Sacramento Appraiser
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I had a conversation today with a friend about Rancho Cordova real estate market trends and I made this graph to show her in an image of what words so often say – that the market has declined.
When making trend graphs in many local areas and cities in the Greater Sacramento Region, I often think the overall trend looks like a ski slope. This one above is maybe a bit more bunny-slope-like, but still, you get the point. If you have questions about the local real estate market, feel free to contact me at 916-595-3735 or www.lundquistcompany.com
A Closing Thought: Looking at market trends doesn’t often times “bring gladness to the heart of man” so to speak (that was a quote from Chimay, if you follow), so let’s remember that relationships and so much of life can be wonderful even though home values aren’t much to brag about right now.
http://www.lundquistcompany.com/blog Is that a ski slope? Nope, it’s a trend line of the housing market.
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Tags: Chimay Beer, FHA appraisal in Rancho Cordova, FHA appraiser in Rancho Cordova, Order an appraisal in Rancho Cordova, Rancho Cordova, Rancho Cordova Appraisal, Rancho Cordova Appraiser, rancho cordova decline in property value, Rancho Cordova Home Values, Rancho Cordova Property Values, Rancho Cordova Real Estate Appraisal, Rancho Cordova Real Estate Appraiser, Sacramento Appraisal, Sacramento Appraiser
What’s been happening in the real estate market in the city of Rancho Cordova in 2009 so far? Below is a graph and some stats for you:
Rancho Cordova Real Estate Market Trends in 2009:
- 179 total sales in MLS in 2009
- 77 current Active listings
- 129 current Short Sale listings
- 104 current Pending listings
- 99 of 179 sales were in the 95670 zip code
- 80 of 179 sales were in the 95742 zip code (Anatolia)
- Overall 2009 Median Sales Price for 95670: $165,000
- Overall 2009 Median Sales Price for 95742: $290,000
- Low Sales Price in 95670 in 2009: $75,000
- High Sales Price in 95670 in 2009: $420,000
- Low Sales Price in 95742 in 2009: $220,000
- High Sales Price in 95742 in 2009: $510,000
Property Taxes in Rancho Cordova (and Surrounding Counties):
While on the subject of Rancho Cordova, I wanted to say a few words on property taxes. When looking at my blog stats and what keywords people are typing in to get here, it is clear that property taxes are on the minds of fellow Cordovans as well as many locals in surrounding counties. There are quite a few people finding this blog by searching for things like “How to Lower Property Taxes in Rancho Cordova”, “City Taxes in Rancho Cordova”, “Stockton Property Taxes”, or “Placer County Property Taxes” (etc…)
I hope the following information proves to be helpful:
1.Our local cities (including Rancho Cordova) do not collect property taxes. Property taxes are handled through the local Assessor’s Office (for Rancho Cordova, that would be the Sacramento County Assessor’s Office).
2. The Sacramento County Assessor’s Office has not yet released their assessed values for 2009. Their assessed values will be based upon January 1, 2009. You should receive a letter in the mail if they determined that your property taxes have decreased based upon a decline in value last year.
3. When the Assessor’s Office releases their assessment of your property in hopefully May 2009, you can follow a specific set of steps to contest the level of your property taxes if you disagree with their opinion (this process is the same for anyone in Sacramento County or for that matter, anyone in surrounding counties. The exact dates for appealing taxes may differ, so you can check with your local Assessor with specific dates).
4. Read an article I wrote called “The Skinny on Lowering Property Taxes” that gives you the gist of what you need to do to contest your property taxes. I would be glad to help you with this process also. Please see www.SacramentoTaxAppeals.com for further information.
