Don’t Let the PMI Trap Stop You From Building Wealth!

The California Dream for All program returns with limited funding. It’s a chance to get state support with your down payment so you can step into your first home sooner. Wondering how to get a big boost on your first home without taking on a huge loan? If you’ve been searching for smart ways to step into your first home sooner, I have good news for you. The California Dream for All program is a first-time homebuyer loan that created major excitement when it first launched a couple of years ago, with $100 million in state funding fully claimed in just one week. The program helps first-time buyers with down payments to make homeownership more accessible, and thousands of applicants across California quickly took advantage of it. There were also lessons learned along the way, including cases where higher-income applicants received loans they shouldn’t have, which helped shape how the program is run today. Now that the California Dream for All program is returning in 2026, here is what you need to know. 2026 program window. On February 24, 2026, a new application window will open. First-time homebuyers who are interested should prepare to act quickly, because the available funding will likely be claimed fast. It is important to gather necessary documents and information in advance to increase the chances of qualifying. " The California Dream for All program helps first-time buyers with down payments, making homeownership more accessible. " How it works. This program is a shared equity loan. The state provides up to 20% of the down payment, with a maximum of $150,000. There are no monthly payments and no interest while the homeowner owns the property. When the home is sold, a portion of the equity goes back to the state, and the homeowner keeps the remaining equity. This allows buyers to enter homeownership with a lower upfront cost and still benefit from future appreciation. Eligibility requirements. Applicants must be first-generation and first-time homebuyers, meet income limits of roughly $125,000 to $150,000, and be California residents purchasing a primary residence. If the home is refinanced in the future, the shared appreciation must be repaid to the state. The California Dream for All program gives first-time buyers a rare opportunity to enter homeownership with state assistance, make no payments while owning the home, and benefit from future appreciation. It’s important to act quickly because funding is limited and will likely be claimed fast. Preparing financial information in advance and working with a knowledgeable lender can help ensure a smoother process and clarify how shared appreciation works. If you need more information about the program or want help preparing, reach out at (916) 862-5463 or visit homesbyelevate.com . Starting the conversation early can help you take full advantage of this opportunity.

Selling a high-value home? Proposition 19 can shield you from a property tax shock on your next purchase. Start planning your transition now. Are you worried that moving to a new home could cost you more in taxes than you expect? I’ve seen it happen a lot in California: people stuck in homes that are way bigger than they need, just because selling and buying somewhere else would spike their property taxes. That’s exactly what Proposition 19 was designed to fix, and understanding it can make a big difference if you’re thinking about moving or planning for retirement. Here’s what you need to know. What is Proposition 19? Prop 19 passed back in 2020, and it deals with transferring your tax basis from the home you currently own to a new home you want to buy. Before this law, if you wanted to sell your home in a high-cost area, you couldn’t take your old tax basis with you. That meant many homeowners were trapped, paying much higher taxes if they moved. Why prop 19 matters. For example, if you bought your home 30 years ago for $200,000 and it’s now worth $1.5 million, your property taxes might only be around $4,000 a year due to California’s limits on annual increases. Buying a new $1 million home could push your taxes up to $12,000 a year, creating a big barrier for older homeowners. Prop 19 solves this by letting you transfer your existing tax basis to a new home, making it easier to downsize and increasing available inventory in the market. " Downsize or relocate without higher taxes thanks to Prop 19. " Who qualifies. To use Prop 19, you generally need to be 55 or older. Exceptions exist for people with disabilities and disabled veterans under 55, but it’s still important to check the rules. Inherited homes, especially those in a trust, have additional considerations, so working with a tax professional is recommended before making any moves. Rules and requirements. There are a few rules to keep in mind. You must buy your new home within two years of selling your old one, so selling and buying at the same time isn’t required. This process isn’t automatic. You need to contact the county assessor and file the proper paperwork. Remember that your tax basis is different from your home’s market value. For example, if your tax basis is $350,000 and your home sells for $1.5 million, the transfer only applies to the $350,000 basis, not the full sale price. Key benefits. One of the best parts of Prop 19 is that you can transfer your tax basis up to three times. It’s not just a one-time opportunity anymore. You can use it to move closer to family or to a location with specialized healthcare, anywhere in California. This is a big change from the old system, which was county by county and didn’t always honor transfers. If you’re thinking about moving in 2026, it’s a good idea to start planning now. On average, it takes three to six months to get a home ready for sale. Taking the time to plan ensures you can take full advantage of Prop 19 and make a move that makes sense financially. Have any questions about moving, or unsure of what steps to take? Don’t hesitate to reach out at (916) 862-5463 or visit homesbyelevate.com . Starting the conversation now can make a big difference when planning your next move.

