we're having in California. That's why this home owner without a front
- [The verdict on chain link fences and property value](https://sacramentoappraisalblog.com/2012/01/30/the-verdict-on-chain-link-fences-and-property-value/) - Do chain link fences increase or decrease property value in a neighborhood? I asked this question to some very experienced real estate agents and investors in the Sacramento area, and here is what they said: Eric Peterson with Praxis Capital: We remove the chain link fences 100% of the time. We do the same to
- [What information should you be prepared to give the appraiser?](https://sacramentoappraisalblog.com/2013/04/22/what-type-of-information-should-you-give-to-the-appraiser-during-an-inspection/) - If an appraiser is coming over, it's usually because something big is happening. Maybe it's a refinance, purchase, divorce, bankruptcy or estate settlement situation. Whatever the case, it's important to be prepared to offer detailed information to the appraiser where possible. After all, knowing more about a property and having a deeper perspective on the
- [Sharing, copying and real estate blogging](https://sacramentoappraisalblog.com/2014/03/20/5-ways-to-share-my-content-yes-this-can-apply-to-you/) - I attended a real estate social media class and the speaker said, "Just cut and paste other people's posts into your own blog. Boom. Blogging in just a few minutes". What's wrong with that? Is cutting and pasting someone's entire blog content and using it on your own site really sharing? Or is it something
- [What does normal smell like for March real estate in Sacramento?](https://sacramentoappraisalblog.com/2014/03/18/what-does-normal-smell-like-for-march-real-estate-in-sacramento/) - Real estate Spring fever is very real. Let me show you a couple of graphs today so we can put our finger on how the Sacramento market normally behaves in March. Sales Volume Growth: As you can see, over the past thirteen years there have always been more sales in March compared with February. Why?
- [Quick tips for real estate blogging](https://sacramentoappraisalblog.com/2011/07/05/quick-tips-for-real-estate-blogging/) - Real estate blogging has been a big part of my business and it's something I enjoy doing too. I've written 515 posts over the past few years and I've built some really good business relationships and friendships along the way. Blogging is not a place for oversharing and "Dear diary" sort of entires, but rather an opportunity to share
- [A quick lexicon for understanding what the heck appraisers are saying](https://sacramentoappraisalblog.com/2014/03/17/a-quick-lexicon-for-understanding-what-the-heck-appraisers-are-saying/) - Maybe you've read an appraisal lately and felt confused with some of the lingo. You're not alone because it's not easy to unpack how appraiser's describe properties these days ever since Fannie Mae created uniform code to be used by all appraisers. These codes are used for most loan appraisals, but thankfully they're not included
- [My policy on sharing content online](https://sacramentoappraisalblog.com/2012/04/23/my-policy-on-sharing-content-online/) - It's a huge honor when people share my posts, videos and photos on their blogs and websites. It's actually something I encourage and welcome too if it'll benefit another blog audience. But I do want to take a minute to communicate clearly on my policy for sharing content online from the Sacramento Appraisal Blog so we're on the same
- [Noticing more foreclosures hitting the market?](https://sacramentoappraisalblog.com/2014/03/13/noticing-more-foreclosures-hitting-the-market/) - Have you started to notice a few more foreclosures lately? Let's talk about that and interpret what is happening. Take a look at the graphs below and then let's consider a few points. A Few Thoughts on the Foreclosure Market: Sifting Numbers Carefully: The percentage of foreclosures has technically increased lately. However, the most important
- [How much is one extra bedroom or bathroom worth?](https://sacramentoappraisalblog.com/2013/04/29/how-much-is-one-extra-bedroom-or-bathroom-worth-2/) - A real estate agent asked me this question last week via email, so I thought I would share my response. How would you answer this question? Question: I was wondering if you could tell me how much value you give a bedroom and full bath. Is there some kind of guideline for us agents to
- [The story of investors and FHA buyers in Sacramento](https://sacramentoappraisalblog.com/2014/03/11/the-story-of-cash-and-fha-in-2014/) - A quick update for you. What is happening with cash and FHA in Sacramento County over the past few months? Take a quick scan of the graphs below to get a sense of the market. Overall there has been slightly more cash and slightly less FHA in January and February. However, the market has been
- [The need for jobs to drive real estate in 2014](https://sacramentoappraisalblog.com/2014/03/10/looking-at-unemployment-trends-in-sacramento/) - Where is the market heading? I get asked this question every month when speaking in real estate offices. The most truthful thing I can say is my crystal ball is broken. In fact, predicting real estate is a bit like predicting what Justin Bieber is going to do next. You just never know. At the
- [How do garage conversions impact property value?](https://sacramentoappraisalblog.com/2012/07/24/how-do-garage-conversions-impact-property-value/) - Should you convert your garage? Would your home be worth more or less with a garage conversion? I asked nine local real estate pros to share some thoughts on the topic, and here is what they had to say. I'd love to hear what you think in the comments below. Jeff Grenz, Real Estate Broker in Sacramento When hunting for and evaluating
- [How many carbon monoxide detectors should you install in your house?](https://sacramentoappraisalblog.com/2011/10/13/how-many-carbon-monoxide-detectors-should-you-install-in-your-house/) - The number of carbon monoxide detectors you need really depends on how many sleeping areas you have in your house (and how many levels too). According to California law, there should be a CO detector installed on each level as well as near EACH sleeping area. For example, if bedrooms are split into two wings in your house, you'll need
- [A quick recap of February's real estate market in Sacramento](https://sacramentoappraisalblog.com/2014/03/06/a-quick-recap-of-februarys-real-estate-market-in-sacramento/) - Let's do a quick recap of how real estate unfolded in February in Sacramento County. There are two ways to read this post: 1) Briefly scan the graphs below in 30-ish seconds; or 2) Take a few minutes to digest the graphs and commentary. Sluggish Sales: It's normal for there to be less sales during colder
- [Seeing real estate trends in Sacramento (you pick the neighborhood)](https://sacramentoappraisalblog.com/2014/03/05/seeing-the-trends-in-specific-areas-of-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.
- [Letting the dogs pee outside is an okay idea](https://sacramentoappraisalblog.com/2011/08/15/letting-the-dogs-pee-outside-is-an-okay-idea/) - Have you seen soiled carpet from pets before? Let me share my personal winner from an inspection a long while ago. Carpet like this certainly lowers property value, but it's also indicative that the pets surely rule the roost. The stains from urine and feces were dramatic throughout the house. The smell surprisingly was not all that bad, but I did feel nauseous
- [Price per Sq Ft and The Costco Principle](https://sacramentoappraisalblog.com/2014/03/03/price-per-sq-ft-and-the-costco-principle/) - Using the wrong comps can lead to the wrong price or value. I realize that's a no-brainer, but at the same time it's still a common mistake when using price per sq ft figures to list or appraise a house. A Recent Scenario: The subject property is a 3-bedroom unit at just about 1500 sq
- [How do appraisers choose the final value?](https://sacramentoappraisalblog.com/2014/02/27/how-do-appraisers-choose-the-final-value/) - A decision has to be made at some point. Appraisers eventually need to narrow down their research and commit to a final number for what a property is worth. But how does the appraiser decide on a value if all the comps adjust out to a different price? Is it a guessing game or is
- [How to challenge a low appraisal (a format to use)](https://sacramentoappraisalblog.com/2012/06/05/how-to-challenge-a-low-appraisal-a-format-to-use/) - How do you go about challenging a low appraisal? While you might feel frustrated beyond belief, it's important to not make an emotional argument, but rather share facts and market data in a systematic way to support your case. The following document is a format I developed for my investor clients who kept asking me what they can do
- [Top items to review in an appraisal report: Part 1](https://sacramentoappraisalblog.com/2013/07/01/top-items-to-review-in-an-appraisal-report-part-1/) - Let's be honest. If you are in the real estate industry and you regularly come across appraisal reports, do you really read them? If you're like most people, you simply look at the bottom line value in the report and then call it a day so long as the numbers work. While that makes sense
- [How to use MLS to know how the market is moving](https://sacramentoappraisalblog.com/2014/02/25/how-to-use-mls-to-know-what-the-market-is-doing-right-now/) - How can you know right now what the real estate market is doing? What would you say if a client asked you about the market this month? You could probably rattle off some generalities about an increase of inventory and how sales are always lower in January and February. OR you could give them a
- [Trading real estate appraisals for bitcoin](https://sacramentoappraisalblog.com/2014/02/24/ill-give-you-an-appraisal-if-you-give-me-bitcoin/) - Can I get a drumroll? I'm pleased to announce bitcoin will now be accepted as a payment option for my appraisals and consulting work. What is bitcoin? It's a digital currency that can be used in various places online or exchanged for US dollars. From a business standpoint, I like the concept of being relevant
- [5 things appraisers want from real estate agents](https://sacramentoappraisalblog.com/2014/02/19/5-things-to-do-to-have-a-better-relationship-with-appraisers/) - Let's be real. There is often tension between real estate agents and appraisers. And there is definitely room to help improve communication between both parties. That's why this post is relevant from an appraiser's perspective. Part of me hopes in response someone will write "5 things real estate agents want from appraisers". I hope this
- [Today's sales are tomorrow's Spring fever](https://sacramentoappraisalblog.com/2014/02/18/todays-sales-are-tomorrows-spring-fever/) - Are you feeling the market heat up? Today I have a quick graph to help show the reality of Spring fever in Sacramento. The blue bars in the image below represent sales in March, and as you can see sales volume ALWAYS increases after February. What does this mean? Many of today's 2200+ pending listings
- [Four things to remember about inventory and interest rates in Sacramento](https://sacramentoappraisalblog.com/2014/02/13/the-power-of-inventory-and-interest-rates-in-sacramento/) - If you want to make sense of the unfolding story of real estate in Sacramento, be sure to keep an eye on inventory and interest rates. Take a minute to look over the graphs below to glean some context for how the market is evolving. Then let's consider some thoughts further down. Four thoughts on
- [Face tattoos and seeing the full picture in real estate](https://sacramentoappraisalblog.com/2014/02/12/face-tattoos-and-seeing-the-full-picture-in-real-estate/) - If you ever plan to get a tattoo on your face, call me first. That's what I tell my two sons. They always roll their eyes and laugh at me when I say this. Of course I'm joking in part because they're only 8 and 10 years old. But there is still a truth here
- [Parcel Mullet: real estate word of the day](https://sacramentoappraisalblog.com/2012/04/10/parcel-mullet-real-estate-word-of-the-day/) - Definition: A "parcel mullet" refers to the phenomenon of having a well manicured short lawn in the front yard, but a wild long yard in the back. Or in laymen's terms, business lawn in front, party lawn in the back. If you didn't know, the mullet is a hairstyle that is short at the front and sides, and long
- [A recap of Placer County real estate in 2013](https://sacramentoappraisalblog.com/2014/02/10/a-recap-of-placer-county-real-estate-in-2013/) - I was pleasantly surprised how popular my Sacramento market recap graphic was last week, so I thought I'd share a Placer County image - especially since I had a few requests for one. The market in Placer County was similar to Sacramento in that it was a year of massive increases where real estate felt
- [A few trends to watch in Sacramento's real estate market](https://sacramentoappraisalblog.com/2014/02/06/a-few-market-trends-to-watch-in-sacramento/) - How is the real estate market doing? That's actually a loaded question. I shared about median price and inventory the other day, so let's touch on some other trends today - distressed sales, cash and FHA. Real estate has many different layers of value, so it's important to watch the market closely to be able
- [10 quick Sacramento real estate stats to make you sound smart](https://sacramentoappraisalblog.com/2014/01/15/10-quick-sacramento-real-estate-stats-to-make-you-sound-smart/) - If you want to sound smart while talking to clients, friends or playing the real estate category on Jeopardy, this is for you. Here are ten quick stats for the real estate market in Sacramento County when considering all of 2013. Enjoy. The median sales price increased by 25% in 2013. Average price per square
- [The smell of a slow and soft January market](https://sacramentoappraisalblog.com/2014/02/03/the-smell-of-a-soft-and-slow-january/) - We have one month under our belts for 2014. If you're anything like me it's been 31 days of perfectly executing all of your New Year's goals and resolutions so far (that's sarcasm). Let's take a brief look at how the Sacramento real estate market unfolded in January. I'll have some more stats to share
- [Some thoughts on cigarettes and property value](https://sacramentoappraisalblog.com/2014/02/05/some-thoughts-on-cigarettes-and-property-value/) - Do you smoke? I'm not trying to sound like I'm on a high horse, but I definitely don't smoke. I think I was cured of any desire to do so as a kid after being in the car on many occasions with my late Grandma as she dragged her Virginia Slims with the windows rolled
- [Why do appraisers give such little value for square footage?](https://sacramentoappraisalblog.com/2011/08/22/why-do-appraisers-give-such-little-value-for-square-footage/) - Why do appraisers sometimes give such little value to something as important as square footage? It's crazy that an appraiser gave $10,000 in value for 300 square feet, right? Maybe you've felt this way about an appraisal on your home or for one of your listings. Give me a minute to help clear up some of the
- [When can I speak in your office?](https://sacramentoappraisalblog.com/2014/01/30/when-can-i-speak-in-your-office/) - One of my favorite things to do each month is visit real estate offices. I usually swing by during a weekly meeting, give a market spiel for 10-15 minutes and then field questions. It's always fun, informative and relational, and since one of my goals this year again is to speak in 1-2 offices each
- [Four interviews and classes I'm doing this month](https://sacramentoappraisalblog.com/2012/01/10/four-interviews-and-classes-im-doing-this-month/) - I have some interviews and speaking engagements this month that I wanted to invite you to be a part of. Feel free to listen to interviews online or come to one of the events listed below: January 11: Interview with Sacramento Realtor Tamara Dorris on her internet radio station on 1/11/12 at 10am. I'll be talking about FHA appraisals
- [7 things new real estate agents should know about working with appraisers](https://sacramentoappraisalblog.com/2013/10/21/7-things-new-real-estate-agents-should-know-about-working-with-appraisers/) - If you're new to real estate, congratulations. I hope your career really takes off in coming time. While our paths may never cross on a transaction, you will definitely be meeting with appraisers and probably developing some pretty strong feelings about some of them too. Today I hope to help you understand appraisers a bit
- [Why didn't the appraiser count the addition as square footage?](https://sacramentoappraisalblog.com/2014/01/29/why-didnt-the-appraiser-count-the-addition-as-square-footage/) - The agent says one thing and the appraiser says another. Take a look at the image below and ask yourself if this is a 2-bed/1-bath house or a 3-bed/2-bath house. It was marketed as a 3/2, but the appraiser said it was a 2/1. Does the addition count or not? The example above shows a
- [A college degree to become an appraiser?](https://sacramentoappraisalblog.com/2014/01/27/a-college-degree-to-become-an-appraiser/) - When appraisers talk about changes in the appraisal industry, I think most of the real estate community only hears "blah, blah, blah" or rather the sound Charlie Brown's teacher makes when speaking. But today I want to share about a specific change that is coming up in 2015 anyway because this is worth knowing about.
- [An unemployment update & 2014 economic outlook](https://sacramentoappraisalblog.com/2014/01/24/an-unemployment-update-2014-economic-outlook/) - I hope your week has been fantastic so far. If you can give me a minute, here are two quick things to digest. 1) The Unemployment Scoop: New unemployment rates have been posted, so I wanted to give you the lowdown for national, state and local trends. Check out the graphs below and feel free
- [Do appraisers require smoke detectors?](https://sacramentoappraisalblog.com/2014/01/23/do-appraisers-require-smoke-detectors/) - I had a great question about smoke detectors last week from a REALTOR friend. Here is her question and I'll pitch in some thoughts below: Question: I have a buyer's agent telling me we need smoke detectors installed in each bedroom. The condo has two bedrooms right across the hall from each other. The smoke
- [Why won't this property pass for FHA financing?](https://sacramentoappraisalblog.com/2010/03/26/why-wont-this-property-pass-for-fha-financing/) - I get a lot of questions about FHA / HUD standards and what a property needs to qualify. Here's the deal: FHA is primarily concerned that everything in a house functions properly and that there are no health and safety issues. FHA continually says, "Soundness, Safety & Security" as their motto. As an FHA certified real estate
- [Specific ups and downs in Sacramento](https://sacramentoappraisalblog.com/2014/01/21/some-specific-ups-and-downs-in-sacramento/) - Let's talk some ups and downs today. Here is some context to help shed light on how the real estate market is moving in Sacramento. Any thoughts? History of Median Price: This graph shows year-end median sales price figures from 1986 to 2013 in Sacramento County (and West Sacramento). You can see just how steep
- [Two back door ways to comp out tricky properties](https://sacramentoappraisalblog.com/2013/05/09/two-back-door-ways-to-comp-out-tricky-properties/) - It's not always easy to understand how the market sees a property, right? This is especially true for something unique. Well, let me share two things I sometimes do to pick up a deeper perspective on a property. Nothing replaces current data of course, but understanding how the market has historically responded to a home
- [Why some homes struggle to sell (as illustrated by Legos)](https://sacramentoappraisalblog.com/2014/01/13/why-some-houses-struggle-to-sell-as-illustrated-by-legos/) - Some houses simply struggle to sell. They sit on the market week after week and month after month with no bites. Here is an example of one house that has done just that. Take the lessons here for what they're worth. :) Thank you to my two sons for building this together recently and letting
- [An award for Educational Excellence](https://sacramentoappraisalblog.com/2014/01/16/an-award-for-educational-excellence/) - Last week I was given an award for Educational Excellence from the Sacramento Association of Realtors. Only a few people were given this award for 2013, so I was very honored to have received it. Teaching is one of my core passions in life, and I worked very hard last year to make rounds at
- [Is a property worth less if it's a short sale?](https://sacramentoappraisalblog.com/2011/07/28/is-a-property-worth-less-if-its-a-short-sale/) - No. A property is worth what it is worth regardless of being distressed or not. With that being said, when a house is a short sale it may need to be marketed at a more aggressive price level to dump the property before a foreclosure date or offset any negative perception in the market for being a short sale. Notice though we're
- [Common lending issues with condominiums](https://sacramentoappraisalblog.com/2011/04/21/common-lending-issues-with-condominiums/) - Let's look at common lender red flags you may encounter when trying to purchase a condominium. And yes, it's Day 4 of "Condo Week" on the Sacramento Appraisal Blog. Five potential deal-killers for condo loans: 1) The owner-occupancy rate typically needs to be above 50% for both FHA and conventional loans. 2) If there is pending litigation
- [Why it really matters if it's a condo or PUD](https://sacramentoappraisalblog.com/2013/05/30/why-it-really-matters-if-its-a-condo-or-pud/) - If it looks like a duck and quacks like a duck, it's most likely a duck. But in the case of real estate, a PUD (Planed Unit Development) often looks just like a condominium, yet it is something completely different. This might not seem like an important distinction, but after speaking with a townhouse PUD
- [Kissing the real estate honeymoon goodbye](https://sacramentoappraisalblog.com/2014/01/08/kissing-the-real-estate-honeymoon-goodbye/) - The honeymoon is over. That's right. The real estate market in 2013 felt like a honeymoon because it was full of glittery optimism, sensational news headlines and the sweet aroma of a quick recovery. Just as a honeymoon in real life comes to an end, we all knew such rapid appreciation was not sustainable, inventory
- [Seeing the story of Sacramento real estate](https://sacramentoappraisalblog.com/2014/01/10/17481/) - It's time for a panoramic view. Give me a minute to explain and then spend a few moments digesting the images below. If you want to understand the Sacramento real estate market, it's really helpful to see how certain "layers of the market" work together. These graphs help give context for how price, interest rates,
- [Don't put all your eggs in the median price basket](https://sacramentoappraisalblog.com/2013/04/16/dont-put-all-your-eggs-in-the-median-price-basket/) - Median price figures can be helpful to understand the real estate market, but at the same time we need to be careful not to give them too much weight. Today let's look at some of the pitfalls of paying too much attention to the median price level. First off, what is a median price? Imagine
- [Comparing 10 appraisals with Zillow Values](https://sacramentoappraisalblog.com/2013/11/13/comparing-10-appraisals-with-zillow-values/) - I had a conversation recently with a home owner about the online valuation site Zillow, and it went like this: Owner: Your value was right on. Me: Wonderful. That's great to hear. Owner: It was right in line with Zillow. Me: Oh, okay. This conversation made me smile since like many consumers, the property owner
- [10 things NOT to do when the appraiser comes over](https://sacramentoappraisalblog.com/2012/04/23/10-things-not-to-do-when-the-appraiser-comes-over/) - I've written before about how to prepare for an appraisal inspection, but I wanted to revisit the topic from the other side today. Here are 10 things NOT to do when the appraiser comes over. Walk around the house in your birthday suit. Let the dogs run loose to lick and bite the appraiser at will. Lock your
- [5 New Year's Resolutions for the Real Estate Community](https://sacramentoappraisalblog.com/2014/01/06/5-new-years-resolutions-for-the-real-estate-community/) - Have you ever dropped the ball on one of your New Year's goals? We've all been there. That's why I want to suggest some goals that are actually highly attainable. Here are some suggestions for New Year's resolutions for the real estate community. I see these things all the time, so I thought it would
- [Quick tips for agents for talking to appraisers](https://sacramentoappraisalblog.com/2011/08/02/quick-tips-for-real-estate-agents-for-talking-to-sacramento-appraisers/) - In a post-HVCC world, there is both confusion and frustration regarding talking to appraisers. Agents can no longer directly choose an appraiser for most of their deals, so sometimes it seems like appraisal quality is left to chance. Maybe the appraiser will understand the local market or maybe he won't. Of course the hope is the appraiser is a local expert
- [What 12 Realtors are Saying About Sacramento's Housing Market](https://sacramentoappraisalblog.com/2013/12/19/what-12-realtors-are-saying-about-sacramentos-housing-market/) - What do you get when you ask 12 Realtors one question? I know it sounds like I'm setting you up for a lame joke, but I'm actually going to share some insider perspective on the local housing market. I asked a handful of Sacramento area Realtors to describe the market in just a few sentences.