Local Assessor’s Offices in Surrounding Counties:
Sacramento County Assessor’s Website
Placer County Assessor’s Website
Yolo County Assessor’s Website
El Dorado County Assessor’s Website
San Joaquin County Assessor’s Website
Stanislaus County Assessor’s Website
Merced County Assessor’s Website
Sutter County Assessor’s Website
Yuba County Assessor’s Website
Solano County Assessor’s Website
Let me know if you have any questions. I am glad to talk you through the process of appealing your property taxes in Rancho Cordova (or elsewhere) and help you understand what you need to do. Even if you are in a surrounding county that I also serve (Placer, Yolo, El Dorado, San Joaquin….), feel free to give me a call at 916-595-3735. Just last week I spoke with two property owners who found me through this blog and I was able to shed light on what they need to do for 2009 property taxes and also what they could have done in 2008.
http://www.lundquistcompany.com/blog Rancho Cordova Real Estate Market Trends in 2009 / Property Taxes in Rancho Cordova
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Tags: home appraiser in Rancho Cordova, house appraiser in Rancho Cordova, How to appeal property taxes in Sacramento County, Lowering Property Taxes, Order an appraisal in Rancho Cordova, Property Taxes in Rancho Cordova, Rancho Cordova Appraisal, Rancho Cordova Appraiser, rancho cordova decline in property value, Rancho Cordova FHA appraiser, Rancho Cordova Home Appraiser, Rancho Cordova Home Values, Rancho Cordova Property Values, Rancho Cordova Real Estate Appraisal, Rancho Cordova Real Estate Appraiser, Rancho Cordova Real Estate Market Trends in 2009, Sacramento Appraisal, Sacramento Appraiser, Sacramento Decline in Property Value, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser, tax appeal appraisal in Rancho Cordova, tax appeal appraisal in Sacramento, The Skinny on Lowering Property Taxes
How are unemployment levels doing in Sacramento County right now? How is your city or area doing? Have a look at the data below to check out your area or places nearby to where you live. Do you think there is any impact on property values when unemployment rises? Might this lead to more foreclosures? Do you think the large decline in price levels over the past year in many areas below might be related in part to the large percentages of unemployment which have increased sharply? Does it seem like some of the hardest hit areas are also struggling with higher unemployment rates?
Unemployment Rates are based upon information provided from the Employment Development Department from February 2009.
State of California 10.1%
State of California One Year Ago 6.2%
Sacramento County 10.7%
Arden Arcade CDP 10.4%
Carmichael CDP 7.9%
Citrus Heights city 7.5%
Elk Grove CDP 8.7%
Fair Oaks CDP 5.9%
Florin CDP 16.0%
Folsom city 4.8%
Foothill Farms CDP 13.7%
Galt city 16.2%
Gold River CDP 1.8%
Isleton city 11.5%
La Riviera CDP 5.8%
Laguna CDP 5.5%
Laguna West Lakeside CDP 7.2%
North Highlands CDP 15.8%
Orangevale CDP 7.6%
Parkway South Sacramento CDP 18.0%
Rancho Cordova City 12.3%
Rancho Murieta CDP 3.3%
Rio Linda CDP 15.7%
Rosemont CDP 8.4%
Sacramento city 12.5%
Vineyard CDP 4.9%
Walnut Grove CDP 23.6%
Wilton CDP 6.5%
For further reference and to look up unemployment information and rates on any county or city in California, see the following links:
If you have any questions about the data above or any other appraisal-related issues or thoughts, contact me at 916-595-3735 or www.lundquistcompany.com
http://www.lundquistcompany.com/blog Unemployment Rates in the Sacramento Area: What Effect Does Unemployment Have on the Housing Market?
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Tags: February 2009 Unemplolyment Rates in Sacramento County or Sacramento Area or Sacramento Cities, Sacramento Appraisal, Sacramento Appraiser, Sacramento County Appraiser, Sacramento Decline in Property Value, Sacramento FHA Appraiser, Sacramento Home Appraiser, Sacramento House Appraiser, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser, Unemployment Rates in Sacramento County, Unemployment Rates in Sacramento County and Housing Prices or Value
Does a gate around a community add value? Can you sell a property for more if it is located inside a gated-community as opposed to outside of the community? Do you think that buyers consider a gate as a feature worth paying a monthly HOA fee for? Does an enclosed community attract some people while turning others off? And a sociological question to ponder just for fun, why is there a gate?