- [Is there a connection between local parks and real estate values?](https://sacramentoappraisalblog.com/2011/01/11/is-there-a-connection-between-local-parks-and-real-estate-values-sacramento/) - A park can really function as a soul for a community in that it can help define a neighborhood as well as provide a hub for relationships to grow. Parks offer space for exercise, kids to play, community events, and just hanging out with locals. A great park can help boost real estate values too since families are often
- [10 ways to be a spammy real estate person online](https://sacramentoappraisalblog.com/2012/07/05/10-ways-to-be-a-spammy-real-estate-person-online/) - Let's be honest. At times the real estate industry can be a bit cringeworthy when it comes to using social media. That's because the focus is often on selling a product instead of providing value. Today I wanted to share two helpful "what to do" lists for social media practices for real estate professionals. These are things I've learned and observed along the
- [The pros and cons of home ownership in an HOA](https://sacramentoappraisalblog.com/2014/01/02/the-pros-and-cons-of-home-ownership-in-an-hoa/) - Would you live in a neighborhood with a Home Owners Association (HOA)? Why or why not? HOA neighborhoods usually have a monthly fee that can be as low as $50, but as high as $300+ (in the Sacramento area at least). Why are home owners willing to fork over fees like this every month when
- [5 business goals and 5 personal goals for 2014](https://sacramentoappraisalblog.com/2014/01/01/5-business-goals-5-personal-goals-for-2014/) - Happy New Year everyone!! Are you ready for 2014? What story is your life and business going to tell this year? I'm feeling pretty good about the year ahead after a much needed get-away in Southern California to visit family and enjoy the beach (that's me and my wife below). As a continuing tradition, I
- [How $10 (and an amazing Mom) made two boys happy on Christmas](https://sacramentoappraisalblog.com/2013/12/23/merry-christmas-happy-new-year/) - Today I wanted to share my favorite Christmas photo. This is me and my family in 1980 or so. And yes, I have a twin brother in case you did not know. I wrote about this picture four years ago, but I felt it was time to revisit the image since this is always a
- [Why it's important to think of new homes just like new cars](https://sacramentoappraisalblog.com/2013/12/17/why-its-important-to-think-of-new-homes-just-like-new-cars/) - How much of a value difference is there between new construction and other newer models in the neighborhood? How do appraisers look at this issue?
- [10 reasons NOT to put a pool in your front yard](https://sacramentoappraisalblog.com/2013/12/16/10-reasons-not-to-install-a-pool-in-your-front-yard/) - Let me give you a bit of free real estate advice. Don't put a built-in swimming pool in your front yard. I know that sounds silly, but since I had the privilege of walking through a house with a front yard pool last week, I wanted to bring it up. Enjoy a one-minute video tour
- [Homes that won't make the Pinterest highlight reel](https://sacramentoappraisalblog.com/2013/12/11/homes-that-wont-make-the-pinterest-highlight-reel/) - Sometimes I feel like my job is like watching HGTV since I get to see some truly amazing homes with incredible features and upgrades. In fact, I frequently talk myself down from a feeling of house envy after seeing some of what I see. However, there are other properties that don't quite make the incredible
- [Monthly home sales hit a 5-year low in Sacramento](https://sacramentoappraisalblog.com/2013/12/12/monthly-home-sales-hit-a-5-year-low-in-sacramento/) - Did you know last month saw the lowest number of monthly home sales in about five years in Sacramento County? Check out the graphs below and then a few sentences of play-by-play market commentary. What's going on? It's really not uncommon to see a dip in sales during colder months (dang it's been cold lately),
- [What is an "escape assessment"? ](https://sacramentoappraisalblog.com/2012/01/31/what-is-an-escape-assessment/) - There is no escaping property taxes, right? According to the Sacramento County Assessor, "An "escape assessment" is a correction to a property's assessed value on the local property tax roll. The correction is made because the Assessor's Office discovered a property or a taxable event that should have been assessed but was not. Current and/or prior
- [The Sacramento market in 30 seconds or 3 minutes](https://sacramentoappraisalblog.com/2013/12/09/the-sacramento-market-in-30-seconds-or-3-minutes/) - Are you ready? It's time again for a monthly beefy play-by-play of the Sacramento real estate market. There are many things to talk about, but fortunately there are two options for reading this post: 30 Seconds: Briefly scan the graphs below in 30 seconds. Three Minutes: Take a few minutes to digest the graphs and
- [5 tips for valuing a lake location in real estate](https://sacramentoappraisalblog.com/2013/12/05/5-tips-for-valuing-a-lake-location-in-real-estate/) - How do you know what a lake location is worth? How much value should you give to a house with a lake view compared to a house across the street without the view? I had this conversation recently with a real estate agent who had some questions about pricing a lake house, so I wanted
- [A snapshot of Sacramento's real estate market](https://sacramentoappraisalblog.com/2013/11/12/seeing-the-sacramento-real-estate-market-unfold/) - I could tell you what's been happening in Sacramento's real estate market, but why not show you instead? Of course there are a handful of things to look at, which is why there are two options for reading this post: Briefly scan the graphs below in probably 30 seconds. Take a few minutes to digest
- [5 things to know about cash sales in Sacramento](https://sacramentoappraisalblog.com/2013/12/04/5-things-to-know-about-cash-sales-in-sacramento/) - Everyone has been saying cash investors are leaving the market in Sacramento. Yes, there has been noticeably less cash being spent lately. Here are five things to know about cash sales in Sacramento County. Half of cash sales in Sacramento County are under $200,000. Cash sales are down about 14% since Q1 2013 in the
- [Crystal Balls, Real Estate Trends & Black Friday](https://sacramentoappraisalblog.com/2013/12/02/crystal-balls-real-estate-trends-black-friday/) - As the year fades away it's now time for the beginning of what I call crystal ball real estate posts. What do I mean? Everyone will be speculating about what is going to happen in the 2014 market, and most posts will make very vague predictions. Since I don't personally own a crystal ball, I'll
- [Juggling jobs and property value in Sacramento](https://sacramentoappraisalblog.com/2013/11/25/juggling-jobs-and-property-value-in-sacramento/) - The unemployment rate for the past two months was finally published, so I hope to get you up to speed today. If you didn't know, the government shutdown set EDD back, so that is what caused the delay. Here are a few graphs to not only see the job market in action, but also property
- [5 things I've learned about blogging after 907 posts](https://sacramentoappraisalblog.com/2013/11/22/5-things-ive-learned-about-blogging-after-900-posts/) - I started scratching out blog posts almost five years ago, and I'll admit I'm excited to hit post #1000 at some point next year. Along the way it's been fun to build great relationships, learn, share information, earn some new clients, get speaking gigs and gain attention from local and national media. There are surely
- [Blackstone's $196,000,000 shopping spree in Sacramento](https://sacramentoappraisalblog.com/2013/11/18/blackstones-196-million-shopping-spree-in-sacramento/) - Did you ever dream of winning a shopping spree as a kid? I used to imagine myself having ten minutes to fill up a cart at Toys 'R Us with whatever I wanted. I would've headed straight for the baseball cards, bikes, toy guns and sports equipment. Of course I was never lucky enough to
- [How to develop original blog content](https://sacramentoappraisalblog.com/2012/02/07/how-to-develop-original-blog-content/) - Have you ever felt like you need to do a blog post, but you just don't know what to write? I've been there many times, so I wanted to share a resource I created that helps me avoid this feeling by keeping 10-20 post ideas in front of me at any given time. The document below hangs in my office, and I use it to
- [Things to know about getting an appraisal on a burned house](https://sacramentoappraisalblog.com/2013/11/20/things-to-know-about-appraisals-on-burned-houses-and-rebuilding-in-a-flood-zone-after-a-fire/) - Today I want to share a few things to know about appraisals after a house has burned down. This isn't a very easy subject - especially for property owners looking for information after a recent fire. If that's you, my heart goes out to you and I am sorry about your loss. I hope some
- [Why an "arm's-length" sale matters in real estate](https://sacramentoappraisalblog.com/2013/11/07/why-an-arms-length-sale-matters-in-real-estate/) - I knew a guy who was once given an expensive sports car. I was shocked when he told me someone came up to him and handed him keys to a Porsche. Nice stranger, right? A couple of news outlets even covered the story about this stranger's generosity. Yet here's the deal. The sports car owner
- [There is more than one way to skin an appraisal](https://sacramentoappraisalblog.com/2013/11/05/there-is-more-than-one-way-to-skin-an-appraisal/) - There is more than one way to skin a cat, right? I'm not sure who came up with that saying, and I know it's graphic, but the point is there are often many paths to finding a solution to a problem. The same is true with appraisals. If you give me a minute, I'd like
- [The FHA Mortgage Insurance Myth in Sacramento](https://sacramentoappraisalblog.com/2013/11/04/the-fha-mortgage-insurance-myth-in-sacramento/) - I've been hearing a myth lately about FHA buyers that I'd like to humbly address. The idea is that since mortgage insurance is now permanent for the life of an FHA loan as of several months ago, this new rule has harmed FHA buyers and caused a decline in FHA market stats too. I've heard
- [Things that make value move in Sacramento](https://sacramentoappraisalblog.com/2013/10/31/things-that-make-value-move-in-the-sacramento-real-estate-market/) - I've been talking quite a bit lately about "layers of value" or things that impact the real estate market. Values increase or decrease based on many factors. Let's look at the image below to see some of the bigger influences for the Sacramento market. I shared a similar photo recently, but expanded it to include
- [Why do appraisers take so long to finish the report?](https://sacramentoappraisalblog.com/2013/10/30/why-does-it-take-so-long-to-complete-an-appraisal/) - You had an appraiser come out to your property last week and the appraisal is still not complete. It's been 10 days!! What is going on? Here are some reasons why the appraisal might be taking so long. Liability: Appraisers have to support the value in the appraisal report and be liable for that value,
- [3 reasons why knowing real estate trends is NOT just for data geeks](https://sacramentoappraisalblog.com/2013/10/28/3-reasons-why-knowing-real-estate-trends-is-not-just-for-data-geeks/) - Isn't real estate data just for people who like math and numbers and wear pocket protectors? Not at all. Understanding the trends of the market can make a huge difference with business and marketing for anyone in the real estate industry. Let me unpack what I mean. I'd love to get your thoughts below too.
- [Great news for the Lundquist household](https://sacramentoappraisalblog.com/2013/10/24/great-news-for-the-lundquist-household/) - Can I get a drumroll please? I wanted to share some exciting non-real estate news for the Lundquist household this week. My wife Jenny's third book hit the shelves on Tuesday!! It is a young adult fantasy novel called The Princess in the Opal Mask. Jenny is immensely talented and she works so very hard
- [Ask an appraiser almost anything (comment below)](https://sacramentoappraisalblog.com/2013/10/22/ask-an-appraiser-almost-anything-comment-below/) - If you have a question for a real estate appraiser, here's your chance to ask it. You can ask me almost anything below and I'll respond to your comment. Have you always wondered about how appraisers do their job? Do you need some insight for a situation you're dealing with? Is there something that you've
- [How price and inventory mingle in Sacramento](https://sacramentoappraisalblog.com/2013/10/23/a-look-at-how-price-and-inventory-mingle-in-sacramento/) - Let's take a look at the way price and inventory have worked together over the past thirteen years in Sacramento County. There are of course many factors or "layers of the cake" so to speak that impact real estate values, but housing inventory is definitely a key indicator. Key Takeaways: I know I can be
- [Some random things I've seen in real estate lately](https://sacramentoappraisalblog.com/2013/10/17/some-random-things-ive-seen-in-real-estate-lately/) - One of the great things about being an appraiser is coming across so many random things while inspecting houses. Here are a few gems I’ve seen recently. Enjoy NFL Decor: If you're looking for some ideas for Fall decorating, stop looking at Pinterest and start checking out NFL decals you can put in your Living
- [The exchange of power between investors and FHA buyers](https://sacramentoappraisalblog.com/2013/10/15/the-cash-and-fha-duel-in-sacramento/) - There is a clear exchange of power that is happening right now in the Sacramento real estate market. It's as if the king of the market (cash) has announced his abdication, and one of the heirs (FHA) has quickly begun a quest to rule the throne. As cash investors have been leaving the market, FHA
- [5 trends to watch in Sacramento real estate](https://sacramentoappraisalblog.com/2013/10/14/5-quick-market-trends-in-sacramento-real-estate/) - There is so much talk about the real estate market shifting. Yes, it has been slowing down. But that's normal. Like kids, markets are constantly moving - sometimes very quickly. Today let's look at five real estate trends in Sacramento County. For those who work in real estate, it's good to internalize stats like this
- [Why did the appraisal come in $100,000 lower than the contract price?](https://sacramentoappraisalblog.com/2013/10/10/why-did-the-appraisal-come-in-100000-lower-than-the-contract-price/) - I was hired recently to do an appraisal and the value came in far below than expected. Why did it come in so low? Was it something I did wrong or was it the market? There are of course some botched appraisals out there, which is unfortunate to say the least, but sometimes a contract
- [A Sacramento market slowdown and the shutdown](https://sacramentoappraisalblog.com/2013/10/08/a-sacramento-market-slowdown-and-the-shutdown/) - Let's talk about the Sacramento market briefly and then touch on the government shutdown. I know any topic involving Congress right now can be nauseating, but let's hone in to consider the relevance to real estate. The local market is definitely slowing down as you can see with average price per square foot trends above
- [The pot growing behind the tenant's closed door](https://sacramentoappraisalblog.com/2013/10/07/the-pot-growing-behind-the-tenants-closed-door/) - Since I talked about meth houses last week, I figured it would be fitting to follow up with some thoughts about a much more common scenario. Pot. Don't worry, this won't become the Sacramento Appraisal & Drugs Blog. Here is a conversation I had a while back that made me chuckle: Me: May I see
- [The 2-story clubhouse I built for my kids](https://sacramentoappraisalblog.com/2013/10/03/the-2-story-clubhouse-i-built-for-my-kids/) - Did you have a clubhouse as a kid? I did for a couple of years, and it sure was fun for me, my brother and neighborhood kids. Since I wanted my boys to have one too, I built them a clubhouse that took my childhood structure to a whole different level (literally). I built this
- [Magnum P.I. & real estate investigation](https://sacramentoappraisalblog.com/2011/07/29/magnum-p-i-real-estate-investigation/) - Imagine you were hired to investigate a community and report on what the community is like based on information you can find online. Put your Magnum P.I. thinking cap on. What websites would you bookmark for research? What resources are available to give insight into the DNA of a neighborhood? Maybe you'd interrogate the usual suspects like Megan's Law, City-Data,
- [Breaking Bad, Meth Houses and Real Estate](https://sacramentoappraisalblog.com/2013/09/30/breaking-bad-meth-houses-and-real-estate/) - The series Breaking Bad just finished up yesterday. Everyone is talking about it, so I wanted to pitch in a few thoughts from a real estate angle. Buying a Meth House: Would you buy a house that was previously used as a meth lab? Most people probably wouldn't because of the fear of chemicals and
- [The foreclosure limbo game in Sacramento](https://sacramentoappraisalblog.com/2013/09/30/the-distressed-sale-limbo-game-in-sacramento/) - The real estate market in Sacramento has been improving. Both short sales and foreclosures have seen a dramatic decline according to appraiser Ryan Lundquist.
- [A flattening market, jobs and bathroom reading for Sacramento real estate](https://sacramentoappraisalblog.com/2013/09/26/a-flattening-market-jobs-and-bathroom-reading-for-sacramento-real-estate/) - If you're looking to stay on top of the Sacramento real estate market, here are a few tidbits to check out. I hope this helps give you a sense of what is happening. If you have any questions or insight, feel free to comment below. 1) The Market is Flattening Out: Realtor Doug Reynolds posted
- [Big lots don't always bring big value](https://sacramentoappraisalblog.com/2013/09/24/big-lots-dont-always-bring-big-value/) - Just because a lot is large doesn't mean it's worth big bucks. I came across a vacant parcel that is nearly one-acre in size in Sacramento County, but it's priced at only $2,000. No, that is not a typo. I thought this would be a perfect example to help us consider a few thoughts on
- [Zombies, Vampires & FHA (real estate event) ](https://sacramentoappraisalblog.com/2013/09/23/zombies-vampires-fha-real-estate-event/) - I never thought I'd write about zombies and vampires on my blog, but here goes. Next month I'm sitting on a panel for an event called "Zombies, Vampires & FHA" at the Sacramento Association of Realtors. I know this sounds like an odd title for a real estate event, but the tag line for the
- [Should agents meet the appraiser at the inspection? An appraiser's opinion.](https://sacramentoappraisalblog.com/2013/09/19/should-agents-meet-the-appraiser-at-the-inspection-an-appraisers-opinion/) - I get this question all the time from real estate agents: Should I meet the appraiser at the inspection? Here's my take as an appraiser. What I Would Do: If I were an agent, I would definitely want to meet the appraiser at the inspection for the following reasons. If my client's happiness (and my
- [5 things that are increasing in the Sacramento real estate market](https://sacramentoappraisalblog.com/2013/09/17/5-things-that-are-increasing-in-the-sacramento-real-estate-market/) - Real estate markets constantly change, so it's important to watch them closely so we can adjust our business plan or prepare clients for what is happening or is coming. Here are 5 things that are increasing right now in the Sacramento market. Any thoughts or further insight? I'd love to hear your take in the
- [Gavin Maloof sold his house in Natomas](https://sacramentoappraisalblog.com/2013/09/16/gavin-maloof-sells-his-house-in-natomas/) - The Maloof family is still making headlines in Sacramento. I read in last week's Sacramento Business Journal that Gavin Maloof, one of the former owners of the Sacramento Kings, recently sold his property in the Westlake neighborhood of Natomas for $1,112,500. I wanted to give some further market context to the sale, which I thought
- [The multi-layered real estate cake analogy](https://sacramentoappraisalblog.com/2013/09/11/the-multi-layered-cake-analogy-in-real-estate/) - We all know markets go up and down, but what really helps create value in real estate? Let's look at the multi-layered cake concept to taste the answer. I'm not sure who came up with this analogy, but it's definitely something I use regularly. Value in a real estate market is like a multi-layered cake
- [Can appraisers use listings too or just sales?](https://sacramentoappraisalblog.com/2013/09/09/can-appraisers-look-at-listings-too-or-just-sales/) - One of the biggest complaints I hear and read about is that appraisers are only using the most recent sales instead of current listings. The thought is since the market is increasing, appraisers end up low-balling every appraisal because they don't really (or cannot) use listings. Is that how it works? Listings Show the Direction
- [The fire pit I built in the backyard](https://sacramentoappraisalblog.com/2013/09/05/the-fire-pit-i-built-in-the-backyard/) - What do you love to do beyond work? Besides bike riding, traveling, exercising to lose weight and community building, I love working with my hands. I'm no expert, but I am an avid learner and I find tremendous joy in creating things. This fire pit was my latest project. My goal was to fund the
- [Don't tell the appraiser](https://sacramentoappraisalblog.com/2013/09/04/dont-tell-the-appraiser/) - A reader reached out to me recently to share a story about his real estate agent telling him NOT to tell the appraiser about a particular issue with his house. This made him feel uncomfortable, so he asked my advice about what to do. Should you keep secrets from the appraiser? I'm not saying you
- [Blackstone, Natomas & Cash in Sacramento](https://sacramentoappraisalblog.com/2013/09/03/blackstone-natomas-cash-in-sacramento/) - Wall Street collided with Main Street over the past year in the Sacramento market as institutional investors like Blackstone made mass purchases. Here is an image in the Natomas area of Sacramento to illustrate the homes that Blackstone bought in this neighborhood over a period of twelve months. Keep in mind these are only purchases
- [FHA increases as investors buy less in Sacramento](https://sacramentoappraisalblog.com/2013/08/29/fha-increases-as-investors-buy-less-in-sacramento/) - The "force" is growing stronger with FHA lately in Sacramento. Yes, that was a Star Wars reference. The latest stats over the past couple of months show an uptick in FHA loans by 2% when considering the entire county and 4% when looking at sales under $200,000. As you can see, less cash and more
- [Remembering basic economics in real estate](https://sacramentoappraisalblog.com/2013/08/28/remembering-basic-economics-in-real-estate/) - Have you ever watched the TV show Antiques Roadshow on PBS? Once in a while I'll catch an episode since it's always interesting to see what people's stuff is worth. If only I had that type of "junk" lying around my house. While watching the other day with my sons, it was like a basic
- [Revisiting goals I mentioned in January for 2013](https://sacramentoappraisalblog.com/2013/08/23/revisisting-goals-i-mentioned-in-january-for-2013/) - Let's get real today. No appraisals, graphs or market trends. My first post this year listed out five business goals and five personal goals. So far I'm plugging away and aiming to meet all of them, though one in particular has not been going so well. If I do not do something right away, there is
- [Reasons why an appraiser should change the value in the report](https://sacramentoappraisalblog.com/2013/08/26/reasons-why-an-appraiser-should-change-the-value-in-the-report/) - Once an appraisal report has been completed, can an appraiser changed the value if asked to take another look at the file? Yes, the appraiser CAN change the value if a mistake or series of errors led to a botched valuation. It seems reasonable and ethical for the appraiser to go back and fix those
- [Three things to digest about Sacramento real estate](https://sacramentoappraisalblog.com/2013/08/21/three-things-to-digest-about-sacramento-real-estate/) - I don't know about you, but I've been encountering quite a few home owners who say, "I like that values have been increasing, but I'm a little nervous at how fast they've gone up." Since the market has changed so rapidly over the past 12-18 months in Sacramento County, it's understandable to feel this way.
- [The value of pricing your property correctly in today’s real estate market](https://sacramentoappraisalblog.com/2013/08/19/the-importance-of-a-reasonable-list-price-in-todays-real-estate-market/) - Overpriced properties are part of life, but in today's market with inventory beginning to increase, it is very important to have a reasonable list price. Yes, it is still a Seller's market in the Sacramento area, but the trend has begun to shift over the past few months. It's definitely no longer a "price it
- [Sacramento real estate sheds more foreclosures](https://sacramentoappraisalblog.com/2013/08/15/sacramento-real-estate-sheds-more-foreclosures/) - If the housing market was a reality TV show I'd say it was The Biggest Loser. Do you know that show? It's the one where contestants weigh in at say 436 pounds and then shed a few hundred of those pounds to become very trim over time. Well, that's sort of like what has happened
- [Random things I've seen while inspecting houses](https://sacramentoappraisalblog.com/2013/08/13/random-things-ive-seen-while-inspecting-houses/) - One of my favorite things about appraising is the the random things I come across while inspecting houses. Here are a few gems I've seen recently. Enjoy. Foam Repair Job: This window was leaking, so a large amount of foam spray was used to stop the leak. Not very attractive, but it did get the
- [Why it's important to pay attention to listings in this market](https://sacramentoappraisalblog.com/2013/08/12/why-its-important-to-pay-attention-to-listings-in-this-market/) - Listings are important and we should pay attention to them. Why? Because they can help us understand the direction of property value. If listings are priced higher than the most recent sales, for example, the market is likely increasing. If they are priced lower, the market is probably declining or cooling off. If they are
- [Stuff you shouldn't do to your house](https://sacramentoappraisalblog.com/2012/04/30/stuff-you-shouldnt-do-to-your-house/) - It's usually good to stand out in real estate - but not for odd reasons. Here are some of the fun things I've seen during the business day on appraisal inspections. These are probably things to avoid doing to your house. NFL Driveway: I am a huge sports fan and diehard sports talk radio listener, but spray painting a dozen stencils
- [Stuff you shouldn't do to your house: Part II](https://sacramentoappraisalblog.com/2012/05/29/stuff-you-shouldnt-do-to-your-house-part-ii/) - Are you thinking of remodeling? I wanted to give you some ideas of what NOT to do. Like I've said before, it’s usually good to stand out in real estate – but not for odd reasons. This is the sequel to my previous post, "Stuff you shouldn't do to your house", but this time around I asked
- [Some important things to know about water heaters and FHA](https://sacramentoappraisalblog.com/2013/08/07/some-important-things-to-know-about-water-heaters-and-fha/) - After reading this post, you will hopefully be more prepared to play the "FHA water heater" category on Jeopardy. This means you could win lots of money. Okay, maybe not, but let's do some thinking together anyway. Is it gas or electric? First off, how do you know if a water heater is gas or
- [Buyers gain power in Sacramento's housing market](https://sacramentoappraisalblog.com/2013/08/05/buyers-gain-power-in-sacramentos-housing-market/) - The market has been shifting a bit and the stats are showing it. Cash sales in Sacramento County have been declining over the past several months, which has increased room for others to have a fighting chance to get into contract. Inventory has increased over the past several months and there has been less investors
- [Sacramento's real estate market in one sentence](https://sacramentoappraisalblog.com/2013/08/01/sacramentos-real-estate-market-in-one-sentence/) - How would you describe the housing market? I asked a handful of real estate professionals to explain market trends in Sacramento in July 2013 by using ONLY one sentence. This is first-hand insight in "Twitter-sized" chunks. Barbara Lebrecht - Realtor/Broker: "Despite rising interest rates and a promising yet small increase in inventory, buyers and investors
- [The clear increase of values in Empire Ranch](https://sacramentoappraisalblog.com/2013/07/30/the-clear-increase-of-values-in-empire-ranch/) - A brief post for you today. I appraised a house in the Empire Ranch neighborhood in Folsom over this past week and wanted to show you how quickly property values have increased over the past few quarters. This graph illustrates a very clear and aggressive upward trend, doesn't it? Empire Ranch has also seen a
- [What is the difference between "assessed" value and "appraised" value?](https://sacramentoappraisalblog.com/2013/07/29/what-is-the-difference-between-assessed-value-and-appraised-value-2/) - Why is there often a huge difference between what the Assessor says your property is worth and what an appraiser says maybe during a purchase or refinance? Let's take a look below a some of the main distinctions and then consider a real life example of a property owner who has overpaid about $8,000 in
- [Highlighting some market trends in Sacramento](https://sacramentoappraisalblog.com/2013/07/25/highlighting-some-market-trends-in-sacramento/) - Today I'd like to give you a little "play by play" commentary into a few Sacramento area neighborhoods. I'll show some graphs, but then use them as a springboard to help highlight market dynamics. I'd love to hear your insight and thoughts in the comments below. One-Acre Lots & a "Lone Ranger" Short Sale: Kapalua
- [10 reasons NOT to buy the most expensive house in the neighborhood](https://sacramentoappraisalblog.com/2013/07/23/10-reasons-not-to-buy-the-most-expensive-house-in-the-neighborhood/) - I recently talked with a mother who was concerned about her daughter purchasing a home in the Sacramento area. She wanted to get my perspective on the neighborhood to see if it was safe and generally okay, but more than that she was worried the price was too high for the area. Look at the
- [Three trends in the Sacramento real estate market](https://sacramentoappraisalblog.com/2013/07/22/three-trends-in-the-sacramento-real-estate-market/) - Let's take a look at a few trends in the Sacramento real estate market. These are some of the things I've been seeing. I'd love to hear your thoughts on the market. Taking longer to sell: There has been more and more talk in the real estate community and some in the media about the
- [What is the smallest house you can purchase with an FHA loan?](https://sacramentoappraisalblog.com/2013/07/17/what-is-the-smallest-house-you-can-purchase-with-an-fha-loan/) - I'm appraising a house right now that is nearly 400 square feet (the size of a 2-car garage). Would this house qualify for FHA financing or is it too small? Put your Jeopardy skills to the test because I have a quiz for you below. What is the smallest house you can purchase with an
- [Client gets $220,000 reduction in assessed value](https://sacramentoappraisalblog.com/2013/07/16/15683/) - I got some great news recently for a client, so I wanted to share the bliss. This client hired me to help him get his property taxes in sync with the current market since his home in Carmichael was overassessed by over $200,000 (ouch). After I turned in my tax appeal report to the Assessment
- [Top items to review in an appraisal report: Part 2](https://sacramentoappraisalblog.com/2013/07/09/top-items-to-review-in-an-appraisal-report-part-2/) - Let's go for Round 2 of what to look for in an appraisal report. Rather than only checking out the bottom line value, how do you know if the appraisal is solid or not? Last week I talked about looking at the neighborhood boundaries and market trends, and now let's consider big-ticket issues like square
- [Taking a sledgehammer to the First Value Inn](https://sacramentoappraisalblog.com/2013/07/11/taking-a-sledgehammer-to-the-first-value-inn/) - Just a quick post to share a fun real estate moment from last week. I attended the demolishing of the First Value Inn in Rancho Cordova. This dilapidated motel was a sincere eyesore for the community, so it's great to have it torn down to make room for a parking lot for the Los Rios
- [A bit less cash and a slightly different smell in the Sacramento market](https://sacramentoappraisalblog.com/2013/07/02/a-bit-less-cash-and-a-slightly-different-smell-in-the-sacramento-market/) - Cash stats showed a decline last quarter and properties are taking slightly longer to sell. What do you make of that? I mentioned in early June that cash sales in Sacramento County were down slightly from the previous quarter. Since the data at the time was based on sales in only April and May though,
- [Make your neighborhood stronger by doing a BBQ](https://sacramentoappraisalblog.com/2013/07/05/make-your-neighborhood-stronger-by-doing-a-bbq/) - One of the truths in real estate is that you buy into a neighborhood. You don't just purchase whatever exists between your parcel lines, but rather a community. Many times it's easy to forget this though because of how normal it is to drive home, close the garage door as soon as possible, and live
- [Seeing the reality of Blackstone's mass purchases](https://sacramentoappraisalblog.com/2013/06/24/seeing-the-reality-of-blackstones-mass-purchases/) - It's one thing to hear about investors purchasing so many properties in Sacramento, but let's see it. Even if you've only been following real estate casually, you've likely heard the private equity fund Blackstone has picked up well over 1000 properties in the Sacramento area since last August. No, that's not a typo. Let's look
- [6 ways to have a more valuable exchange with appraisers during the inspection](https://sacramentoappraisalblog.com/2013/05/13/6-ways-to-have-a-more-valuable-exchange-with-appraisers-during-the-inspection/) - If you meet appraisers at your listings, do you feel like you have a valuable exchange or are you simply handing over a stack of comps? Help for Agents: Today I want to give some quick tips to help facilitate better interactions so real estate agents can communicate well about their listings and appraisers leave
- [The market is hot, but is it still distressed?](https://sacramentoappraisalblog.com/2013/06/18/the-markets-hot-but-its-still-distressed-right/) - People think I'm nuts sometimes when I tell them the real estate market is still distressed. I get one of those, "What'chu talkin' 'bout, Willis?" looks (you'll only get that if you watched the TV show Different Strokes). Let me explain. As an example, let's look at sales over the past 13 years in the
- [Are appraisers inflating the housing market?](https://sacramentoappraisalblog.com/2013/06/17/are-appraisers-inflating-the-housing-market/) - This market is only increasing because appraisers are inflating it. I hear this sentiment quite a bit when mingling, but is it true? Here's how the idea works: A superior house sells for more, which becomes the highest sale in the neighborhood. Then an appraiser uses this property as a "comp" for an inferior house
- [How much is a golf course location worth?](https://sacramentoappraisalblog.com/2013/06/11/how-much-is-a-golf-course-view-worth/) - How do you know what a golf course location is worth? I had a real estate agent ask me recently how much value appraisers give to a golf course lot. My answer: What does the market say? Let me walk you through some of the available options for determining what a golf course location is
- [Featured in the Sacramento Business Journal](https://sacramentoappraisalblog.com/2013/06/10/featured-in-sacramento-business-journal/) - This was pretty cool. What an honor to be featured in last Friday's Sacramento Business Journal. This really made my day on Friday. Now full steam ahead for the next five business days. Are you ready? Anything exciting happening for you? If you liked this post, subscribe by email (or RSS). Thanks for being here.
- [Jaw-dropping real estate stats (even if you don't like numbers)](https://sacramentoappraisalblog.com/2013/06/06/jaw-dropping-real-estate-stats-even-if-you-dont-like-numbers/) - Did you like math class as a kid? Or were you more of a literary buff or science geek? I was the type of kid who had a love-hate relationship with math depending on what we were learning and who my teacher was. Honestly though, I often wondered then how numbers or theories could really
- [Steep decline of foreclosures and short sales in Sacramento County](https://sacramentoappraisalblog.com/2013/06/05/steep-declines-of-foreclosures-and-short-sales-in-sacramento-county/) - Everyone knows values have been increasing, so it's really not a surprise to see that distressed sales have experienced a huge decline at the same time. As I shared on Monday, April and May 2013 were the first two months in over four years where foreclosure sales represented less than 10% of all sales in
- ["Two Truths and a Lie" & Cash in Sacramento](https://sacramentoappraisalblog.com/2013/06/03/two-truths-and-a-lie-cash-in-sacramento/) - I taught my kids how to play the game "Two Truths and a Lie" recently and we've been having fun with it. Here's how the game works. One player shares two things that are true and one that is a lie, while other players try to guess which statement is the lie. Since I know
- [A sign of quick appreciation in Sacramento?](https://sacramentoappraisalblog.com/2013/05/23/a-sign-of-quick-appreciation-in-sacramento/) - Is this the market or is it too aggressive? I appraised a few newly constructed units recently in a development in Sacramento's 95829 zip code. It was interesting to go into the sales office two times over 45 days only to find that prices had increased by nearly 4-6% over this short time period. Is
- [Is there a value difference between a one and two-story house?](https://sacramentoappraisalblog.com/2013/05/22/is-there-a-value-difference-between-a-one-and-two-story-house-2/) - Have you ever wondered if there is a value difference between a single-story house and two-story house? Is it proper to list your home at the same price level as a similar-sized house that has one extra level? I asked some Sacramento area real estate pros to pitch in a few thoughts, and here is
- [I'm speaking at a SacBiz Journal event next week](https://sacramentoappraisalblog.com/2013/05/16/im-speaking-at-a-sacbiz-journal-event-next-week/) - Do you use video for business? Why or why not? I'm excited to share that next week I'll be giving a presentation for the Sacramento Business Journal's "Connectionopolis" event called "Video & Social Media - Rewriting the Rules of Marketing". The presentation will focus on how businesses can integrate video into their online presence and
- [Where is the cash in the Sacramento market?](https://sacramentoappraisalblog.com/2013/04/30/where-is-the-cash-in-the-sacramento-market/) - We've all heard about cash in the Sacramento real estate market, but where is it exactly? Let's take a look below to see what price segments are being targeted the most by cash buyers so far in 2013. It's amazing to see that 38.23% of all single family sales in Sacramento County in 2013 have
- [Unemployment in Sacramento County is flirting with November 2008](https://sacramentoappraisalblog.com/2013/05/20/current-unemployment-stats-in-sacramento-county-are-flirting-with-november-2008-levels/) - Did you know the current unemployment rate in Sacramento County at 8.3% has not been this low since November 2008? How does that strike you? Quick Video: Here is a very quick screencast I did to talk about fresh job stats for the United States, California and Sacramento County. Take less than two minutes to
- [10 years of housing inventory in Sacramento County](https://sacramentoappraisalblog.com/2013/05/15/10-years-of-housing-inventory-in-sacramento-county/) - Here is a quick snapshot of housing inventory in Sacramento County for the past ten years. I used a graph from Trendgraphix as my base to highlight some of the major happenings in the market. It's interesting to see parallels and differences between the previous boom and the recent surge in values. Any thoughts? If
- [Some things I've seen lately in real estate](https://sacramentoappraisalblog.com/2013/05/07/some-things-ive-seen-lately-in-real-estate/) - Today I wanted to share some of the small but interesting things I’ve seen lately while out in the field during appraisal inspections. All of these images help illustrate something about real estate. 1) Iron Bars & New Construction: Does anything catch your eye about this house? When driving through a two-year old neighborhood in
- [The condo market in Sacramento County](https://sacramentoappraisalblog.com/2013/05/06/the-condo-market-in-sacramento-county/) - If you've been surprised at how cash is dominating the single family market, take a look at what's happening with condominiums specifically. The condo market in Sacramento County has some similarities to the overall single family market since foreclosures are down, short sales are up and FHA has decreased, but there are also some differences.
- [Monthly real estate trends in Sacramento County](https://sacramentoappraisalblog.com/2013/05/02/monthly-real-estate-trends-in-sacramento-county/) - Here's a quick update to highlight some monthly real estate figures in Sacramento County from January through April 2013. In a nutshell, we are seeing less foreclosures, the same amount of cash as Q4 2012 (but up 5% from one year ago), and fairly steady levels of FHA and conventional loans. For reference, we saw
- [Will today's high sale become tomorrow's comp?](https://sacramentoappraisalblog.com/2013/04/25/will-todays-high-sale-become-tomorrows-comp/) - I was talking with a Realtor recently and he was telling me about an escrow where his buyer ended up paying $20,000 above the appraised value to make the deal work. There really wasn't any value-related reason why the property should have sold that high, but the seller simply refused to budge on the price.