The best way to determine if there is a premium for the gate is to analyze recent and past sales, run data, talk with Realtors, investigate properties within and outside the community and interview home owners among other things. This is part of the normative appraisal process. It would be nice if there was a simple formula to apply to determine the value or lack thereof for a gate, but that just isn’t the case.
No Recent Sales in a Gated Community? Sometimes recent sales within the gated community are not available – maybe because of the small size of the community or other factors which may also be important. One must always ask why there are no new sales. Is there litigation preventing new sales? Is there a reason why buyers in the market are turned off by the community? Is there some sort of environmental concern?
In today’s market, some HOAs are actually suffering because of the vacant houses due to foreclosure and/or residents not having the extra cash to pay their monthly HOA fees. There are even some reports of HOAs going bankrupt. Could this impact value or be the reason why there are no recent sales within a planned HOA community? Could it be worth investigating how the HOA is doing if you are a buyer?
This is a photo of the gated ”Whitney Oaks” neighborhood in Rocklin, CA. There are a series of gated communities throughout this area.
There are many questions to ask when it comes to something simple like a gate. This is part of the job of an appraiser – to ask questions throughout the appraisal process and get answers. So with all this being said, do gates really matter in terms of value? Sometimes. Sometimes not. It’s really not a black and white issue. 
If you have any questions or potential appraisal needs in the Sacramento area (or Whitney Oaks in Rocklin), feel free to contact me at 916-595-3735 or www.lundquistcompany.com
http://www.lundquistcompany.com/blog Gated Communities: What are they worth to Sacramento Area Buyers?
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Tags: Gated Communities in Sacramento Area, Order an Appraisal in Rocklin, Order an Appraisal in Sacramento, Order Real Estate Appraisal in Rocklin, Rocklin Appraiser, Rocklin Home Appraiser, Rocklin Home Values, Rocklin Property Values, Rocklin Real Estate Appraisal, Rocklin Real Estate Appraiser, Sacramento Appraisal, Sacramento Appraiser, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser, Whitney Oaks Home Values, Whitney Oaks House Values, Whitney Oaks in Rocklin, Whitney Oaks Market Trends, Whitney Oaks Neighborhood, Whitney Oaks Property Value, Whitney Oaks Property Values
I spend quite a bit of time each week thinking about houses and neighborhoods because of my chosen career as a real estate appraiser. But more than my job, I find myself often imagining how neighborhoods can improve and become more connected like they used to be.
Below is an article I wrote in a series entitled “Community Building 101” (pdf file). “The Art of Hospitality” is the last article in this mini-essay series and I wanted to share it here on my real estate appraisal blog because life is not just about the value of our houses, but the quality and value of the relationships we have, even in our neighborhoods. Eating with neighbors is one of the the most profound but simple ways we can build a better community.
The Art of Hospitality by Ryan Lundquist
What is the best dining experience you’ve ever had? A few years ago I ate at a joint in San Francisco called Asia De Cuba. This fusion restaurant had spectacular ambiance and the feel of a hip club with its dim lights, pulsating beats, trendy décor, and exotic menu. Our group enjoyed four hours of eating and sitting together and we were never rushed to leave. The bill was substantial, but the unique experience was worth the high cost.
When guests leave my house after dinner, I want them to feel something similar. It would be great if they complimented the lavish food, stylish decorating, and festive atmosphere. That would be nice. I have a feeling though they’d more realistically say they’d eaten good non-gourmet food and felt mostly comfortable even though there were energized toddlers running around. Dining at the Lundquist home is not anything like an upscale restaurant, but that’s a good thing because practicing hospitality does not necessitate a gourmet experience.