- [Some thoughts on unemployment and property value trends in the US, CA & Sacramento](https://sacramentoappraisalblog.com/2013/04/23/some-thoughts-on-unemployment-and-property-value-trends-in-the-us-ca-sacramento/) - Let's consider unemployment and the "hot" real estate market. This is a screencast where I talk through the most recent jobless figures from March 2013 by quickly showing five graphs of unemployment trends in the United States, California and Sacramento County. It's especially good for real estate professionals to know this stuff because it makes
- [Why are there bottles full of urine in this house?](https://sacramentoappraisalblog.com/2013/04/18/why-are-there-bottles-full-of-urine-in-this-house/) - Let's touch on a darker side of real estate today. I'm really not trying to gross you out, but things like this are sometimes a reality for agents and appraisers when inspecting dank and filthy distressed properties. This house had bottles full of urine throughout the front room. Why is that? Win a $5 Starbucks
- [My $15.03 investment in fax marketing in 2008](https://sacramentoappraisalblog.com/2011/03/24/my-15-03-investment-in-fax-marketing-in-2008/) - Do you get junk faxes? I usually get a couple spammy faxes per month, and so today's "Florida vacation offer" was no surprise. This one fax actually got me thinking though about marketing strategies as well as a marketing piece I did in early 2008. I don't know that I would still word things exactly the way I did,
- [5 Ways to Remember Carbon Monoxide is "CO" instead of "CO2"](https://sacramentoappraisalblog.com/2013/04/10/5-ways-to-remember-carbon-monoxide-is-co-instead-of-co2/) - Do you ever get words confused? I'll be honest to say I am really careful when using the words "prostrate" and "prostate". Obviously I know the difference, but I definitely don't want to confuse the two, especially when speaking in public. Maybe for you it's "their" and "there" or "ascent" and "assent". Whatever the case,
- [Blackstone's focus in the 2013 real estate market](https://sacramentoappraisalblog.com/2013/04/08/blackstones-focus-in-the-2013-real-estate-market/) - Even if you only follow real estate casually, you've probably heard of Blackstone, a private equity fund that has garnered wide media attention for pumping billions of dollars into the housing market. Their plan has been to acquire thousands of properties as rentals and then sell them in years to come. The Local Market: Blackstone
- [Does a property with a flat roof require a roof inspection for an FHA loan?](https://sacramentoappraisalblog.com/2013/04/05/does-a-property-with-a-flat-roof-require-a-roof-inspection-for-an-fha-loan/) - It depends. A roof really only requires an inspection during an FHA loan if the appraiser or underwriter calls for an inspection. This goes for both flat and pitch roofs. Let's read a bit more below. Straight from HUD on whether an appraiser will automatically require a roof inspection on a flat roof (Mortgagee Letter
- [Does FHA require permits on an addition?](https://sacramentoappraisalblog.com/2010/12/10/does-fha-require-permits-on-an-addition/) - Permit or no permit? That is the question. Does FHA require permits for an addition? I have local real estate agents ask me this question quite a bit. The answer in short is "no", but there is really more to understand about this issue other than just a simple "no". Straight from FHA/HUD: HUD feels that
- [Tour de Sacramento real estate in 2013](https://sacramentoappraisalblog.com/2013/04/01/tour-de-sacramento-real-estate-in-2013/) - One of the best trips I ever took was a European backpacking vacation after graduating college. A friend and I traveled through England, France and Scotland for two weeks, and it was simply incredible. In fact, I hope to get back there again in a couple of years as my wife and I have begun
- [10 reasons why buyers offer too much for a house](https://sacramentoappraisalblog.com/2013/03/28/10-reasons-why-buyers-offer-too-much-for-a-house/) - At times we overpay for things, whether it's a tech gadget that just came out, a name brand that's really the same thing as the generic label or the latest hyped product that we just "have to have". This happens in retail stores, on eBay, in supermarkets and even in real estate - especially lately
- [A break in arena property taxes this year for the Maloofs](https://sacramentoappraisalblog.com/2011/07/06/how-much-do-the-maloofs-pay-in-property-taxes-for-the-arena/) - If you think your property tax bill is high in Sacramento County, take a look at the amount paid out each year by Maloof Sports & Entertainment for Power Balance Pavillion (formerly Arco Arena). More than just the numbers, what do you make up such a steep decline in property taxes over the past year? How does that
- [Do appraisers consider the previous purchase price in a current appraisal?](https://sacramentoappraisalblog.com/2013/03/25/do-appraisers-consider-the-previous-purchase-price-in-a-current-appraisal/) - I get this question quite a bit. Do appraisers consider the previous purchase price in a current appraisal? Well, appraisers ought to understand the previous sale, but the current value may have very little to do with the previous price level. Reasons why a former sale might mean little for current value: Trustees Sale: These
- [The Sacramento and US unemployment scene](https://sacramentoappraisalblog.com/2013/03/22/the-sacramento-and-us-unemployment-scene/) - What do Coca-Cola, Hostess and Campbell's Soup all have in common? Other than being mega corporations, they all recently decided to close their doors for their Sacramento operations. Businesses definitely have a life cycle, so I can understand why these organizations chose to call it quits, but it's still too bad to see local workers
- [Tips for challenging a low appraisal](https://sacramentoappraisalblog.com/2011/10/27/tips-for-writing-an-appraisal-rebuttal/) - I cannot tell you how often I get phone calls from local real estate agents about bad appraisals on properties they are trying to sell. Usually the complaint is the appraisal has come in lower than the sales price. Of course we all know market value and contract price are not always the same, right? But very often
- [Huge cash on the lower half of the Sacramento market](https://sacramentoappraisalblog.com/2013/03/19/huge-cash-on-the-lower-half-of-the-sacramento-market/) - Let's look at where the Sacramento market has been in 2013 under $200,000. Some would call this the bottom of the market, which is true since the median sales price in Sacramento County has been hovering right at $200,000 lately. The "median" is basically the number in the middle of all data, which means half
- [Neighborhood market trends & my wife's 2nd book](https://sacramentoappraisalblog.com/2013/03/18/neighborhood-market-trends-my-wifes-2nd-book/) - We tend to get a different perspective of real estate when we look at market data in specific areas - as opposed to county or state-wide trends. Let's glance at some local neighborhoods and property types to glean a bit of market insight. Family Announcement: Before diving deep into real estate though, I'd like to
- [Some bathroom reading to help understand the Sacramento market](https://sacramentoappraisalblog.com/2013/03/14/some-bathroom-reading-to-help-understand-the-sacramento-real-estate-market/) - Where do you do your reading? I tend to read in bed at night and mostly in front of a screen - whether a tablet or smart phone. Wherever your chosen place might be, I've got something for you to add to your list. The Wright Report is compiled by real estate broker Joel Wright,
- [The danger of using price per square foot to determine value](https://sacramentoappraisalblog.com/2013/03/13/the-danger-of-using-price-per-square-foot-to-determine-value/) - I talked with a really excited home owner recently about his property value. He put on his real estate thinking cap, found a recent sale in the neighborhood and determined the price per square foot (sales price divided by square footage) was $140 in his subdivision. He was ecstatic because this meant his 2800 square foot
- [Keeping Sacramento real estate in context](https://sacramentoappraisalblog.com/2013/03/11/keeping-sacramento-real-estate-in-context/) - Let's take a quick look at some trends in different neighborhoods of Sacramento. Yes, property values have been increasing, but it's important to sift data and trends in context too. Instead of putting too much weight on county-wide median sales price figures, for instance, it's vital to look at data in each neighborhood to interpret
- [What 6 photos tell us about the real estate market](https://sacramentoappraisalblog.com/2013/03/07/what-6-photos-tell-us-about-the-real-estate-market/) - I love how pictures can tell a story. Today I wanted to share some of the small but interesting things I've seen lately while out in the field during appraisal inspections. All of these images help tell a story about the real estate market. Story 1: Locks and Foreclosures There are really two stories to
- [Kitchen remodels, new cars & increasing a home's value](https://sacramentoappraisalblog.com/2013/03/01/how-is-a-kitchen-remodel-like-a-new-car/) - I met up recently with Realtor Jennifer Klein and she asked me what types of things help increase property value. We shot a one-take video together entitled "How is a kitchen remodel like a new car?" Check it out below (or click here for anyone who subscribes to posts by email). You can connect with
- [The cash feast in Sacramento real estate in 2013](https://sacramentoappraisalblog.com/2013/03/04/the-cash-feast-in-sacramento-real-estate-in-2013/) - Let's make two quick market stops to see what's been happening cash-wise in the 2013 real estate market in Sacramento County (as well as Placer & Yolo). I'd love to hear your thoughts and what you are seeing in the trenches too. Stop 1: FHA, Cash & Conventional under $200,000 So far the percentage of
- [My podcast with BiggerPockets.com](https://sacramentoappraisalblog.com/2013/02/28/my-podcast-with-biggerpockets-com/) - I sat down recently with the CEO and Community Manager of BiggerPockets.com to do a podcast. We ended up having a great conversation about how appraisers do their job, market trends and challenging low appraisals among other issues. It was a huge honor to do this podcast since BiggerPockets has an enormous online network of
- [Do appraisers really have to inspect the attic for an FHA loan?](https://sacramentoappraisalblog.com/2013/02/25/do-appraisers-really-have-to-inspect-the-attic-for-an-fha-loan/) - If you have an attic and you're getting a FHA loan, the appraiser is going to have to do a "head and shoulders" inspection of the attic. This means the appraiser will at minimum need to poke his/her "head and shoulders" in the attic for a quick view. What if the attic has been sealed
- [Real estate trivia & $20,000 houses in Sac County](https://sacramentoappraisalblog.com/2013/02/21/real-estate-trivia-20000-houses-in-sac-county/) - Everyone wants to buy low in real estate, so let's consider what "low" means in Sacramento County - and then we'll get to some trivia. Let's take a look at all sales from 1998 to 2013 under $20,000. These are residential sales only, which include single family detached houses, condos, halfplexes and 2 houses on
- [The crazy market, bubble talk & crunching numbers](https://sacramentoappraisalblog.com/2013/02/20/the-crazy-market-bubble-talk-crunching-numbers/) - The real estate market has been screaming forward at an incredible pace. It's been going fast. Maybe too fast. In fact, The Sacramento Bee reported median prices saw a 22% increase over the past year in Sacramento County, and the Sacramento Association of Realtors reported the median sales price is now back up to $200,000 after
- [How do appraisers make value adjustments in their reports?](https://sacramentoappraisalblog.com/2013/02/19/how-do-appraisers-make-value-adjustments-in-their-reports/) - Have you ever wondered how appraisers make adjustments in their reports? Where do they get the numbers? Do they just make them up? Let me give you a little insight by comparing two model matches on the same street in Rancho Cordova. Comparing two houses: Both of these homes sold in a very similar period of time
- [Why is this house being bulldozed?](https://sacramentoappraisalblog.com/2013/02/13/why-is-this-house-being-bulldozed/) - While it might seem wasteful to some to buy a house only to tear it down, it's not an uncommon reality in classic neighborhoods with higher property values. Since vacant land is scarce in well established areas like East Sacramento and Land Park, some buyers will purchase a smaller outdated house, demolish it (sometimes the foundation or
- [The shifting real estate market in Sacramento](https://sacramentoappraisalblog.com/2013/02/12/the-shifting-real-estate-market-in-sacramento/) - The word "shift" is on my mind today. It's incredible to see just how much the real estate market has changed over the past four years. The Sacramento area used to be absolutely dominated by foreclosures, but that's not the case any more. While REOs previously represented 72.9% of all sales in Sacramento County (ouch), they're now only about 1 in 10 of
- [Six trends in the Sacramento real estate market](https://sacramentoappraisalblog.com/2013/02/04/six-trends-in-the-sacramento-real-estate-market/) - Let's take a drive through the real estate market in January 2013 and "stop" off at six quick destinations to highlight some trends in the Sacramento area. I'd be curious to hear your take too, so feel free to comment below. Stop 1: The Distressed Market It's incredible to see how the market has shifted in recent years
- [The reason why I look under kitchen sinks](https://sacramentoappraisalblog.com/2013/02/07/the-reason-why-i-look-under-kitchen-sinks/) - I don't know about you, but there are two reasons why I don't let my kids play under the kitchen sink: 1) There are too many chemicals, so it's an obvious safety issue; and 2) I honestly can't stand to work under the sink, so I don't want my kids to mess anything up, which might cause me to
- [How can a 40K remodel only increase value by 20K?](https://sacramentoappraisalblog.com/2013/02/06/how-can-a-40k-remodel-only-increase-value-by-20k/) - Imagine you just finished up a sweet $40,000 kitchen remodel. The old cabinets from the 70s are gone, your green vinyl flooring has been replaced, and a thick granite slab and stainless steel appliances have trumped formica counters and crusty outdated appliances. You're extremely happy, and also satisfied to have improved your property value by
- [Want to read "The Impact Equation" together?](https://sacramentoappraisalblog.com/2013/01/30/want-to-read-the-impact-equation-together/) - Would you be interested in reading through the book "The Impact Equation"? This book by Chris Brogan and Julien Smith is about how to build a brand online, and their tagline says it perfectly, "Are you making things happen or just making noise?" The internet sure can be a noisy place, right? Details: I'd like to connect with
- [Visualizing a few Sacramento neighborhoods by making graphs](https://sacramentoappraisalblog.com/2013/01/28/visualizing-a-few-sacramento-neighborhoods-by-making-graphs/) - One of the intriguing parts of appraising is visualizing data through making graphs. I know that might sound really dull to some, but I actually get a kick out of it. Here are some recent graphs I've made during the appraisal process. I hope they help give a window into a few neighborhoods in the
- [Blackstone's "Iceberg" Purchases in Sacramento](https://sacramentoappraisalblog.com/2013/01/22/blackstones-iceberg-purchases-in-sacramento/) - As 2013 unfolds, it'll be interesting to see where this year heads in terms of real estate. Everyone and their Mom has predictions and strong beliefs of course, but we'll see how things pan out. One of the groups I do think we should continue to watch closely this year though is Blackstone (THR California). Since entering
- [How Legos can help us understand real estate](https://sacramentoappraisalblog.com/2013/01/15/how-legos-can-help-us-understand-real-estate/) - What could Legos possibly tell us about real estate? Scroll through the images below to digest some real estate concepts one block at a time. We'll touch on issues such as functional obsolescence, code violations, the value of a view and FHA safety standards. What else do you see? I'd love to hear from you in the comments below. I
- [What to do when a "Notice of Hearing" comes in the mail regarding your property taxes](https://sacramentoappraisalblog.com/2013/01/10/what-to-do-when-a-notice-of-hearing-comes-in-the-mail-regarding-your-property-taxes/) - So you filed your property taxes last year and have been waiting for an answer. Now what? Today I want to walk you through what happens after you turn in an appeal. This is good to know for home owners as well as real estate professionals. After Filing an Appeal: Once you dispute your property taxes,
- [Donating real estate for a tax deduction & things to know about IRS appraisals](https://sacramentoappraisalblog.com/2013/01/07/donating-real-estate-for-a-tax-deduction-things-to-know-about-irs-appraisals/) - Did you know you can get a tax deduction when you donate real estate as a charitable contribution? I do IRS appraisals regularly, and the most recent example of this type of appraisal was when a property owner donated a rental to his alma mater. Since he needed to establish fair market value before filing his
- [The Sacramento market in 2012 and a crystal ball for 2013](https://sacramentoappraisalblog.com/2013/01/03/the-sacramento-market-in-2012-and-a-crystal-ball-for-2013/) - I don't know about you, but I tend to not make predictions since I don't own a crystal ball. After all, how many real estate predictions last year really nailed the market by predicting the story of shrinking inventory and incredible investor dominance? Let's take a look at some stats and graphs for 2012, and then humbly wonder
- [5 business goals and 5 personal goals for 2013](https://sacramentoappraisalblog.com/2013/01/02/5-business-goals-and-personal-goals-for-2013/) - Happy New Year! Can you believe it's 2013 already? I hope you are gearing up for a vibrant year of life and business ahead. I know I'm looking forward to these next months as I consider what story my life will tell in 2013. On that note, I wanted to share some of my business and personal goals for the year. I'd
- [Merry Christmas from Lundquist Appraisal](https://sacramentoappraisalblog.com/2012/12/24/merry-christmas-from-lundquist-appraisal-2/) - I wanted to wish you a very merry Christmas. My hope is that you find tremendous joy and peace during this time of year with your loved ones, and that you are getting fresh vision for the coming year ahead. What story will your life tell in 2013? I'll be taking the rest of the year off from
- [Micah's marvelous flipped modern craftsman](https://sacramentoappraisalblog.com/2012/12/20/micahs-marvelous-flipped-modern-craftsman/) - My friend Micah flipped an incredible modern craftsman style house recently. This home is simply stunning (now) and worthy of many Pinterest shares. It may have been designed by Carter Sparks, but I'm not entirely sure (it is on a Carter Sparks website). Whatever the case, I put together a brief "before and after" video for your enjoyment. Thank you Micah Baginski for
- [Which house is out of place in the neighborhood? ](https://sacramentoappraisalblog.com/2012/12/19/which-house-is-out-of-place-in-the-neighborhood/) - Put your real estate critical thinking cap on and squeeze out some thoughts for me. Which house looks like it might be just a bit bigger than others? I know it's obvious. If you guessed the 2-story house that's about twice the size of most other houses in the neighborhood, you're right. Isn't it amazing to come
- [Cash feast update in Sac, Placer & Yolo County](https://sacramentoappraisalblog.com/2012/12/17/cash-feast-update-in-sac-placer-yolo-county/) - Here are the latest stats for cash purchases in Sacramento, Placer & Yolo County. When considering all price levels in 2012, there has been a huge increase in cash in Sacramento, but only a moderate uptick in Yolo County and no real increase in Placer County. Sales under the $200,000 level, however, have seen an increase in all counties (though
- [The role of an appraiser during a divorce](https://sacramentoappraisalblog.com/2012/12/17/12544/) - I came across a fantastic graphic from the Wall Street Journal that explains what an appraiser does during the process of a divorce. In a nutshell, here is how the process goes (though the graphic does not mention an appraiser may also need to testify in court). Let me know if you have any questions or specific
- [Keeping cap rates in your real estate utility belt](https://sacramentoappraisalblog.com/2012/12/12/knowing-cap-rates-in-todays-real-estate-market/) - Since investors have been a dominant force in the real estate market lately, it's important to pay more attention to capitalization rates. In fact, Foreclosure Radar's Sean O'Toole was just talking about this at last month's main meeting at the Sacramento Association of Realtors. I thought it was very timely and relevant for him to encourage a
- [Unemployment from bell-bottoms to hipsters](https://sacramentoappraisalblog.com/2012/12/11/unemployment-from-bell-bottoms-to-hipsters-1976-to-2012/) - Get your retro clothes ready because we're going back in time. Let's compare the unemployment rate in the United States, State of California and Sacramento County from 1976 through 2012. What do you see? Click thumbnails for larger files: If you need a closer look at the graphs, click a thumbnail image below to view a larger file in a new window.
- [Is the hedge fund cash rampage in Placer County?](https://sacramentoappraisalblog.com/2012/12/10/is-the-cash-rampage-in-placer-county-too/) - I was talking to a reporter a few days ago about the impact of hedge funds in Placer County. She was asking me if I thought hedge funds have been making a significant impact in Placer County like they have in Sacramento. Take a look at some fresh stats below and let me know how you'd answer her question. In short,
- [What's the story with the phone in the bathroom?](https://sacramentoappraisalblog.com/2012/12/07/whats-the-story-behind-the-toilet-phone/) - On a lighter note, tell me this bathroom phone doesn't conjure up some thoughts. I saw this recently on an inspection. What is the first thing that comes to mind? If you have any questions or Sacramento home appraisal or property tax appeal needs, let’s connect by phone 916-595-3735, email, Twitter, subscribe to posts by email
- [How can values be increasing when unemployment is so high?](https://sacramentoappraisalblog.com/2012/12/05/how-can-values-be-increasing-when-unemployment-is-so-high/) - Does it seem odd to you to see the market so "hot" right now when unemployment is still so high? During the real estate "boom" in previous years, the unemployment rate was closer to 5%. Even though the current unemployment rate is 10.2% in Sacramento County, we are seeing values increase. On paper it would
- [Comparing Five Novembers in Sacramento County](https://sacramentoappraisalblog.com/2012/12/04/comparing-five-novembers-in-sacramento-county/) - Now that November has passed, let's compare it to previous Novembers in Sacramento County. Here is a chart of all SFR sales in Sacramento County on MLS from November 2008 to 2012. What do you see? Some of my observations: An Increase: Property values have generally seen an increase from 2011. As a side note, don't
- [Unfolding trends and fresh stats under $200K in the Sacramento market](https://sacramentoappraisalblog.com/2012/11/29/unfolding-trends-and-fresh-stats-under-200k-in-the-sacramento-market/) - Let's unpack some fresh stats today to help interpret the market and see trends as they are unfolding before us. In the past month I've shared about hedge funds, cash and FHA, but let's throw in conventional sales into the mix today. What is the quarterly percentage of FHA, cash and conventional sales in Sacramento
- [The pain of remodeling in a flood zone in Sacramento](https://sacramentoappraisalblog.com/2012/11/27/the-pain-of-remodeling-in-a-flood-zone-in-sacramento/) - Imagine your house catches fire and sustains substantial damage, but then you cannot repair it because your property is located in a flood hazard area. Or picture wanting to do a kitchen remodel as well as replace the roof, but when trying to pull a permit, you are denied because the cost is considered to
- [Should agents give appraisers the first page of each contract?](https://sacramentoappraisalblog.com/2012/11/26/should-agents-give-appraisers-the-first-page-of-each-contract/) - I've been hearing from a few real estate agents that their brokers are telling them to give appraisers the first page of each contract to help show support for the market's acceptance of a certain price level. Is this a good idea? Here's my take. I think it's great when Realtors share data about a
- [Where is Blackstone buying in the Sacramento market?](https://sacramentoappraisalblog.com/2012/11/14/where-is-blackstone-buying-in-the-sacramento-market/) - I mentioned last week how hedge funds have been a dominant force in the Sacramento market. THR California LLC (Blackstone) in particular bought nearly 3% of Sacramento County sales on MLS since August 2012. They are buying on MLS and on the court steps, and they've purchased 198 properties so far over these past few months. Where is
- [The Box of Thankfulness (an emerging tradition)](https://sacramentoappraisalblog.com/2012/11/19/the-box-of-thankfulness-an-emerging-tradition/) - Around this time each year I do a Thanksgiving post where I say all the usual things. But this year I'd rather share an emerging tradition in my home that helps my family express thankfulness. Maybe this would even work for your household? Let me tell you about the The Box of Thankfulness. This is something my family
- [Why do pools sometimes have no value?](https://sacramentoappraisalblog.com/2012/11/13/why-do-pools-sometimes-have-no-value/) - One of the things I love about working in real estate is finding such interesting properties and situations. Take this wildlife habitat pool for example. While it may have initially cost multiple tens of thousands of dollars to install, it was really worth nothing to an investor who recently purchased the property to flip. Actually, let
- [Why was this bathroom tub cut down?](https://sacramentoappraisalblog.com/2012/11/12/why-was-this-bathroom-tub-cut-down/) - One of the things I love about real estate is how there is always something new to see, and usually a story behind what is seen. Pictures like this make me smile for two reasons: 1) The owner found a cost-effective way to help older knees take a shower; and 2) Points for creativity. Of course
- [Hedge funds dominating the market in Sacramento](https://sacramentoappraisalblog.com/2012/11/09/hedge-funds-dominating-the-market-in-sacramento/) - Hedge funds have become a noticeably dominant player in the real estate market lately. While investor funds have always been a factor, it's been easier to spot in recent months since inventory is so tight. As an example, consider Blackstone, a hedge fund that began aggressively buying properties in the Sacramento market over the past few months. Since August 2012 they've
- [Ten years of duplex and fourplex sales in Arden-Arcade](https://sacramentoappraisalblog.com/2012/11/07/a-decade-of-duplex-and-fourplex-sales-in-arden-arcade/) - I wanted to share some thoughts on multi-unit housing as I've been tinkering with some data in the Arden-Arcade area. I'm doing a retrospective valuation for tax purposes, which essentially means I'll be providing an appraised value for a date in 2006 even though it's 2012. While I remember appraising in the market six years ago, it's still
- [I'm a 40 under 40 nominee](https://sacramentoappraisalblog.com/2012/11/05/im-a-40-under-40-nominee/) - I wanted to share some exciting news. I am a nominee for the Sacramento Business Journal's "40 under 40" award where they recognize 40 business leaders younger than 40. I know you're shocked I'm under 40 because of how "distinguished" (gray) my beard is, but I'm not far from the 40 club. In all seriousness, it's a real honor to be
- [The cash and FHA teeter-totter in Sacramento](https://sacramentoappraisalblog.com/2012/11/01/the-cash-and-fha-teeter-totter-in-sacramento/) - Cash has been a growing force in the Sacramento market, while FHA loans have been losing power. Anyone in the trenches of real estate knows this because of how difficult it is to get into contract right now, but it's telling to see the data actually back it up. When looking at stats from this past year in
- [Appraisers killing deals, comps and high prices](https://sacramentoappraisalblog.com/2012/10/24/appraisers-killing-deals-comps-and-high-prices/) - There is lots of talk about appraisers being "deal killers" because appraisals are coming in too low. I'm not saying that's fiction, and I'm not about to defend bad appraisals either, but sometimes it's about the deal being unrealistic rather than appraisers killing it. Choosing the Right Comps: I appraised a property in Citrus Heights recently
- [More new construction in the Sacramento area](https://sacramentoappraisalblog.com/2012/10/19/more-new-construction-in-the-sacramento-area/) - New construction has been heating up in the Sacramento market. Subdivision builders have been mostly dormant since the real estate "bubble" burst, but lately they've been starting up again. In fact, just a few days ago the Sacramento Business Journal reported an investor purchased 960 acres in Folsom for 4,000 future tract homes. That's good news for the
- [Before & After (and after one more time)](https://sacramentoappraisalblog.com/2012/10/17/before-after-and-after-one-more-time/) - Part of me has always wondered what homes end up looking like after they're remodeled on the TV show "Extreme Makeover". Have you had the same thought? Do owners actually take care of the property? Or does it end up reverting back to what it used to look like? There are so many investors gobbling up
- [Can appraisers tell real estate agents if value is going to be an "issue"?](https://sacramentoappraisalblog.com/2012/10/15/can-appraisers-tell-real-estate-agents-if-value-is-going-to-be-an-issue/) - "Just give me a call if value looks like it's going to be an 'issue'." I hear this fairly regularly from real estate agents who ask me to let them know if the appraised value is going to be lower than the contract price. The goal is really twofold: 1) If value doesn't seem reasonable, the agent can offer additional market support for the appraiser
- [How much cash is in the Sacramento market?](https://sacramentoappraisalblog.com/2012/10/11/the-percentage-of-cash-in-the-sacramento-market/) - Any casual follower of real estate has probably heard how cash has been dominant in the Sacramento market lately. But how much is there really? I mentioned previously how investors and hedge funds have been on a purchasing rampage lately. As you can see below, cash sales under $200,000 in Sacramento County have been increasing through 2012. Everyone
- [Real estate locusts & low-income neighborhoods](https://sacramentoappraisalblog.com/2012/10/10/real-estate-locusts-low-income-neighborhoods/) - There are big investors in town right now playing the Sacramento market like Monopoly. Rental funds with multiple millions of dollars have been devouring the lower end of the market like real estate locusts. This has made rental funds instant mega-landlords and simultaneously caused many would-be owner occupants to have fewer opportunities to buy into lower-income neighborhoods.
- [Short sales and unrealistic price expectations](https://sacramentoappraisalblog.com/2012/10/05/short-sales-and-unrealistic-price-expectations/) - Sometimes banks just won't budge. Obviously banks want to minimize their losses during a short sale, so they want top dollar. But there is a difference between a high price and a totally unrealistic price. An "unrealistic" example: I was hired by a real estate agent to do an appraisal on a listing in Natomas. The bank wants $250,000 for
- [How to make a graph using new and old MLS data](https://sacramentoappraisalblog.com/2012/10/03/how-to-make-graphs-using-new-and-old-mls-data/) - I wanted to show you how to make graphs by exporting current and historic MLS data. Sounds exciting, right? I used a screencast below to give a brief tutorial. I show some examples of graphs in the beginning of the video, but you can also click market trends to scroll through more. Why does this matter? Knowing how to work
- [New construction and the smell of a new car](https://sacramentoappraisalblog.com/2012/10/01/new-construction-and-the-smell-of-a-new-car/) - Do you like the smell of a new car? I do. While I would never put one of those "new car smell" air fresheners in an old car, there is something exciting about driving a brand new car off the lot that nobody else has driven before. As new construction has been starting to take off again in the
- [The hot housing market and cold vacant land](https://sacramentoappraisalblog.com/2012/09/27/the-hot-housing-market-and-cold-vacant-land/) - The real estate market has been really hot in Sacramento, but not for all types of property. The residential market has been "on fire" so to speak, but I wouldn't characterize vacant land in the same way. While land is still a hot commodity in more established neighborhoods with higher property values (vacant land is often scarce in
- [The Sacramento real estate market so far in 2012](https://sacramentoappraisalblog.com/2012/09/26/the-sacramento-real-estate-market-so-far-in-2012/) - What's been happening in the Sacramento real estate market in 2012 so far? I recommend checking out The Wright Report to understand how the market has shifted. The latest version focuses on the first half of 2012 in the counties of Sacramento, Placer, Yolo and El Dorado. The report is the most comprehensive local report I know of as it shares recent and historical housing data,
- [Get your encroachment off my property](https://sacramentoappraisalblog.com/2012/09/24/get-your-encroachment-off-my-property/) - What is encroachment and why does it matter? Encroachment is the situation that exists when a structure is built in whole or in part on a neighbor's property (definition from US Legal). In short, it's when a structure or something else extends into the neighbor's lot or even setbacks. Examples include things like a well or septic
- [I support homeless students from "head to toe"](https://sacramentoappraisalblog.com/2012/09/14/i-support-homeless-students-from-head-to-toe/) - I like what I do, but you'll probably never catch me saying appraisals are my passion. What is my passion? Rooting for the underdog. That's why I'm taking a break from real estate talk to announce Project 680's "Head to Toe" drive for homeless students. Project 680 is a volunteer organization I help steer, and its work matters deeply to me.
- [I was quoted in California Real Estate magazine](https://sacramentoappraisalblog.com/2012/09/20/i-was-quoted-in-california-real-estate-magazine/) - I was quoted a few times in this month's California Real Estate magazine article entitled "The Problem with Appraisals." This is the official magazine of the California Association of Realtors, so I'm honored to have been asked to share some thoughts on the challenge of appraising in today's market as well as tips for working with appraisers. Check out
- [The influence of external factors on property value](https://sacramentoappraisalblog.com/2012/09/19/external-obsolescence-and-property-value/) - There are so many ways to increase property value, but at the same time there are certain things outside a homeowner's control that will plain and simply be a negative for value. What is external obsolescence and why does it matter for property value? External obsolescence is a factor that reduces the value of an improvement because of something
- [Where NOT to install a carbon monoxide detector](https://sacramentoappraisalblog.com/2012/09/05/where-not-to-install-a-carbon-monoxide-detector/) - Laws can sometimes seem confusing, right? In July 2011 it became mandatory in California for single family dwellings to have carbon monoxide detectors, so home owners and the real estate community have scrambled to understand the requirements. Basically, you should have a CO detector if your home has any of the following: a) Attached garage; b) Fireplace; or c) Any gas appliance
- [7 reasons why buyers offer more than a house is worth](https://sacramentoappraisalblog.com/2012/09/10/7-reasons-why-buyers-offer-more-than-a-house-is-worth/) - Have you noticed how some listings are receiving multiple offers at list price even though they are priced way too high for the neighborhood? I'm talking about the type of listings where agents and others all think, "There's no way in heck it's going to appraise that high." But buyers are still offering at list price and
- [Things to look at closely when buying a home](https://sacramentoappraisalblog.com/2012/09/11/things-to-look-at-closely-when-buying-a-home/) - You know what they say when you're hunting for love? Look closely. When you don't, or if you intentionally ignore the red flags, there can be major trouble ahead. The same is true in real estate. If you don't look closely when shopping for a home, or you don't know what to look for, it can end very
- [10 ways to make your home worth less](https://sacramentoappraisalblog.com/2012/08/27/10-ways-to-make-your-home-worth-less/) - I get questions all the time about how to increase property value, but why not consider the issue from the other side? Here are 10 ways to help your property be worth less. Anything you'd like to add? Please comment below. Go with a "midnight" theme by painting all ceilings and walls black. Start a trend of bringing back
- [Why do appraisers hold FHA loans hostage for such minor repairs?](https://sacramentoappraisalblog.com/2012/08/16/why-do-appraisers-hold-a-loan-hostage-for-minor-repairs-fha/) - Have you ever felt like an appraiser required ridiculously small repairs? I mean, can an inoperable dishwasher, missing carbon monoxide detector or minor amounts of chipping paint seriously hold up an FHA loan? If a house is worth $200,000 and $20 worth of repairs are needed, is it really legit for the appraiser to require repairs? It's understandably frustrating when a
- [Flipping and sparce sales under 25k in Sacramento](https://sacramentoappraisalblog.com/2012/09/06/flipping-and-sparce-sales-under-25k-in-sacramento/) - Everyone and their Mom wants to flip houses. After all, we see people doing it on HGTV reality shows, and so many of us know someone who knows someone who has flipped a house before. The idea of course is to buy low and sell high, which can work out at any price level. But
- [The line between retro and outdated in real estate](https://sacramentoappraisalblog.com/2012/09/04/the-line-between-retro-and-outdated-in-real-estate/) - When looking back on design and styles of decades past, it's hard to believe people bought into the way things were. But then again, our kids will one day check out our iPhone photo albums and think the same thing. When it comes to real estate, homes that have not been updated in many decades are
- [5 things to let the appraiser know for a "Date of Death" appraisal](https://sacramentoappraisalblog.com/2012/08/30/5-things-to-let-the-appraiser-know-for-a-date-of-death-appraisal/) - Dealing with logistics and paperwork after a loved one passes is not something anyone looks forward to doing, and ordering an appraisal is definitely a part of that. If you are in a situation where a loved one passed away, and you need an appraisal for the IRS (for tax purposes), here are five things
- [Stairway to functional obsolescence](https://sacramentoappraisalblog.com/2012/08/28/stairway-to-functional-obsolescence/) - This is a nice looking house, right? It has upgrades galore and is over 4000 square feet. There are five bedrooms, four full bathrooms and a decent-sized lot. This house may be slightly overpriced, but on top of that, prospective buyers have not been making offers. Take a close look and see if you can guess why no offers have
- [Is a second appraisal required for an FHA loan when a property is flipped?](https://sacramentoappraisalblog.com/2010/04/13/is-a-second-appraisal-required-for-an-fha-loan-when-a-property-is-flipped/) - This comes up for FHA deals when investors purchase properties and then "flip" them. I've seen quite a few flips in the Sacramento area over the past year (yes, even in this economy). I hope the information below proves helpful in case you are wondering when a second FHA appraisal is required during a flipping
- [What's wrong with this house?](https://sacramentoappraisalblog.com/2012/08/23/whats-wrong-with-this-house/) - Put your real estate thinking cap on and tell me what's wrong with this house below. Take a look at two photos from the street and an aerial image from Google Maps. What story might a house like this tell? What marketing challenges would this property face? I'd love to hear your thoughts in the comments below. Win a $5
- [Foreclosures vs. Short Sales vs. Traditional Sales](https://sacramentoappraisalblog.com/2012/08/21/foreclosures-vs-short-sales-vs-traditional-sales/) - We often hear how foreclosures sell for less than traditional sales, but let me show you some actual data to back this up. Let's take a look all single family sales in the 95758 zip code in Elk Grove. What do you see? The difference in price per square foot between traditional sales and distressed sales is striking. Generally speaking, the
- [The impact of barking dogs on property value](https://sacramentoappraisalblog.com/2012/08/20/the-impact-of-barking-dogs-on-property-value/) - Have you ever lived next door to a house with barking dogs? I'm not talking about a little "yap" or "ruff" here and there, but continual incessant barking during the day or night. If so, you know how too much barking can destroy peace in a community, divide neighbors and ultimately impact the qualify of life in a neighborhood. I asked nearly a dozen
- [Why do appraisers get so fussy about sharing the appraised value?](https://sacramentoappraisalblog.com/2012/08/14/why-do-appraisers-get-so-fussy-about-sharing-the-appraised-value/) - Have you ever felt like appraisers are anal retentive because they won't talk about the appraised value with you? What's their problem? Why won't they discuss value with real estate agents or even the Borrower? Let's take a quick look below at a very common conversation and some brief commentary. Agent: Is it going to "make
- [Sacramento's "Christmas Tree" real estate market](https://sacramentoappraisalblog.com/2012/08/13/sacramentos-christmas-tree-real-estate-market/) - Is it just me, or do ten-year real estate graphs look a bit like Christmas trees lately? I'm not trying to gloss over the pain of the real estate "bubble burst" in the Sacramento area (especially since I bought in 2004), but it's interesting to see how current values have been circling around to give a "tree"
- [Does a low sale on your street kill your property value?](https://sacramentoappraisalblog.com/2012/08/10/does-a-low-sale-on-your-street-kill-your-property-value/) - It can be a huge concern when you go to sell a property and a home down the street just sold for way less than what you planned to list your home for. Does this one sale hurt you? Sometimes lower sales will indeed harm your property value, but there are also reasons why lower
- [How much value did _________ add to my house?](https://sacramentoappraisalblog.com/2012/08/08/how-much-value-did-_________-add-to-my-house/) - I get questions all the time from home owners, Realtors and friends about how much value was added from projects around the house. Usually it's for things like a kitchen or bathroom remodel, addition or enclosed patio. Sometimes it's really about very minor updates though like the picture below. How much value did landscaping around the mailbox add to this house?
- [Using the front porch to build community](https://sacramentoappraisalblog.com/2012/08/01/using-the-front-porch-to-build-community/) - One of the best ways to build a sense of community with neighbors is to use the front porch. Of course one obvious problem is many houses these days only have a small "courtesy slab" porch big enough for collecting mail, herding guests through the front door and maybe setting out one chair if you're lucky. The importance of the porch:
- [Messy, Nasty and Cleaning before the appraisal](https://sacramentoappraisalblog.com/2012/07/30/messy-nasty-and-cleaning-before-the-appraisal/) - I get this question all the time. Should you clean up before the appraiser comes? In short, it's okay if things are a bit untidy, but there is a big difference between messy and nasty. Let me explain what I mean. Messy: This is when some things that are not perfectly tidy. The kids played with Legos last night and their
- [Unemployment is still high in Sacramento County despite a recent boost in property values](https://sacramentoappraisalblog.com/2012/07/25/10482/) - Here is your monthly unemployment update. We saw a percentage point decline in the unemployment rate over the past few months in Sacramento County, but the rate is now back up to 11.1% after two previous months at 10.5% (per EDD June 2012). Unemployment rates tend to go up and down each month, so it's not a huge concern
- [The difference between Realtors and Appraisers](https://sacramentoappraisalblog.com/2012/07/19/the-difference-between-realtors-and-appraisers/) - Have you felt the tension between Realtors and appraisers? It's not always there, but it sure is sometimes. There's often latent frustration from transactions gone sour, "low" appraisals or agents pressuring for certain values. But beyond mere annoyance or anger, whether legitimate or not, tension is actually something to be expected since there really are some big differences between Realtors and appraisers. Here
- [How do presidential elections affect the real estate market?](https://sacramentoappraisalblog.com/2012/07/18/how-do-presidential-elections-effect-the-real-estate-market/) - Presidential elections are a bit like dating. Candidates put their best foot forward for a year or so and then (like marriage) we find out who they really are once the deal is sealed. Beyond all the political talking points and policy promises though, what typically happens in the real estate market during an election season? I asked
- [Can you give "zero value" to part of a property during a sale?](https://sacramentoappraisalblog.com/2012/07/16/can-you-give-zero-value-to-part-of-a-property-during-a-sale/) - I see descriptions in listings all the time to the effect of, "no value given for the pool", "barn not included in sale" or "zero value given to the detached garage." But is it really legitimate in the eyes of an appraiser to exclude a portion of the property because an agent, buyer or seller is not considering
- [How do appraisers deal with "mold" situations?](https://sacramentoappraisalblog.com/2012/07/12/how-do-appraisers-deal-with-mold-situations/) - If it looks like a duck, quacks like a duck and walks like a duck, it's a..... If only it were that easy when identifying mold. Since appraisers are usually not mold specialists, we need to be careful when calling something mold or not. This is because sometimes excessive moisture issues can be easily cured, but other times it
- [No break in property taxes for the Maloofs this year](https://sacramentoappraisalblog.com/2012/07/09/no-break-in-property-taxes-for-the-maloofs-this-year/) - The Maloofs saved quite a bit in property taxes a year ago, but 2012 won't bring the same fortune. Well, if your property taxes don't go up, that's still somewhat of a win, right? As you can see in the graph below, Power Balance Pavillion was assessed near $60 million from 2008-2010, but had a dramatic decrease in assessed value
- [Dipping unemployment in Sacramento County](https://sacramentoappraisalblog.com/2012/07/04/dipping-unemployment-in-sacramento-county/) - It's that time again for a monthly unemployment rate update. For the second month in a row unemployment is at 10.5% in Sacramento County (May 2012). As you can see in the graphs below, unemployment has been declining over the past year and is down from the peak of 13.2% in July 2010. It is important
- [Limbo and low inventory in Sacramento](https://sacramentoappraisalblog.com/2012/06/19/limbo-and-low-inventory-in-sacramento/) - It's been amazing to watch housing inventory become so scarce in the Sacramento area. In fact, sometimes it feels like a limbo competition where it just keeps going lower and lower. A few days back I met up with Joel Wright to talk about the bottom of the market and how low inventory is driving today's real estate market. Below
- [What is the minimum height a crawl space must have for an FHA loan?](https://sacramentoappraisalblog.com/2012/06/18/what-is-the-minimum-height-a-crawl-space-must-have-for-an-fha-loan/) - What do buying cigarettes, joining the military and crawl space height for FHA loans have in common? The number 18. If you've ever wondered what the minimum requirement for crawl space height is according to FHA standards, it's 18 inches. Well, technically our FHA Home Ownership Center (Santa Ana) says that 18 inches is considered a reasonable level or starting place, so
- [Have we reached the bottom of the real estate market in Sacramento?](https://sacramentoappraisalblog.com/2012/06/18/have-we-reached-the-bottom-of-the-real-estate-market-in-sacramento/) - I met up with Real Estate Broker Joel Wright recently to talk about the real estate market in Sacramento. Here's an unscripted first-take video of our conversation on whether the market has hit bottom or not (click here to watch on YouTube). I've been watching the market closely and I'm cautiously optimistic about the recent improvements in
- [Talking to appraisers in today's changing real estate market [infographic]](https://sacramentoappraisalblog.com/2012/06/15/talking-to-appraisers-in-todays-changing-real-estate-market-infographic/) - It's easy to see change when looking in the past. Let's take the real estate bubble burst, for example. We can all glance back and now sound so smart and polished when discussing rapid appreciation, inventory levels and a massive decline that ensued in the Summer of 2005. However, hardly anyone was talking about the market declining right when it began to happen.