There is something significant about welcoming others into our homes. When we ask people over we are giving them much more than a meal – we are inviting them into our lives. In an age of birthday card emails, drive-thru dinners, and brief cell phone interactions, it’s refreshing to sit down together for an unrushed hour or two and really get to know others. Sometimes though we think that being hospitable means we have to prepare the most scintillating dishes and spend all day cleaning the house. But it’s okay if the walls are not acid-washed, if toys are visible, and if there’s a stack of bills on the countertop. True hospitality is not about offering our guests perfection, but relationship. Sure, it’s nice to clean the house and spice up dinner a bit, but let’s remember that our guests are not customers to please but rather participants in a family meal. One of the most respectful things we can do is invite people into the life we really live. Besides, if we put so much effort into a meal we might exhaust ourselves and also cause our guests to feel intimidated about inviting us to their house.
Life is busy, so where do you find the time to eat a meal with others? Thankfully dinner is something that most of us do every night, so it’s just a matter of coordinating our schedules. If my household is eating dinner anyway and yours is too, it doesn’t seem all that overwhelming to combine efforts to dine together – especially on a weekend night. It always helps too to ask guests to bring a side dish or assist with preparation somehow.
The practice of hospitality is about sharing meals, but is more broadly about sharing our lives with people. This might seem like an odd topic to end a community building series, but by taking the initiative to invite other residents into our daily routines we can profoundly impact our neighborhoods. When we get intentional about helping our tracts become more connected like they used to be, we will begin to taste something wonderful – a sense of community.
http://www.lundquistcompany.com/blog The Art of Hospitality: Having Neighbors Over for Dinner???
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Tags: Community Building, Community Building 101, How to Improve a Neighborhood, Inviting Neighbors Over to Dinner, Sacramento Appraiser, Sacramento Home Appraisal, Sacramento Home Appraiser, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser
One of the key factors for our market to improve and get back to “normal” is for the oversupply of foreclosure properties to be absorbed. Basically, it’s a messy real estate market out there in the Sacramento Region, and the mess has to be dealt with to move on.
Sacramento MLS allows us to analyze past sales as well as current listings to see how many properties sold as bank-owned or short sales and so on. What about future listings though? How many foreclosures will be coming to the market? Two interesting data sources for this type of information are Realquest and Realist.
RealQuest provides a free service online for anyone to view properties which are in “Pre-foreclosure” (coming soon to the market unless something happens to stop them – loan modification, catch up on payments, legislation, act of God, etc…), “Auction” (you’ve seen the commercials for the auction properties where “there are 2000 properties to sell off and they MUST sell this weekend”), and “Bank-Owned” (yes, the bank has title already).
This is what RealQuest looks like when doing a property search:
Realist is also a service of First American Core Logic and is commonly known as “Tax Records” for Sacramento Metrolist Subscribers (a paid service). Realist has a new “foreclosure activity” search feature that covers the same categories that RealQuest does. But when looking up data in both RealQuest and Realist, there is definitely a difference. Sometimes the data is very similar, but other times the figures are way off. This may be due to the way RealQuest and Realist categorize their information as well as the difference between a free service (RealQuest) and a paid service (Realist). Ultimately there could be a number of factors why the data is so different, but it’s not the purpose of this post to go into depth about that. The real thrust here is to show that there is a new wave of foreclosure properties coming and we ought to be prepared for that. Let’s continue to be full of hope as well as avoid a lifestyle of worrying, but let’s keep an eye on what is going on.
Market Data from RealQuest & Realist:
City of Folsom in Sacramento County
- Preforeclosure Properties: 296 (RealQuest) 186 (Realist)
- Auction Properties: 46 (RealQuest) 79 (Realist)
- Bank-Owned Properties: 158 (RealQuest) 262 (Realist)
City of Citrus Heights in Sacramento County
- Preforeclosure Properties: 309 (RealQuest) 435 (Realist)
- Auction Properties: 57 (RealQuest) 161 (Realist)
- Bank-Owned Properties: 134 (RealQuest) 330 (Realist)
City of Orangevale in Sacramento County
- Preforeclosure Properties: 136 (RealQuest) 145 (Realist)
- Auction Properties: 26 (RealQuest) 45 (Realist)
- Bank-Owned Properties: 126 (RealQuest) 128 (Realist)
City of Rancho Cordova in Sacramento County
- Preforeclosure Properties: 245 (RealQuest) 256 (Realist)
- Auction Properties: 32 (RealQuest) 107 (Realist)
- Bank-Owned Properties: 223 (RealQuest) 298 (Realist)
City of Fairfield in Solano County
- Preforeclosure Properties: 309 (RealQuest) 710 (Realist)
- Auction Properties: 51 (RealQuest) 283 (Realist)
- Bank-Owned Properties: 140 (RealQuest) 745 (Realist)
City of West Sacramento in Yolo County
- Preforeclosure Properties: 232 (RealQuest) 225 (Realist)
- Auction Properties: 109 (RealQuest) 114 (Realist)
- Bank-Owned Properties: 159 (RealQuest) 207 (Realist)
NOTE: The discrepancy in the data above would be very important to research and explain if the data was actually used in an appraisal report or to support value conclusions in any way. It is very important to use the best available data in an appraisal report because solid value must be based upon reliable information.
The data above was really provided as an FYI for those who may be interested. Since RealQuest provides a free service too, go spend a few minutes on their website, see what you can find, and draw your own conclusions about reliability.
If you have any questions or potential appraisal needs, please contact me at 916-595-3735 and www.lundquistcompany.com
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This is a commercial building off of J & 20th in Sacramento. I am always intrigued by design, architecture and especially odd and seemingly non-conforming features. As I recall, this particular building was rehabbed over the past five or so years.
Do you notice anything interesting about the green-ish building?
You got it. There is a door on the second story of the building with a decent drop to the parking lot below. Maybe the interior is sheetrocked and so the door truly cannot be opened, but generally speaking it’s an okay idea to not have doors open to nowhere.
If you have any insight on this building, let me know. I am always curious to learn more when I see interesting things. This property is located across the street from Original Pete’s on J & 20th.
http://www.lundquistcompany.com/blog Random Door in Sacramento
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Tags: Sacramento Appraisal, Sacramento Appraiser, Sacramento Decline in Home Values, Sacramento Decline in Property Values, Sacramento Home Appraiser, Sacramento Home Values, Sacramento Property Values, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser
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 both the retrospective value and current market value (as of today) are needed for divorce.
The appraiser in a divorce situation may be called upon to be an “expert witness” if the case goes to court, so it is crucial to include additional research and data within the appraisal report to ensure that value and adjustments are clearly explained and supported.- The divorce appraisal is not completed according to Fannie Mae guidelines as typical loan appraisals are.
- The divorce appraisal ought to be completed on a general non-Fannie Mae form since the purpose is other than a loan.
- The divorce appraisal is the same as a loan appraisal in terms of confidentiality. No information regarding the appraisal or appraised value is ever shared by me with any other party than the client who ordered the appraisal.
- The appraiser is bound by USPAP in both types of appraisals. These are the uniform standards that guide the appraisal profession.
Whether you are an attorney or home owner, if you have questions regarding litigation or divorce appraisals in the Sacramento Region, please contact me at 916-595-3735 or www.lundquistcompany.com. Offering my appraisal services for litigation is one of the arenas I am available for. In addition to a solid appraisal report, you can expect professionalism, confidentiality, punctuality, courtesy, and reasonable rates.