- [Is it a condominium or townhouse? What does the plat map say?](https://sacramentoappraisalblog.com/2012/06/12/is-it-a-condominium-or-townhouse-what-does-the-plat-map-say/) - How do you know if a property is a condominium or townhouse? There is quite a bit of confusion about this question actually, and this uncertainty translates into properties in MLS being frequently labeled as "condos" when they're really townhouses. The distinction is of course really important because comparable sales really should be the same type of property, right? What
- [10 uses for an unpermitted pool](https://sacramentoappraisalblog.com/2012/06/11/10-uses-for-an-unpermitted-pool/) - Can you tell just by looking that this is an unpermitted pool? It's often obvious when something is done without a permit because it just doesn't seem right, something might feel odd and many times there is a quality issue. The pool is about 5-6 feet deep with half the pool being above grade. This one definitely ranks on
- [Is Zillow accurate? You be the judge.](https://sacramentoappraisalblog.com/2012/06/06/is-zillow-accurate-you-be-the-judge/) - After completing an appraisal recently on Ambassador Drive in Rancho Cordova, I wanted to see what Zillow said about values in the neighborhood (for kicks). While Zillow is sometimes not too far off in typical tract neighborhoods like this, I was very surprised in this case to see Zillow had not given more weight to recent sales prices in
- [Before & After Remodel Photos of a Burned House](https://sacramentoappraisalblog.com/2012/06/01/before-after-remodel-photos-of-a-burned-house/) - It's a victory for any neighborhood when a problem house is remodeled. That's what happened with a home I recently inspected in the Sacramento area. I did two appraisals on this one since the property is going through the Neighborhood Stabilization Program (NSP). The first appraisal was during acquisition and the second appraisal established the list price. You might
- [How does Sacramento unemployment compare to California and the rest of the country?](https://sacramentoappraisalblog.com/2012/05/25/how-does-sacramento-unemployment-compare-to-california-and-the-rest-of-the-country/) - At the risk of sounding like a geek, I'm really excited about this graph. While the trend feels painful in some senses, it's interesting to see how Sacramento compares with the state and country. As you can see, while the unemployment rate began to plateau nationally during 2008, Sacramento County and California weren't finished increasing. If
- [A recent TV interview on using video in business](https://sacramentoappraisalblog.com/2012/05/23/a-recent-tv-interview-on-using-video-in-business/) - I did an interview recently for a television news story in Sacramento. The piece focuses on the power of using video in business, and it highlights a gelato company and my appraisal business. Here is a clip without the news titles (the news station puts those on). I love the very end where reporter Kerry Shearer surprises the audience
- [Unemployment declined from March to April in Sacramento County](https://sacramentoappraisalblog.com/2012/05/21/unemployment-goes-down-from-march-to-april-in-sacramento-county/) - New unemployment stats are out for Sacramento County. The unemployment rate dropped from 11.4% to 10.5% from March to April 2012. This is a big drop for one month, so we'll have to see what coming months yield to see if this is just a blip or not. Whatever the case, it's nice to see the
- [A tale of three appraisals on one house](https://sacramentoappraisalblog.com/2012/05/21/a-tale-of-three-appraisals-on-one-house/) - What do you get when you have three appraisers appraise one house? It sounds like the start to a cheesy real estate joke, but unfortunately there's nothing funny about this scenario. A home owner hired me recently for some value perspective after there were three separate appraisals done on his house for sale. Since there
- [Why is inventory so low in Sacramento right now?](https://sacramentoappraisalblog.com/2012/05/17/why-is-inventory-so-low-in-sacramento-right-now/) - If there is one conversation dominating real estate right now in Sacramento, it's definitely the shortage of listings. It's wild to think there is only about a one-month supply of inventory on the market. This means buyers have had to duke it out (not literally) to get into contract. Also, multiple offers and offers over asking
- [Unpacking the real estate market in Sacramento](https://sacramentoappraisalblog.com/2012/05/15/unpacking-the-real-estate-market-in-sacramento/) - I don't read calculus books for kicks, but I do like numbers. It's really interesting to watch the trends in our real estate market in Sacramento to consider where we've been, what is happening now and where we might go. Take a minute to check out these graphs below and let me know what you think. What do you see? Not many
- [Challenges and issues that condos face](https://sacramentoappraisalblog.com/2012/05/09/things-to-know-when-buying-a-condo/) - Did you wake up this morning with condominiums on your mind? Probably not, but I wanted to highlight a crash course video on some of the nuts and bolts of condo real estate transactions. This is really good stuff and I hope you find it helpful. The video below highlights Realtor Bruce Slaton and it deals with some of the most
- [How to use social media in real estate (video panel)](https://sacramentoappraisalblog.com/2012/05/10/video-panel-how-to-use-social-media-in-real-estate/) - I mentioned a couple of weeks ago about a panel I was sitting on dealing with social media in the real estate field. This event was hosted by the Sacramento Social Media Club, and it took place a few days ago. Since the discussion was recorded live on Ustream, I wanted to share the conversation below (or click here). The video is
- [Agents, be ready to answers these questions from appraisers](https://sacramentoappraisalblog.com/2012/05/06/agents-be-ready-to-answers-these-questions-from-appraisers/) - There is so much talk about low appraisals, especially as the market has been heating up in the Sacramento area. The dramatic decrease in inventory over the past few months has really changed the market into a seller's market with many scenarios of multiple offers and offers over asking price too. In light of limited
- [Riding my bike to work in the month of May](https://sacramentoappraisalblog.com/2012/05/04/riding-my-bike-to-an-appraisal-inspection/) - It's bike month in the Sacramento area and I'm excited to get to ride to an appraisal inspection today for a total of 20 miles. Since the property is fairly close to the Sacramento River anyway, I'll get to enjoy some of the trails in Rancho Cordova and then exit Hazel Avenue into Fair Oaks. This year I've
- [Why did the appraiser ignore my custom switch plates?](https://sacramentoappraisalblog.com/2012/05/02/but-my-house-has-custom-switch-plates/) - Why didn't the appraiser take into consideration your custom switch plates, new baseboards, door knobs or fresh flowers in the garden? Sometimes I hear from home owners, real estate agents and loan officers about things like this. Let me first say that there are three options to consider: 1) The appraiser missed the items in the
- [Why did it appraise "low" even with multiple offers?](https://sacramentoappraisalblog.com/2012/04/30/why-didnt-it-appraise-even-with-multiple-offers/) - It's been a frenzy to get offers accepted lately in the Sacramento area since inventory has been so low. While lower inventory is good for sellers to attract offers, it's frustrating for buyers because it's not always easy to get into contract right now. This has led to situations with multiple offers - and even offers above asking
- [Social Media and the Future of Real Estate Event](https://sacramentoappraisalblog.com/2012/04/26/social-media-and-the-future-of-real-estate-event/) - I'll be sitting on a panel at an upcoming event called "Social Media and the Future of Real Estate". I'd love for you to come check it out on May 8 at SAR HQ at 6:30pm. If you cannot make it in person, the event will stream live on Ustream or you can follow it on Twitter
- [Juggling foreclosures & short sales in Sacramento](https://sacramentoappraisalblog.com/2012/04/25/juggling-foreclosures-short-sales-in-sacramento/) - We are seeing fewer foreclosures lately in Sacramento, which is a good thing. But at the same time, the foreclosure rate going down seems in part be a result of more effectiveness with short sales. This is important for consideration since short sales are still considered distressed sales and very often sell for less than traditional sales and even foreclosures
- [Weighing the distressed market in Sacramento](https://sacramentoappraisalblog.com/2012/04/24/weighing-the-distressed-market-in-sacramento/) - It's really interesting to look at the percentage of foreclosures and short sales among certain price segments in Sacramento County over the past quarter. Generally speaking, the higher the price, the lower the percentage of foreclosure, and the lower the price, the higher the rate of foreclosure. Why do you think there are more distressed sales
- [Removing half the rear yard to make room for a garden](https://sacramentoappraisalblog.com/2012/04/20/removing-half-the-rear-yard-to-make-room-for-a-garden/) - In honor of Earth Day, I wanted to share the progress of my backyard garden. We recently decided to rip out nearly half the rear lawn in order to expand the Lundquist "farm". We've had three raised 10' x 4' garden boxes for a number of years, but now we're moving up to the major leagues
- [The most common FHA appraisal repairs](https://sacramentoappraisalblog.com/2012/04/18/the-most-common-fha-appraisal-repairs/) - Here is a quick video of some of the most common FHA repairs I encounter during appraisal inspections in the Sacramento area. In this video I quickly talk through 25 repair items while scrolling through photos. This is good information for real estate agents, investors and home owners since FHA is so dominant in the market. I hope this is helpful.
- [A graph of the unemployment rate from 1990-2012 in Sacramento County](https://sacramentoappraisalblog.com/2012/04/16/riding-the-hills-of-unemployment-a-graph-of-the-past-22-years-in-sacramento-county/) - Anytime I hear hyper-positive news about the national housing market, I wonder if it's spin I always sift the details through the local economy in Sacramento and the need to see the unemployment rate continue to drop to see improvement in our market. It's been somewhat encouraging to see the unemployment rate decline from the high of 13.2% in July
- [An Interview with the Sacramento Business Journal](https://sacramentoappraisalblog.com/2012/04/16/interview-with-the-sacramento-business-journal/) - The Sacramento Business Journal interviewed me about using video in business as a marketing tool. The article published a few days ago and it turned out great. I am very honored to have had the opportunity. In addition to the print story, a reporter and photographer came to my office for a quick video shoot on tips for creating effective videos. The
- [Two sliding glass door repair issues for FHA loans](https://sacramentoappraisalblog.com/2012/04/12/two-sliding-glass-door-repair-issues-for-fha-loans/) - Let's talk about sliding glass doors for a minute. I wanted to bring up two repair issues I see frequently during FHA appraisal inspections in the Sacramento area. I notice these issues in not only foreclosure sales, but also investor flips. Why does this matter? FHA is very specific about a property needing to meet certain
- [Should you fill out the Prop 8 "Decline in Value" form or Application for Changed Assessment?](https://sacramentoappraisalblog.com/2012/04/09/should-you-fill-out-the-prop-8-decline-in-value-form-or-application-for-changed-assessment/) - There is so much confusion about which form to fill out when appealing your property taxes in Sacramento County. In the video I explain the difference between the Proposition 8 "Decline in Value" form and the Application for Changed Assessment. I give advice on which form to fill out and hopefully give a clear explanation of
- [A model match mountain graph in Antelope](https://sacramentoappraisalblog.com/2012/04/09/a-model-match-mountain-graph-in-antelope/) - As a teenager I don't think I would've ever envisionsed me saying this, but I actually like creating graphs based on research I do for my appraisals. I think plotting data visually can often provide a helpful context for clients and users of the appraisal to be able to see or interpret what has happened in the market. A teepee
- [A Roller Coaster Graph: 13 years of unemployment in Sacramento County](https://sacramentoappraisalblog.com/2012/03/29/a-roller-coaster-graph-13-years-of-unemployment-in-sacramento-county/) - Here's an updated graph of the unemployment rate in Sacramento County through February 2012. The current unemployment rate released from EDD is 11.2%. This is definitely high, but thankfully lower than the peak of 13.2% in July 2010. The past few months have been flirting with 11.0%, so let's hope we break into 10.0% at some point this
- [What's going on in that backyard?](https://sacramentoappraisalblog.com/2012/03/26/whats-going-on-in-that-backyard/) - Does code enforcement use Google Earth? It's pretty obvious if they did, they might find a "recycling" operation going on at this home in Sacramento County. I came across this one the other day while talking to an investor on the phone. It's hard to say what has been happening for sure at this property,
- [Should you get an appraisal when paying all cash?](https://sacramentoappraisalblog.com/2012/03/21/should-you-get-an-appraisal-when-paying-all-cash/) - After completing two appraisals in the past 10 days for buyers for all cash transactions, I wanted to throw down some thought about getting an appraisal when paying all cash in the Sacramento area. I think there is a time to do that and also a time to not do an appraisal. This isn't legal advice, but
- [Argh, Land Ho!! 14 years of lot sales in Fair Oaks and Carmichael](https://sacramentoappraisalblog.com/2012/03/19/argh-land-ho-14-years-of-lot-sales-in-fair-oaks-and-carmichael/) - After completing a vacant land appraisal in Carmichael recently, I wanted to share a graph of land sales over the past 14 years. Below you'll find all residential lot sales between January 1998 to March 2012 (acreage and smaller lots - anything listed as "residential" in MLS). These are only sales through MLS and not private sales that may have
- [Trading Fourplexes in South Sacramento](https://sacramentoappraisalblog.com/2012/03/19/trading-fourplexes-in-south-sacramento/) - It's interesting to see the sales history of a 4-plex subdivision in South Sacramento. There are 30 units off 24th Street in the Meadowview area and only 3 out of 30 units have not transferred in the past 4-5 years. Or in other words, 90% of units have sold in recent years. The purple dots below represent sales
- [12 years of Sacramento River sales (Garden Hwy)](https://sacramentoappraisalblog.com/2012/03/15/12-years-of-sacramento-river-sales-garden-hwy/) - The Sacramento River is one of my favorite places because of its beauty. Every time I spend time on the River or appraise a house along the River or Delta, I have to remind myself to be content as I drive back to my tract home. :) Today I wanted to share some research I compiled recently
- [Flip This House in Sacramento: Before & After](https://sacramentoappraisalblog.com/2012/03/14/flip-this-house-in-sacramento-before-after/) - As promised, here is Part II of a video I shot a few months back in December of a Sacramento fixer house awaiting a flip. This one definitely needed some loving and over the past few months it's been completely rehabbed. If you remember, this house actually had $48,000 in code enforcement fines too. Thankfully a remodel
- [How long does it take to appeal property taxes in Sacramento County?](https://sacramentoappraisalblog.com/2012/03/13/how-long-does-it-take-to-appeal-property-taxes-in-sacramento-county/) - When will you hear back from the Assessor? It could be a matter of months, but ultimately it can take up to two years. The County of Sacramento states "The time limit for the Assessment Appeals Board to act on an application is two years from the date of filing." In my experience it seems The Appeals
- [Unemployment in Sacramento County Since 1999](https://sacramentoappraisalblog.com/2012/03/12/unemployment-in-sacramento-county-since-1999/) - Here is a glimpse of the unemployment rate in Sacramento County over the past 10+ years from 1999-2012. We've seen the rate drop from the peak of 13.2% in July 2010, and lately the county is flirting with unemployment around 11.0%. The most recent rate statistics for January 2012 from EDD shows an unemployment rate at 11.1% in Sacramento County. What
- [Client's property assessment lowered by $190,000](https://sacramentoappraisalblog.com/2012/03/08/clients-property-taxes-lowered-by-190000/) - It's always nice to get good news for clients. Recently I got wind that the Assessor's Office in Sacramento County ended up agreeing with my opinion of value for a client, so the client will now have their property taxes reduced by $190,000. That's a saving of about $2,400, so my client should get a
- [Trends in the Meadowview Area of Sacramento](https://sacramentoappraisalblog.com/2012/03/08/trends-in-the-meadowview-area-of-sacramento/) - What story does this graph of sales tell you? Let's unpack the Meadowview area of South Sacramento for a moment as we look at sales over the past several years. I've done a substantial amount of work in this neighborhood over the past few years for private appraisals, lenders and investors flipping houses. Overall there
- [The Grinch and Stripped Foreclosures](https://sacramentoappraisalblog.com/2012/03/02/the-grinch-and-stripped-foreclosures/) - It's Dr. Seuss's Birthday today and I cannot help but think of the correlation between the way the Grinch took every little crumb in the homes of Whoville and how foreclosures sometimes get stripped before they're seized by the bank. Here is an example of one house that has always stood out to me from an inspection
- [10 Years of Million Dollar Sales in Sacramento County](https://sacramentoappraisalblog.com/2012/02/29/10-years-of-million-dollar-sales-in-sacramento-county/) - What's been happening at the top end of the real estate market in Sacramento County? As you can see in the graph below, there were 809 sales above one million dollars in Sacramento County over the past ten years since March 2002. It's not much of a surprise, but there were far more million dollar
- [The launching of my wife's book](https://sacramentoappraisalblog.com/2012/02/24/the-launching-of-my-wifes-book/) - I wanted to share some really exciting family news today. My wife's first book, Seeing Cinderella, will be hitting the shelves in just a few weeks. She wrote a young reader novel about a 7th grade girl who discovers magic glasses that can read people's thoughts. It's such a fun read. We are having a book launch
- [The housing market has to run it's course to see recovery](https://sacramentoappraisalblog.com/2012/02/22/the-housing-market-has-to-run-its-course-to-see-recovery/) - Everyone and their mom has a solution to deal with the housing crisis, but ultimately programs and bailouts that only scrape the surface of the issue are not going to bring us back to "normal" until distressed inventory runs its course and employment in the Sacramento area begins to see significant improvement. Short-term Market Boost: When I
- [What do you think of Curtis Park Village?](https://sacramentoappraisalblog.com/2012/02/16/what-do-you-think-of-curtis-park-village/) - Big news broke yesterday as the "Curtis Park Village" site is now ready for construction. I'm amazed to read that over 358,000 cubic yards of toxic dirt was removed from the site to prepare for future residential and commercial building. By the way, does anyone know where the dirt went? I'm really interested to see how
- [A tale of two pools (and FHA loans)](https://sacramentoappraisalblog.com/2012/02/14/a-tale-of-two-pools-and-fha-loans/) - Here are two examples of pools that didn't make the cut for an FHA loan until repairs were made. The repairs helped show the pool's equipment was working properly and eliminated a safety issue too. Moral of the story? If you have a pool that is not filled or has green water, make sure the water is clear
- [Should congress outlaw appraisers from using distressed sales as comps?](https://sacramentoappraisalblog.com/2012/02/13/should-congress-outlaw-appraisers-from-using-distressed-sales-as-comps/) - Would you support a bill in congress that outlawed appraisers from using distressed sales as comps? On paper this might sound appealing because there is often a difference between market value and distressed sales, and if the wrong comps are used there could be a negative impact to value. But in reality, sometimes there are nothing but distressed sales for the
- [Blame appraisers when it's due, but don't forget about the housing market](https://sacramentoappraisalblog.com/2012/02/08/blame-appraisers-when-its-due-but-dont-forget-about-the-housing-market/) - If the appraised value comes in lower than the contract price, did the appraiser do something wrong? It's easy to think the appraiser has been negligent somehow if the contract price is not met, but that's not necessarily true. Appraisers have been getting slammed lately by the National Association of Realtors among other sources for "low
- [An encouraging real estate trend in Elk Grove](https://sacramentoappraisalblog.com/2012/02/06/an-encouraging-real-estate-trend-in-elk-grove/) - Is the real estate market improving? While I'm not overly optimistic about the economy, it's good to see a general trend throughout the market as seen in the table below. The percentage of foreclosures in the Sacramento area has seen a decrease over the past few years, while the level of short sales has seen an increase. Moreover, the overall
- [Sacramento market update with Chris Little](https://sacramentoappraisalblog.com/2012/02/06/sacramento-real-estate-market-update-with-chris-little/) - I caught up with Sacramento Realtor Chris Little recently and asked him to share a few thoughts on what is going on in the real estate market. In the video interview below (or here) Chris talks about prices, affordability, low inventory and other facets of real estate. Chris knows the market well and he's been
- [Photos of 5 common FHA loan issues](https://sacramentoappraisalblog.com/2012/02/02/photos-of-5-common-fha-loan-issues/) - I wanted to share some photos of five common FHA condition issues I come across during appraisal inspections. If you see something like this at a property you're selling or buying, it'll likely require correction before FHA will guarantee the loan. Green Pool Water: Yes, this is deemed a health issue. The water shouldn't be green, right?
- [The roof isn't failing (I just like plastic tarps)](https://sacramentoappraisalblog.com/2012/02/02/the-roof-isnt-failing-i-just-like-plastic-tarps/) - Do you think this roof might need replacement? I've been asked multiple times in my appraisal career to "ignore the tarp" on the roof, but when a tarp is present that means the roof is probably failing or getting too close for comfort, right? Well, maybe there really is no damage. Maybe it's just an owner
- [Should real estate agents give appraisers "comps" at an inspection?](https://sacramentoappraisalblog.com/2012/01/30/should-real-estate-agents-give-appraisers-comps-at-an-inspection/) - To give comps or not give comps? That is the question. I met up with Realtor Steve Ostrom last week and we talked about whether a real estate agent should give an appraiser "comps" or not when meeting the appraiser at the inspection. Steve talked about why he always meets the appraiser at the property and I
- [Sacramento market update with Steve Ostrom](https://sacramentoappraisalblog.com/2012/01/26/sacramento-real-estate-market-update-with-realtor-steve-ostrom/) - I met up with Realtor Steve Ostrom today to talk about what's been happening in the Sacramento real estate market. Steve focuses on Roseville and Rocklin, but he also lists properties all over Sacramento. He sits on the Board of Directors at the California Association of Realtors and he really knows his stuff. Steve and I talked about inventory levels, multiple
- [When should you order a "date of death" appraisal?](https://sacramentoappraisalblog.com/2012/01/25/when-should-you-order-a-date-of-death-appraisal/) - When an estate has a transfer of ownership due to death or inheritance, a home owner will need to eventually hire a real estate appraiser in order to show the IRS what the reasonable worth of the estate is. So the owner or heir will obtain a "Date of Death" appraisal, which is an appraised value as of the date of the
- [High voltage towers and property value](https://sacramentoappraisalblog.com/2012/01/23/high-voltage-towers-and-property-value/) - Would it bother you to live next to a high voltage tower? I snapped these photos recently while in a neighborhood in the Sacramento area. You can see these towers are very close to the houses (within 100 feet easily in some cases). While someone selling the property might be tempted to say the house "backs to
- [Two reasons to NOT pay someone to reduce your property taxes before July](https://sacramentoappraisalblog.com/2012/01/24/two-reasons-to-not-pay-someone-to-reduce-your-property-taxes-before-july/) - I wanted to help clarify why you should NOT pay someone to appeal your property taxes (including me) during the first two quarters of any given year in the Sacramento area. I am only talking about typical "decline in value" situations where the real estate market has gone down, yet your property taxes still look too high compared to
- [A direct view into the neighbor's shower](https://sacramentoappraisalblog.com/2012/01/23/a-direct-view-into-the-neighbors-shower/) - Having an open window is not an option in situations like this unless you want to get famous on YouTube as the "showering neighbor". I've talked before about "fenestration", which is a fancy word meaning the design and placement of windows (and other openings) in a building. While it's nice to have so much light in a bathroom,
- [Improved Site - Cost to Demo = Market Value](https://sacramentoappraisalblog.com/2012/01/19/improved-site-cost-to-demo-market-value/) - Sometimes there really isn't any value in a house. I'm working on an appraisal right now where the cost to demolish the house looks to be the only "value" the structure is bringing to the lot. When a house has very poor workmanship, a shoddy foundation, does not conform to current code in any sense and is all around sub-par
- [How to challenge a low appraisal](https://sacramentoappraisalblog.com/2012/01/18/how-to-challenge-a-low-appraisal/) - Did you try to get a loan or sell a property but had appraisal problems? I hear all the time from real estate agents, home owners and investors about bad appraisals that killed their deals. What can you do about a "low" appraisal? Honestly, not much sometimes, but you can at least write a well-reasoned cordial letter to
- [Free HOA fees = Evidence of a buyer's market](https://sacramentoappraisalblog.com/2012/01/16/free-hoa-fees-evidence-of-a-buyers-market/) - I've driven by this banner twice in the past week while on appraisal inspections in the City of Lincoln. Isn't it a sign of the times for builders to offer concessions like this to buyers? During the boom years before the market tanked there were no concessions as such because it was a seller's market and
- [Thou shall not leave paint chips on the ground](https://sacramentoappraisalblog.com/2012/01/12/thou-shall-not-leave-paint-chips-on-the-ground-fha-loan/) - If you know anything about FHA loans, you know a defective paint surface is something that needs to be cured. If the exterior of a house has chipping, peeling or flaking paint, it can be a health and safety issue if the house was built before 1978 due to a potential for lead-base paint exposure.