You can see our divorce appraisal website also at www.SacramentoDivorceAppraisals.com.
http://www.lundquistcompany.com/blog The Word on Real Estate Appraisals for Divorce (Sacramento Region)
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Tags: divorce appraisals in sacramento area, how do I find an appraiser who does appraisals for litigation or divorce Sacramento Placer Yolo El Dorado San Joaquin County, litigation appraisals in sacramento area, Real estate appraisal for divorce in Sacramento, retrospective appraisal in sacramento area, Sacramento Appraisal, Sacramento Appraiser, sacramento divorce attorney, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser
The Sacramento Redevelopment and Housing Agency (SHRA) has a great website containing foreclosure information and resources. In their own words:
“SHRA offers a list of resources with links to agencies that can provide counseling and additional helpful information if you are facing default or foreclosure on your mortgage loan.
If you are facing the loss of your home, attend a community meeting or workshop for education and information about avoiding foreclosure, or call a HUD-certified home ownership or credit counseling agency on our resource list for help. You may also be able to get foreclosure related legal assistance at no cost. If you are having difficulty with your mortgage payments, call your loan servicer’s hotline (pdf) for assistance.”
I hope this helps. Please pass it on to anyone you might know who could use a resource like this.
http://www.lundquistcompany.com/blog Help for Avoiding Foreclosure in the Sacramento Area
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Tags: Avoiding Foreclosure, Foreclosure, Sacramento Appraisal, Sacramento Appraiser, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser, SHRA
What is the lowest-priced single family residential property on Sacramento’s MLS right now?
And the winner is…. $15,500
41 La Fresa Ct # 3 has been listed on the market for seven days at $15,500 and is a McKeon-style condominium in South Sacramento off of Shining Star Blvd (formerly G-Parkway). This 2 bedroom / 1 bathroom unit is 2-stories and has a tandem garage. McKeon-style properties have four attached units. The number 1 unit is located in the front, numbers 2 & 3 are located on the sides (the subject is a # 3), and the number 4 unit is located in the rear above the garage. MLS states that the monthly HOA fee is $180.00
Former “Lowest Price on MLS” winners: $12,500 (1 unit), $35,900 (4 units)
No, I am not affiliated within this property in any way, nor do I know the Agent. If you happen to be interested in the property, I can always connect you to the Agent.
http://www.lundquistcompany.com/blog The Lowest Priced House on MLS (Sacramento)
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Tags: 95823 Zip Code in Sacramento, 95823 Zip Code Real Estate Appraiser, Lowest Price on MLS, Property Values in Sacramento, Sacramento Appraisal, Sacramento Appraiser, Sacramento Real Estate Appraisal, Sacramento Real Estate Appraiser, South Sacramento Condominium, South Sacramento Real Estate Appraiser
Many local residents are wondering if they’ll need to contest their property taxes this year. Will the assessed value from the Sacramento Assessor be accurate? Will it take into consideration the substantial decline in last year’s market? Hopefully so.
Each local county has specific steps for home owners to follow to contest their property taxes if the owner feels the Assessor did not get it right. There are basically four steps to follow to appeal your property taxes as I have outlined in an article I wrote, “The Skinny on Lowering Property Taxes.” During this process the home owner is asked by the local Assessor’s Office to offer evidence for a lower opinion of value than what the Assessor came up with, but since not all home owners can provide that themselves, property owners sometimes need to hire a credible and local specialist to help provide solid and convincing evidence for the true value of their property. As a licensed and experienced real estate appraiser based in Sacramento, part of the supporting evidence I offer for home owners includes graphs of market trends, standing before the appeals board on your behalf, charts, convincing data and analysis, the best available comparable properties, and among other things, other properties that are not comparable but may have been used to support the Assessor’s value.
For your reference and in case you own rental properties in other counties, here is a list of Assessor websites for 10 Counties in the Greater Sacramento Region, Central Valley, & Bay Area:
As a Sacramento-based real estate appraiser, I may be able to help you in this process. Please let me know if I can be of any assistance. You can reach me at 916-595-3735.
http://www.lundquistcompany.com/blog Lowering Your Property Taxes (Greater Sacramento Region)
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