- [Introduction to FHA Appraisals: Sacramento Realtor & Appraiser Interview](https://sacramentoappraisalblog.com/2012/01/12/introduction-to-fha-appraisals-sacramento-realtor-appraiser-interview/) - I was interviewed yesterday by Sacramento Realtor Tamara Dorris on her internet radio show to talk briefly on the nuts and bolts of FHA appraisals. With her permission, I turned the 10-minute interview into a YouTube video to further share. These are some of the basics of FHA appraisals and may give you some insight into what an
- [Is a wobbly ceiling fan an FHA appraisal issue?](https://sacramentoappraisalblog.com/2012/01/10/is-a-wobbly-ceiling-fan-an-fha-appraisal-issue/) - Might this ceiling fan be a safety issue for an FHA loan? What do you say? No biggie or an issue that'll require repair before the loan can close? Have a look at the brief video below (or here) and let me know what you think. If you said yes for being a safety issue called
- [Unemployment trending down in Sacramento County](https://sacramentoappraisalblog.com/2012/01/09/unemployment-trending-down-in-sacramento-county/) - I don't make predictions about the real estate market, but I'm glad to report unemployment has been trending downward lately - and that's a good thing!! It's nice to see that arch on the right side of the graph getting a bit more defined as unemployment is currently at 2009 levels. If we see jobs
- [Duplex and Fourplex Activity in Sacramento County](https://sacramentoappraisalblog.com/2012/01/09/duplex-and-fourplex-activity-in-sacramento-county/) - Here's a glimpse of what's been going on in the duplex and fourplex real estate market in Sacramento County. Have a look at the graphs below and let me know what you see. There is quite span in price level of course because there is a big difference between areas such as Del Paso Heights, Land
- [Flip that burned house: before and after photos](https://sacramentoappraisalblog.com/2012/01/05/flipping-a-burned-house-before-and-after-photos/) - People can change and so can houses. Do you believe that? That's a loaded question, I know. Maybe sometimes it's easier for a house to change though. Anyway, I appraised a fire-burned home in Citrus Heights a few months back and I stopped by the rehabbed version this morning to check things out while in the
- [A cannon landmark, conformity and sales in Wilton](https://sacramentoappraisalblog.com/2012/01/04/a-cannon-landmark-conformity-and-sales-in-wilton-california-real-estate/) - Don't you love unique landmarks? I sure do. While driving on Wilton Road today on my way to an appraisal inspection, I decided to actually stop and snap a few pictures of this "cannon/mining" motif in the front of a property in Elk Grove (literally next to the border of Wilton). I always get a kick
- [Breach of firewall in garage = issue for FHA loan](https://sacramentoappraisalblog.com/2012/01/03/breach-of-firewall-in-garage-issue-for-fha-loan/) - What is a firewall? Defined by Wikipedia, it's "a fireproof barrier used to prevent the spread of fire between or through buildings, structures, electrical substation transformers, or within an aircraft or vehicle." The firewall shown below is a standard one found between a garage and a house as this wall serves to help stop the spread of
- [Classes I'm available to teach in real estate and law offices in the Sacramento area](https://sacramentoappraisalblog.com/2012/01/03/classes-im-available-to-teach-in-real-estate-and-law-offices-in-the-sacramento-area/) - I'm available to teach the following classes for real estate or law offices. Each class can be tailored to fit a time slot in your office meeting. If any of the classes below sound relevant for your company, let's set up a date. I prefer groups of 10 or more where possible and 30-45 minutes to
- [Merry Christmas from Lundquist Appraisal](https://sacramentoappraisalblog.com/2011/12/22/merry-christmas-from-lundquist-appraisal/) - I wanted to wish you a very merry Christmas. May you find joy and rest during this holiday season, hopefully not too much drama with family and vision for the coming year ahead. I'll be taking the rest of the year off from blogging to enjoy some time with family and friends. Thank you for stopping by
- [Home remodel in progress & wooden pool covers](https://sacramentoappraisalblog.com/2011/12/21/home-remodel-in-progress-wooden-pool-covers/) - I met up with a real estate investor friend today to shoot a short video of one of their current rehab projects. Housing Group Fund recently purchased a bank-owned property in the Sacramento area that had been sitting vacant for a very long time. This property actually racked up $48,000 in code enforcement fines too during the long process of foreclosure and vacancy. Anyway,
- [FHA Appraisal Inspections in the Sacramento Area](https://sacramentoappraisalblog.com/2009/02/27/fha-appraisal-inspections-in-the-sacramento-area/) - FHA loans are the hot ticket in town these days, aren’t they? If you are involved in loans in the Sacramento Region, you probably find yourself doing quite a few FHA transactions these days in comparison to the past couple of years (I am certainly doing more FHA appraisals). Since people sometimes ask me how an FHA appraisal inspection differs
- [A Note to FHA Buyers, Agents, & Brokers in the Greater Sacramento Region Regarding HVCC & FHA](https://sacramentoappraisalblog.com/2009/06/09/a-note-to-fha-buyers-agents-brokers-in-the-greater-sacramento-region-regarding-hvcc-fha/) - Dear Local Buyers & Agents in the Greater Sacramento Region- The Home Valuation Code of Conduct (HVCC) is a new law that went into effect on May 1, 2009. What this law aims to do is eliminate pressure from loan departments on appraisers to arrive at a certain conclusion of value. One of the biggest changes since HVCC took
- [What does it take for a Sacramento area property to meet minimum FHA requirements?](https://sacramentoappraisalblog.com/2009/06/13/what-does-it-take-for-a-sacramento-area-property-to-meet-minimum-fha-requirements/) - What does it take for a property to meet minimum FHA requirements? This is a very important question because FHA loans have become extremely popular in the Greater Sacramento Region, especially among first-time buyers. FHA is primarily concerned that everything in a house functions properly and that there are no health and safety issues. As an FHA

## Pages

- [Trends](https://sacramentoappraisalblog.com/market-trends/) - Graphs and trend analysis of the Sacramento real estate market by home appraiser Ryan Lundquist and the Sacramento Appraisal Blog.
- [Press](https://sacramentoappraisalblog.com/press/) - Lundquist Appraisal Company in the news. Email or call 916-595-3735 for media inquiries. Ryan is also available via Skype (Username: SacAppraiser).
- [Share](https://sacramentoappraisalblog.com/share/) - It is an honor when others share my content, and I wanted to take a minute to unpack my sharing policy so we're on the same page. The big truth: My stats are my brand, so this is really important to me. 5 WAYS TO SHARE MY CONTENT: 1) Visuals: Feel free to share some
- [Stats](https://sacramentoappraisalblog.com/stats/) - Here are the latest stats. Once a month I share these in a weekly blog post, but here they are in one place. IMPORTANT NOTES: 1) Don't be rigid: Median price and average price change doesn't translate rigidly. In other words, it would be a mistake to think your value is up X% since the
- [Classes](https://sacramentoappraisalblog.com/real-estate-classes-in-sacramento-area/) - I’m available to teach the following classes. It's my goal to speak somewhere once a week, so please ask. Let's make this happen. SPEAKING GIGS: Each presentation or class can be tailored to fit the needs of your group. I prefer to present in a visually interactive way where we have lots of conversation where
- [AppraiserFest](https://sacramentoappraisalblog.com/appraiserfest/) - This is all from 2018, but I wanted to keep it live in case there are any nuggets. I do some things differently now on social media, but enjoy if you wish. -------------------------------------------------------------- It was a huge honor to speak at AppraiserFest. Here's some of the stuff from my talk. I look forward to staying
- [Ask](https://sacramentoappraisalblog.com/ask-ryan/) - Do you have a question about real estate, home appraisals, or the Sacramento area? Send me an email (lundquistcompany @ gmail dot com) and I'll get back to you. I'm always glad to hear from others and have conversation.
- [Nuggets](https://sacramentoappraisalblog.com/nuggets/) - I did a quick presentation for SAFE Credit Union last night at a brewery in Folsom. Here are some nuggets from the presentation. DOWNLOAD HERE (pdf)
- [Recession](https://sacramentoappraisalblog.com/recession/) - I've been getting asked quite a bit about home prices and recessions, so here's some quick thoughts (including images to show the local market over the past 5 recessions). Download here (PDF). NOTE: This presentation is two years old, but there are still some good nuggets to consider (especially as people start talking about another
- [About](https://sacramentoappraisalblog.com/about/) - First off, thank you for being here. My name is Ryan Lundquist and I am a Certified Residential Appraiser and housing analyst in the Sacramento area. About Business & Me: I've been appraising full-time since 2003 and my clients include home owners, real estate agents, CPAs, and attorneys. I handle appraisals for estate settlement, divorce,
- [Graphs](https://sacramentoappraisalblog.com/graphs/) - Here are some tutorials I've put together for making different types of graphs. You can of course watch them on my YouTube playlist also. If you are just starting out I strongly suggest the scatter graph template because this is incredibly practical when trying to look at neighborhoods. I use this one template for EVERY
- [SAR](https://sacramentoappraisalblog.com/sar/) - It was a huge honor to speak today. Here’s my presentation and some links I may have mentioned. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. WEEKLY BLOG:
- [Zoom](https://sacramentoappraisalblog.com/zoom/) - Here are some fresh visuals and stats. I make many of these images on a daily basis and once a month I have a huge market update with many other visuals. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com BLOG: I have one weekly post to talk about appraisal stuff and the market. You can
- [CB](https://sacramentoappraisalblog.com/cb/) - Here are some fresh visuals and stats. I make many of these images on a daily basis and once a month I have a huge market update with many other visuals. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com BLOG: I have one weekly post to talk about appraisal stuff and the market. You can
- [Round](https://sacramentoappraisalblog.com/round/) - It was an honor to speak today. Here’s my presentation and resources. I look forward to staying in touch. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET UPDATE: Here is my latest market update. DOWNLOAD 80+ GRAPHS: Download most of the graphs
- [WCR](https://sacramentoappraisalblog.com/wcr/) - It was an honor to speak today. Here’s my presentation and resources. I look forward to staying in touch. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET UPDATE: Here is my latest market update. DOWNLOAD 80+ GRAPHS: Download most of the graphs
- [Think](https://sacramentoappraisalblog.com/think/) - It was an honor to speak today. Here’s my presentation and resources. I look forward to staying in touch. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET UPDATE: Here is my latest market update. LINKS I MIGHT HAVE TALKED ABOUT: An
- [REAA](https://sacramentoappraisalblog.com/reaa/) - Thanks for letting us speak today. Here are the presentations and some resources. JOE'S PRESENTATION: Download here. Please do not post elsewhere online. Joe Lynch www.josephlynchappraisal.com/ (530) 304-8471 RYAN'S PRESENTATION: Download here. Please do not post elsewhere online. Ryan Lundquist 916-595-3735 LundquistCompany@gmail.com OTHER STUFF FROM RYAN'S PRESENTATION GRAPH TUTORIALS FROM RYAN: Here are some YouTube
- [PCAR](https://sacramentoappraisalblog.com/pcar/) - It was an honor to speak today. Here’s my presentation and resources. I look forward to staying in touch. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET UPDATE: Here is my latest market update. DOWNLOAD 100+ GRAPHS: Download most of the graphs
- [SAR Big Trends](https://sacramentoappraisalblog.com/sar-big-trends/) - It was a huge honor to speak today. Here’s my presentation and some links I may have mentioned. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BLOG: I have one weekly post
- [CB El Dorado County](https://sacramentoappraisalblog.com/cb-el-dorado-county/) - It was a huge honor to speak today. Here’s my presentation and some links I may have mentioned. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BLOG: I have one
- [KW](https://sacramentoappraisalblog.com/kw/) - It was a huge honor to speak today. Here’s my presentation and some links I may have mentioned. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET UPDATE: Here
- [BHG](https://sacramentoappraisalblog.com/bhg/) - It was a huge honor to speak today. Here’s my presentation and some links I may have mentioned. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET UPDATE: Here
- [Lyon](https://sacramentoappraisalblog.com/lyon/) - It was a huge honor to speak today. Here’s my presentation and some links I may have mentioned. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET UPDATE: Here
- [REIA](https://sacramentoappraisalblog.com/reia/) - It was a huge honor to speak today. Here’s my presentation and some links I may have mentioned. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for me. BIG MARKET
- [Luxury](https://sacramentoappraisalblog.com/luxury/) - It was a huge honor to speak today. Thanks for having me out. Here’s some of the stuff from my talk. I look forward to staying in touch. Please reach out any time. Ryan 916-595-3735 LundquistCompany@gmail.com PRESENTATION: Download my presentation here. I ask that you would please not post this online because it’s proprietary for
- [Podcast](https://sacramentoappraisalblog.com/podcast/) - In 2010 the Sacramento Appraisal Blog will be offering podcasts. This feature will enable audio market updates, interviews with local real estate agents, and discussions of other relevant local topics. Due to a technical issue, all future audio posts as of July 2010 will be posted on the Sacramento Appraisal "Audio" Blog. Click the image below to visit
- [Disclaimer](https://sacramentoappraisalblog.com/disclaimer/) - First off, thank you for being here. Now let's get into the fine print. The material and information contained on this website is the copyrighted property of Ryan Lundquist and Lundquist Appraisal Company. Content on this website may not be reproduced or republished without prior written permission from Ryan Lundquist. Please see my Sharing Policy
- [Order](https://sacramentoappraisalblog.com/order/) - You can order a real estate appraisal online by clicking HERE. We also have online credit card payment available (we can send you a link to pay online). We do recommend emailing or calling first so we can understand what you need and make sure we are a good fit for your property and situation.
- [Appraisals](https://sacramentoappraisalblog.com/appraisals/) - Lundquist Appraisal Company is available to appraise residential properties for divorce, estate planning / settlement, litigation, pre-listing, bankruptcy, foreclosure, purchase, refinance, loan modification, bail bond, FHA, property tax appeal, USDA, insurance purposes, short sale, pre-foreclosure, PMI removal, and more. We are also available for appraisal consulting, rental surveys, detailed market analysis, second opinion of value, and
- [Contact](https://sacramentoappraisalblog.com/contact/) - Ryan Lundquist / Lundquist Appraisal Company is easy to reach. Call, email, or text message and we’ll get back to you promptly. TEL: 916-595-3735 EMAIL: lundquistcompany@gmail.com WEBSITES: www.LundquistCompany.com www.SacramentoAppraisalBlog.com SOCIAL WEBSITES: www.youtube.com/lundquistco www.twitter.com/SacAppraiser Ryan Lundquist on LinkedIn Sacramento Appraiser Facebook Page Lundquist Appraisal on Google+
- [Areas Covered](https://sacramentoappraisalblog.com/areas-covered/) - I appraise residential properties in the Sacramento area, which includes Sacramento County, Placer County, and portions of Yolo and El Dorado. I am also experienced in surrounding areas and will travel to outlying counties for the right job. Please contact Lundquist Appraisal Company by phone, email, Facebook or text message. I look forward to talking soon and providing
- [Pay with Bitcoin](https://sacramentoappraisalblog.com/pay-with-bitcoin/) - We have always accepted cash, checks and credit cards, but we are pleased to now accept bitcoin. You can read more about what bitcoin is here. Otherwise follow the steps below or let us know if you have any questions. 3 Steps to Paying with Bitcoin: Talk: Let's talk by email or phone about your
- [680](https://sacramentoappraisalblog.com/giving/) - In life and business, we’re constantly challenged to ask ourselves what it can look like to live a life that gives to others, and what it can look like to be a business that takes a stand for important local causes. Lundquist Appraisal Company proudly supports Project 680, a local grassroots volunteer team effort to advocate for local

## Categories

- [Uncategorized](https://sacramentoappraisalblog.com/category/uncategorized/)
- [Photos from the Field](https://sacramentoappraisalblog.com/category/photos-from-the-field/)
- [Market Trends](https://sacramentoappraisalblog.com/category/market-trends/)
- [Appraisal Stuff](https://sacramentoappraisalblog.com/category/appraisal-stuff/)
- [Internet](https://sacramentoappraisalblog.com/category/internet/)
- [Resources](https://sacramentoappraisalblog.com/category/resources/)
- [Divorce](https://sacramentoappraisalblog.com/category/divorce/)
- [Videos](https://sacramentoappraisalblog.com/category/videos/)
- [Property Taxes](https://sacramentoappraisalblog.com/category/property-taxes/)
- [Estate Settlement](https://sacramentoappraisalblog.com/category/estate-settlement/)
- [Bankruptcy](https://sacramentoappraisalblog.com/category/bankruptcy/)
- [Random Stuff](https://sacramentoappraisalblog.com/category/random-stuff/)
- [FHA Appraisal Articles](https://sacramentoappraisalblog.com/category/fha-appraisal-stuff/)

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- [Project 680](https://sacramentoappraisalblog.com/tag/project-680/)
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- [FCUSD](https://sacramentoappraisalblog.com/tag/fcusd/)
- [Support Local Students in Need](https://sacramentoappraisalblog.com/tag/support-local-students-in-need/)
- [Oak Park Neighborhood](https://sacramentoappraisalblog.com/tag/oak-park-neighborhood/)
- [Oak Park Starbucks](https://sacramentoappraisalblog.com/tag/oak-park-starbucks/)
- [Sacramento](https://sacramentoappraisalblog.com/tag/sacramento/)
- [Vacant Building](https://sacramentoappraisalblog.com/tag/vacant-building/)
- [Rancho Cordova Home Sales](https://sacramentoappraisalblog.com/tag/rancho-cordova-home-sales/)
- [Rancho Cordova Property Value](https://sacramentoappraisalblog.com/tag/rancho-cordova-property-value/)
- [Rancho Cordova Unemployment Rate](https://sacramentoappraisalblog.com/tag/rancho-cordova-unemployment-rate/)
- [Relationship between unemployment rate and real estate value](https://sacramentoappraisalblog.com/tag/relationship-between-unemployment-rate-and-real-estate-value/)
- [EPA](https://sacramentoappraisalblog.com/tag/epa/)
- [Superfund Website](https://sacramentoappraisalblog.com/tag/superfund-website/)
- [Dixon CA](https://sacramentoappraisalblog.com/tag/dixon-ca/)
- [Dixon Real Estate Appraisal](https://sacramentoappraisalblog.com/tag/dixon-real-estate-appraisal/)
- [Dixon Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/dixon-real-estate-appraiser/)
- [Mailbox](https://sacramentoappraisalblog.com/tag/mailbox/)
- [Market Value](https://sacramentoappraisalblog.com/tag/market-value/)
- [Divorce Real Estate Appraisal](https://sacramentoappraisalblog.com/tag/divorce-real-estate-appraisal/)
- [Painted American Flag on Gate](https://sacramentoappraisalblog.com/tag/painted-american-flag-on-gate/)
- [Wheatland CA](https://sacramentoappraisalblog.com/tag/wheatland-ca/)
- [Galt Market Trends](https://sacramentoappraisalblog.com/tag/galt-market-trends/)
- [Galt Real Estate Market Trends](https://sacramentoappraisalblog.com/tag/galt-real-estate-market-trends/)
- [Newer vs. Older Properties in Galt](https://sacramentoappraisalblog.com/tag/newer-vs-older-properties-in-galt/)
- [Kevin Johnson](https://sacramentoappraisalblog.com/tag/kevin-johnson/)
- [Old Soul](https://sacramentoappraisalblog.com/tag/old-soul/)
- [Redevelopment in Oak Park](https://sacramentoappraisalblog.com/tag/redevelopment-in-oak-park/)
- [Antelope appraiser](https://sacramentoappraisalblog.com/tag/antelope-appraiser/)
- [Antelope foreclosures](https://sacramentoappraisalblog.com/tag/antelope-foreclosures/)
- [Antelope Home Appraiser](https://sacramentoappraisalblog.com/tag/antelope-home-appraiser/)
- [Antelope House Appraiser](https://sacramentoappraisalblog.com/tag/antelope-house-appraiser/)
- [Antelope Real Estate Appraisal](https://sacramentoappraisalblog.com/tag/antelope-real-estate-appraisal/)
- [Antelope short sales](https://sacramentoappraisalblog.com/tag/antelope-short-sales/)
- [Atwater](https://sacramentoappraisalblog.com/tag/atwater/)
- [Blown Tire](https://sacramentoappraisalblog.com/tag/blown-tire/)
- [Tracy](https://sacramentoappraisalblog.com/tag/tracy/)
- [Vacant Lots](https://sacramentoappraisalblog.com/tag/vacant-lots/)
- [Former Long John Silver's](https://sacramentoappraisalblog.com/tag/former-long-john-silvers/)
- [Former Taco Bell Building](https://sacramentoappraisalblog.com/tag/former-taco-bell-building/)
- [Photos form the Field](https://sacramentoappraisalblog.com/tag/photos-form-the-field/)
- [El Dorado County Appraiser](https://sacramentoappraisalblog.com/tag/el-dorado-county-appraiser/)
- [El Dorado County Home Appraiser](https://sacramentoappraisalblog.com/tag/el-dorado-county-home-appraiser/)
- [El Dorado County House Appraiser](https://sacramentoappraisalblog.com/tag/el-dorado-county-house-appraiser/)
- [July 2009 Unemlpoyment Rates in El Dorado County](https://sacramentoappraisalblog.com/tag/july-2009-unemlpoyment-rates-in-el-dorado-county/)
- [Unemployment Rate in El Dorado County](https://sacramentoappraisalblog.com/tag/unemployment-rate-in-el-dorado-county/)
- [City of Ripon](https://sacramentoappraisalblog.com/tag/city-of-ripon/)
- [Real Estate Market Trends in Ripon CA](https://sacramentoappraisalblog.com/tag/real-estate-market-trends-in-ripon-ca/)
- [Ripon Home Appraiser](https://sacramentoappraisalblog.com/tag/ripon-home-appraiser/)
- [Ripon House Appraiser](https://sacramentoappraisalblog.com/tag/ripon-house-appraiser/)
- [Ripon Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/ripon-real-estate-appraiser/)
- [San Joaquin County](https://sacramentoappraisalblog.com/tag/san-joaquin-county/)
- [City of Lincoln in Placer County CA](https://sacramentoappraisalblog.com/tag/city-of-lincoln-in-placer-county-ca/)
- [Lincoln Home Appraiser](https://sacramentoappraisalblog.com/tag/lincoln-home-appraiser/)
- [Lincoln House Appraiser](https://sacramentoappraisalblog.com/tag/lincoln-house-appraiser/)
- [Lincoln Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/lincoln-real-estate-appraiser/)
- [Lincoln Sales & Listings September 2009](https://sacramentoappraisalblog.com/tag/lincoln-sales-listings-september-2009/)
- [Real Estate Market Trends in Lincoln](https://sacramentoappraisalblog.com/tag/real-estate-market-trends-in-lincoln/)
- [Doing Search for my Business](https://sacramentoappraisalblog.com/tag/doing-search-for-my-business/)
- [Googling Your Name](https://sacramentoappraisalblog.com/tag/googling-your-name/)
- [Online Information](https://sacramentoappraisalblog.com/tag/online-information/)
- [Zabasearch](https://sacramentoappraisalblog.com/tag/zabasearch/)
- [Half-Built Houses](https://sacramentoappraisalblog.com/tag/half-built-houses/)
- [Oak Park](https://sacramentoappraisalblog.com/tag/oak-park/)
- [Vacant Houses](https://sacramentoappraisalblog.com/tag/vacant-houses/)
- [Building a Front Porch](https://sacramentoappraisalblog.com/tag/building-a-front-porch/)
- [Community Building](https://sacramentoappraisalblog.com/tag/community-building/)
- [Design](https://sacramentoappraisalblog.com/tag/design/)
- [Getting to Know Neighbors](https://sacramentoappraisalblog.com/tag/getting-to-know-neighbors/)
- [The Front Porch](https://sacramentoappraisalblog.com/tag/the-front-porch/)
- [Traditional Neighborhood Design](https://sacramentoappraisalblog.com/tag/traditional-neighborhood-design/)
- [Appraiser in Auburn](https://sacramentoappraisalblog.com/tag/appraiser-in-auburn/)
- [Auburn Market Trends](https://sacramentoappraisalblog.com/tag/auburn-market-trends/)
- [city of Auburn](https://sacramentoappraisalblog.com/tag/city-of-auburn/)
- [How many properties sold as foreclosures and short sales in Auburn CA?](https://sacramentoappraisalblog.com/tag/how-many-properties-sold-as-foreclosures-and-short-sales-in-auburn-ca/)
- [Real Estate Appraisal in Auburn](https://sacramentoappraisalblog.com/tag/real-estate-appraisal-in-auburn/)
- [Real Estate Market in Auburn](https://sacramentoappraisalblog.com/tag/real-estate-market-in-auburn/)
- [Deadline for Appealing Property Taxes in El Dorado County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-el-dorado-county/)
- [Deadline for Appealing Property Taxes in Merced County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-merced-county/)
- [Deadline for Appealing Property Taxes in Placer County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-placer-county/)
- [Deadline for Appealing Property Taxes in Sacramento County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-sacramento-county/)
- [Deadline for Appealing Property Taxes in San Joaquin County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-san-joaquin-county/)
- [Deadline for Appealing Property Taxes in Solano County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-solano-county/)
- [Deadline for Appealing Property Taxes in Stanislaus County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-stanislaus-county/)
- [Deadline for Appealing Property Taxes in Sutter County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-sutter-county/)
- [Deadline for Appealing Property Taxes in Yolo County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-yolo-county/)
- [Deadline for Appealing Property Taxes in Yuba County](https://sacramentoappraisalblog.com/tag/deadline-for-appealing-property-taxes-in-yuba-county/)
- [Property Tax Appeal in the Sacramento Region](https://sacramentoappraisalblog.com/tag/property-tax-appeal-in-the-sacramento-region/)
- [American River Bike Trail](https://sacramentoappraisalblog.com/tag/american-river-bike-trail/)
- [Black & White Photography](https://sacramentoappraisalblog.com/tag/black-white-photography/)
- [Taking Photos while Biking](https://sacramentoappraisalblog.com/tag/taking-photos-while-biking/)
- [Aubun CA](https://sacramentoappraisalblog.com/tag/aubun-ca/)
- [Gold Miner Statue in Auburn](https://sacramentoappraisalblog.com/tag/gold-miner-statue-in-auburn/)
- [Old Town Auburn Statue](https://sacramentoappraisalblog.com/tag/old-town-auburn-statue/)
- [Appraisal](https://sacramentoappraisalblog.com/tag/appraisal/)
- [Capital Village Listings in August 2009](https://sacramentoappraisalblog.com/tag/capital-village-listings-in-august-2009/)
- [Capital Village Real Estate](https://sacramentoappraisalblog.com/tag/capital-village-real-estate/)
- [Home Appraiser](https://sacramentoappraisalblog.com/tag/home-appraiser/)
- [House Appraisal](https://sacramentoappraisalblog.com/tag/house-appraisal/)
- [Properties for Sale in Capital Village. Capital Village Appraiser](https://sacramentoappraisalblog.com/tag/properties-for-sale-in-capital-village-capital-village-appraiser/)
- [Rancho Cordova Real Estate](https://sacramentoappraisalblog.com/tag/rancho-cordova-real-estate/)
- [e Appraiser](https://sacramentoappraisalblog.com/tag/e-appraiser/)
- [House Appraiser](https://sacramentoappraisalblog.com/tag/house-appraiser/)
- [July 2009 Unemployment Rate in Los Banos and Patterson](https://sacramentoappraisalblog.com/tag/july-2009-unemployment-rate-in-los-banos-and-patterson/)
- [Los Banos Foreclosure Sales Data](https://sacramentoappraisalblog.com/tag/los-banos-foreclosure-sales-data/)
- [Los Banos Home Values](https://sacramentoappraisalblog.com/tag/los-banos-home-values/)
- [Los Banos Property Values](https://sacramentoappraisalblog.com/tag/los-banos-property-values/)
- [Los Banos Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/los-banos-real-estate-appraiser/)
- [Los Banos Real Estate Market Trends](https://sacramentoappraisalblog.com/tag/los-banos-real-estate-market-trends/)
- [Patterson Foreclosure Sales](https://sacramentoappraisalblog.com/tag/patterson-foreclosure-sales/)
- [Patterson Home Values](https://sacramentoappraisalblog.com/tag/patterson-home-values/)
- [Patterson Property Values](https://sacramentoappraisalblog.com/tag/patterson-property-values/)
- [Patterson Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/patterson-real-estate-appraiser/)
- [Patterson Real Estate Market Trends](https://sacramentoappraisalblog.com/tag/patterson-real-estate-market-trends/)
- [Citrus Heights Home Values](https://sacramentoappraisalblog.com/tag/citrus-heights-home-values/)
- [Citrus Heights Property Values](https://sacramentoappraisalblog.com/tag/citrus-heights-property-values/)
- [Citrus Heights Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/citrus-heights-real-estate-appraiser/)
- [Citrus Heights Real Estate Market Trends](https://sacramentoappraisalblog.com/tag/citrus-heights-real-estate-market-trends/)
- [Citrus Heights Sales August 2006 to August 2009](https://sacramentoappraisalblog.com/tag/citrus-heights-sales-august-2006-to-august-2009/)
- [El Dorado Hills Home Values](https://sacramentoappraisalblog.com/tag/el-dorado-hills-home-values/)
- [El Dorado Hills Property Values](https://sacramentoappraisalblog.com/tag/el-dorado-hills-property-values/)
- [El Dorado Hills Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/el-dorado-hills-real-estate-appraiser/)
- [El Dorado Hills Real Estate Market Trends](https://sacramentoappraisalblog.com/tag/el-dorado-hills-real-estate-market-trends/)
- [El Dorado Hills Sales August 2006 to August 2009](https://sacramentoappraisalblog.com/tag/el-dorado-hills-sales-august-2006-to-august-2009/)
- [Folsom Home Values](https://sacramentoappraisalblog.com/tag/folsom-home-values/)
- [Folsom Market Trends](https://sacramentoappraisalblog.com/tag/folsom-market-trends/)
- [Folsom Property Value](https://sacramentoappraisalblog.com/tag/folsom-property-value/)
- [Folsom Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/folsom-real-estate-appraiser/)
- [Folsom Real Estate Market](https://sacramentoappraisalblog.com/tag/folsom-real-estate-market/)
- [Folsom Sales August 2006 to August 2009](https://sacramentoappraisalblog.com/tag/folsom-sales-august-2006-to-august-2009/)
- [Rancho Cordova Home Values](https://sacramentoappraisalblog.com/tag/rancho-cordova-home-values/)
- [Rancho Cordova Property Values](https://sacramentoappraisalblog.com/tag/rancho-cordova-property-values/)
- [Rancho Cordova Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/rancho-cordova-real-estate-appraiser/)
- [Rancho Cordova Real Estate Market Trends](https://sacramentoappraisalblog.com/tag/rancho-cordova-real-estate-market-trends/)
- [Rancho Cordova Sales August 2006 to August 2009](https://sacramentoappraisalblog.com/tag/rancho-cordova-sales-august-2006-to-august-2009/)
- [Valuation](https://sacramentoappraisalblog.com/tag/valuation/)
- [Carmichael](https://sacramentoappraisalblog.com/tag/carmichael/)
- [Horse State in Saramento](https://sacramentoappraisalblog.com/tag/horse-state-in-saramento/)
- [Horse Statue in 95821 Zip Code of Sacramento](https://sacramentoappraisalblog.com/tag/horse-statue-in-95821-zip-code-of-sacramento/)
- [Horse Statue in Carmichael](https://sacramentoappraisalblog.com/tag/horse-statue-in-carmichael/)
- [Rite Aid](https://sacramentoappraisalblog.com/tag/rite-aid/)
- [Shiney Horse Statue](https://sacramentoappraisalblog.com/tag/shiney-horse-statue/)
- [Silver Horse on Marconi Avenue & Eastern Avenue](https://sacramentoappraisalblog.com/tag/silver-horse-on-marconi-avenue-eastern-avenue/)
- [Photography](https://sacramentoappraisalblog.com/tag/photography/)
- [l Estate Appraiser](https://sacramentoappraisalblog.com/tag/l-estate-appraiser/)
- [San Joaquin County Unemployment Rates for July 2009](https://sacramentoappraisalblog.com/tag/san-joaquin-county-unemployment-rates-for-july-2009/)
- [Solano County Unemployment Rates for July 2009](https://sacramentoappraisalblog.com/tag/solano-county-unemployment-rates-for-july-2009/)
- [Divorce Appraisal](https://sacramentoappraisalblog.com/tag/divorce-appraisal/)
- [Divorce Appraiser](https://sacramentoappraisalblog.com/tag/divorce-appraiser/)
- [How to hire a real estate appraiser during divorce](https://sacramentoappraisalblog.com/tag/how-to-hire-a-real-estate-appraiser-during-divorce/)
- [Sacramento Divorce Appraisal](https://sacramentoappraisalblog.com/tag/sacramento-divorce-appraisal/)
- [Sacramento Divorce Appraiser](https://sacramentoappraisalblog.com/tag/sacramento-divorce-appraiser/)
- [EDD](https://sacramentoappraisalblog.com/tag/edd/)
- [Placer County Comparison of Unemployment Rates in May June July 2009](https://sacramentoappraisalblog.com/tag/placer-county-comparison-of-unemployment-rates-in-may-june-july-2009/)
- [Placer County Unemployment Rate July 2009](https://sacramentoappraisalblog.com/tag/placer-county-unemployment-rate-july-2009/)
- [Comparison of Unemployment Rates in Sacramento County for May June and July 2009](https://sacramentoappraisalblog.com/tag/comparison-of-unemployment-rates-in-sacramento-county-for-may-june-and-july-2009/)
- [Unemployment Rate in Sacramento County July 2009](https://sacramentoappraisalblog.com/tag/unemployment-rate-in-sacramento-county-july-2009/)
- [al Village](https://sacramentoappraisalblog.com/tag/al-village/)
- [Photos from bike](https://sacramentoappraisalblog.com/tag/photos-from-bike/)
- [Stone Creek](https://sacramentoappraisalblog.com/tag/stone-creek/)
- [May vs. June 2009 comparison of unemployment in Placer County](https://sacramentoappraisalblog.com/tag/may-vs-june-2009-comparison-of-unemployment-in-placer-county/)
- [Placer County CA](https://sacramentoappraisalblog.com/tag/placer-county-ca/)
- [Placer County Unemployment Rate June 2009](https://sacramentoappraisalblog.com/tag/placer-county-unemployment-rate-june-2009/)
- [Horse Statue on Marconi Avenue & Eastern Avenue](https://sacramentoappraisalblog.com/tag/horse-statue-on-marconi-avenue-eastern-avenue/)
- [Local Landmarks](https://sacramentoappraisalblog.com/tag/local-landmarks/)
- [current listings in Mather CA August 2009](https://sacramentoappraisalblog.com/tag/current-listings-in-mather-ca-august-2009/)
- [Independence at Mather Neighborhood](https://sacramentoappraisalblog.com/tag/independence-at-mather-neighborhood/)
- [Mather CA real estate market](https://sacramentoappraisalblog.com/tag/mather-ca-real-estate-market/)
- [Mather Real Estate Appraisal](https://sacramentoappraisalblog.com/tag/mather-real-estate-appraisal/)
- [Mather Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/mather-real-estate-appraiser/)
- [Date of Death Appraisal in Sacramento Region](https://sacramentoappraisalblog.com/tag/date-of-death-appraisal-in-sacramento-region/)
- [Date of Death Valuation in Sacramento](https://sacramentoappraisalblog.com/tag/date-of-death-valuation-in-sacramento/)
- [estate settlement appraisal](https://sacramentoappraisalblog.com/tag/estate-settlement-appraisal/)
- [Estate Settlement Appraisal in Sacramento Area](https://sacramentoappraisalblog.com/tag/estate-settlement-appraisal-in-sacramento-area/)
- [Estate Settlement Appraisal Video](https://sacramentoappraisalblog.com/tag/estate-settlement-appraisal-video/)
- [estate settlement appraiser](https://sacramentoappraisalblog.com/tag/estate-settlement-appraiser/)
- [How to hire an appraiser for date of death appraisal in Sacramento Area](https://sacramentoappraisalblog.com/tag/how-to-hire-an-appraiser-for-date-of-death-appraisal-in-sacramento-area/)
- [August 2009 Rancho Cordova Sales in 95670 Zip Code](https://sacramentoappraisalblog.com/tag/august-2009-rancho-cordova-sales-in-95670-zip-code/)
- [Rancho Cordova Appraisal](https://sacramentoappraisalblog.com/tag/rancho-cordova-appraisal/)
- [Rancho Cordova Appraiser](https://sacramentoappraisalblog.com/tag/rancho-cordova-appraiser/)
- [Rancho Cordova FHA Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/rancho-cordova-fha-real-estate-appraiser/)
- [Rancho Cordova Housing Market](https://sacramentoappraisalblog.com/tag/rancho-cordova-housing-market/)
- [Riverside portion of Rancho Cordova House Values](https://sacramentoappraisalblog.com/tag/riverside-portion-of-rancho-cordova-house-values/)
- [Employment Development Department](https://sacramentoappraisalblog.com/tag/employment-development-department/)
- [Employment in Sacramento County](https://sacramentoappraisalblog.com/tag/employment-in-sacramento-county/)
- [May vs. June 2009 Unemployment Rate in Sacramento County](https://sacramentoappraisalblog.com/tag/may-vs-june-2009-unemployment-rate-in-sacramento-county/)
- [Sacramento County Unemployment Rate June 2009](https://sacramentoappraisalblog.com/tag/sacramento-county-unemployment-rate-june-2009/)
- [Tahoe Park](https://sacramentoappraisalblog.com/tag/tahoe-park/)
- [Tahoe Park Appraisal Sacramento](https://sacramentoappraisalblog.com/tag/tahoe-park-appraisal-sacramento/)
- [Tahoe Park Appraiser Sacramento](https://sacramentoappraisalblog.com/tag/tahoe-park-appraiser-sacramento/)
- [Tahoe Park Home Appraiser Sacramento](https://sacramentoappraisalblog.com/tag/tahoe-park-home-appraiser-sacramento/)
- [Tahoe Park Home Sales](https://sacramentoappraisalblog.com/tag/tahoe-park-home-sales/)
- [Tahoe Park Home Values](https://sacramentoappraisalblog.com/tag/tahoe-park-home-values/)
- [Tahoe Park in Sacramento](https://sacramentoappraisalblog.com/tag/tahoe-park-in-sacramento/)
- [Tahoe Park Neighborhood](https://sacramentoappraisalblog.com/tag/tahoe-park-neighborhood/)
- [Tahoe Park Property Values](https://sacramentoappraisalblog.com/tag/tahoe-park-property-values/)
- [Tahoe Park Real Estate Market Trends](https://sacramentoappraisalblog.com/tag/tahoe-park-real-estate-market-trends/)
- [Air Conditioner Requirements for FHA](https://sacramentoappraisalblog.com/tag/air-conditioner-requirements-for-fha/)
- [FHA Appraisal](https://sacramentoappraisalblog.com/tag/fha-appraisal/)
- [FHA Appraiser in Sacramento](https://sacramentoappraisalblog.com/tag/fha-appraiser-in-sacramento/)
- [HUD / FHA Missing Air Conditioner](https://sacramentoappraisalblog.com/tag/hud-fha-missing-air-conditioner/)
- [Anatolia FHA Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/anatolia-fha-real-estate-appraiser/)
- [Anatolia Home Values](https://sacramentoappraisalblog.com/tag/anatolia-home-values/)
- [Anatolia in Rancho Cordova](https://sacramentoappraisalblog.com/tag/anatolia-in-rancho-cordova/)
- [Anatolia Neighborhood](https://sacramentoappraisalblog.com/tag/anatolia-neighborhood/)
- [Anatolia Property Values](https://sacramentoappraisalblog.com/tag/anatolia-property-values/)
- [Anatolia Real Estate Appraisal](https://sacramentoappraisalblog.com/tag/anatolia-real-estate-appraisal/)
- [Anatolia Real Estate Market July 2009](https://sacramentoappraisalblog.com/tag/anatolia-real-estate-market-july-2009/)
- [2009-10 Assesed Values in Yolo County](https://sacramentoappraisalblog.com/tag/2009-10-assesed-values-in-yolo-county/)
- [Yolo County Assessor](https://sacramentoappraisalblog.com/tag/yolo-county-assessor/)
- [Yolo County Property Tax Appeal](https://sacramentoappraisalblog.com/tag/yolo-county-property-tax-appeal/)
- [Yolo County Property Taxes](https://sacramentoappraisalblog.com/tag/yolo-county-property-taxes/)
- [FHA Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/fha-real-estate-appraiser/)
- [Fruitridge Manor appraiser](https://sacramentoappraisalblog.com/tag/fruitridge-manor-appraiser/)
- [Fruitridge Manor Neighborhood](https://sacramentoappraisalblog.com/tag/fruitridge-manor-neighborhood/)
- [Tahoe Park appraiser](https://sacramentoappraisalblog.com/tag/tahoe-park-appraiser/)
- [Tahoe Park South Neighborhood](https://sacramentoappraisalblog.com/tag/tahoe-park-south-neighborhood/)
- [Tallac Village appraiser](https://sacramentoappraisalblog.com/tag/tallac-village-appraiser/)
- [Tallac Village Neighborhood](https://sacramentoappraisalblog.com/tag/tallac-village-neighborhood/)
- [Freddie Mac Video](https://sacramentoappraisalblog.com/tag/freddie-mac-video/)
- [Loan Modification](https://sacramentoappraisalblog.com/tag/loan-modification/)
- [Newman FHA Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/newman-fha-real-estate-appraiser/)
- [Newman Real Estate Appraisal](https://sacramentoappraisalblog.com/tag/newman-real-estate-appraisal/)
- [Newman Real Estate Appraiser](https://sacramentoappraisalblog.com/tag/newman-real-estate-appraiser/)
- [Placer County Assessments for 2009 Property Taxes](https://sacramentoappraisalblog.com/tag/placer-county-assessments-for-2009-property-taxes/)
- [Placer County Property Taxes](https://sacramentoappraisalblog.com/tag/placer-county-property-taxes/)
- [FHA and water heaters](https://sacramentoappraisalblog.com/tag/fha-and-water-heaters/)
- [FHA in Sacramento Region](https://sacramentoappraisalblog.com/tag/fha-in-sacramento-region/)
- [FHA Real Estate Appraisal](https://sacramentoappraisalblog.com/tag/fha-real-estate-appraisal/)
- [Left Behind Items at Bank Owned Properties](https://sacramentoappraisalblog.com/tag/left-behind-items-at-bank-owned-properties/)
- [Does FHA allow bare wood?](https://sacramentoappraisalblog.com/tag/does-fha-allow-bare-wood/)
- [Sacramento FHA Appraiser](https://sacramentoappraisalblog.com/tag/sacramento-fha-appraiser/)
- [Sacramento FHA Home Appraiser](https://sacramentoappraisalblog.com/tag/sacramento-fha-home-appraiser/)
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## Picture tag

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