The old rule that auto-rejected lower credit scores is officially gone. Here’s what this quiet but significant change means for your homebuying chances. Can you still qualify for a mortgage if your credit score isn’t perfect? That’s a question more buyers should be asking, because there’s been a quiet change in how mortgages are reviewed. The update came out a few months ago, but surprisingly, it hasn’t been widely talked about or clearly explained. Because of that, many buyers may not realize how this shift could affect them, so I’m sharing it with you. The new mortgage review process. Fannie Mae and Freddie Mac, the two major players that buy most mortgages, quietly changed their underwriting rules. Now, applications with credit scores under 620 can be reviewed and may qualify for a conventional mortgage. Before this, a score below 620 meant an automatic decline with no chance to explain your situation. Even someone with a 585 or 600 score would be shut out immediately. Credit scores don’t always tell the full story. Balances report on different dates, so your score might look lower than it really is, even if you pay responsibly. For example, I use several business credit cards and pay them off at the start of each month, but one card reports later in the month. Even though I’ve paid it down to zero, it can still show a high balance and temporarily lower my score. This change helps people with lower credit scores for reasons that aren’t real risks—like self-employed buyers or those with timing issues—by giving them a chance to have their applications reviewed instead of being automatically declined. " Even if you don’t qualify today, that doesn’t mean it’s the end of the road. " What this means for homeownership. This doesn’t mean unqualified buyers are suddenly getting approved. It simply opens the door to more realistic evaluations. Fewer automatic declines mean more people can be properly reviewed instead of dismissed based on one number. Some people worry this could lead to risky lending, but I don’t see it that way. Underwriting still exists, and lenders are still evaluating risk. This change just removes the hard stop that prevented otherwise responsible buyers from even being considered. If owning a home is something you want someday, the biggest takeaway is this: it’s worth checking to see if you qualify, no matter what your credit score is. Now there’s a much stronger case for at least having the conversation. Even if you don’t qualify today, that doesn’t mean it’s the end of the road. You can put together a plan to work toward it and understand exactly what needs to change to get there. I’m not a lender, and this isn’t lending advice. I’m simply sharing a recent change that I think is important for buyers to know about. If you want to learn more or see how this applies to you, call us at (916) 862-5463 or homesbyelevate.com . Let’s put together a plan to help you get your dream home.

Capital gains exclusions let many sellers keep up to $500,000 tax-free, helping protect the equity they built. Most people never talk about the one rule in real estate that can help you keep more money than almost anything else, yet it plays a significant role in how homeowners build real wealth. Capital gains exclusions are simple, legal, and available to almost every homeowner in the country. However, many sellers don't fully understand how they work or why they matter. Here’s everything you need to know about capital gains and how you can use it to your advantage when the time comes to sell your home. What are capital gains? Capital gains are the profit you make when something you bought increases in value, and this gain is not earned through employment or wages. If you buy a home for $100,000 and later sell it for $200,000, the extra $100,000 you receive is considered a capital gain. The government taxes these gains at lower rates than regular income because investing in assets like homes and stocks helps you grow your savings and also supports the economy by keeping money moving. How do capital gains exclusions work for homeowners? The real power shows up when you sell your primary home and qualify for a capital gains exclusion. The IRS allows single homeowners to exclude up to $250,000 in gains from taxes, while married couples can exclude up to $500,000 because each spouse receives a $250,000 allowance. This can have a major impact on how much money you keep when you sell. "Understanding capital gains rules helps sellers protect their equity and avoid paying taxes they may not actually owe." Imagine buying a home for $100,000 and selling it years later for $600,000. Your gain is $500,000, and a married couple in this situation would owe nothing in capital gains taxes. You walk away with the full amount and keep every dollar. It is one of the few ways in America to earn a large profit and pay no taxes on that growth, which is why homeownership is such an effective wealth-building tool. When do taxes apply to capital gains? You only pay taxes on the portion of your gain that exceeds the exclusion. If you sold the same home for $700,000, your gain would be $600,000. A married couple would exclude $500,000 and owe capital gains taxes on the remaining $100,000. These taxes are still lower than ordinary income taxes, but the cost can be high. In California, it is common for sellers to pay between 25% and 35% in combined state and federal taxes on the taxable amount. Without the exclusion, many homeowners would lose a large portion of their equity to taxes. Why does it matter for wealth building in real estate? The capital gains exclusion is one of the most substantial financial benefits tied to homeownership because it allows you to build equity, keep more of your earnings, and use those gains to move into your next home. This advantage does not exist in the stock market, where every gain is taxed. Your primary home is one of the few assets that let you grow your money tax-free when you qualify for the exclusion. This rule applies only to your primary residence and doesn't apply to rental properties. Still, for many homeowners, this is a key path to long-term wealth and financial stability. If you have questions about capital gains or want to understand how this applies to your situation, feel free to reach out at (916) 862-5463 or visit homesbyelevate.com . I'd be happy to help you ensure you understand everything you need to maximize your capital gains.

You might be able to afford a larger home or a home in a better neighborhood, but there’s a catch: you’ll pay more interest over time. Are you curious about how a 50-year mortgage could impact your future home-buying plans? While it sounds like a great way to stretch out payments and afford a larger home, it’s important to understand both the benefits and drawbacks before diving in. Let’s break down everything you need to know about this long-term mortgage option and whether it’s a good fit for you in today’s housing market. What is a 50-year mortgage? It’s a loan where you pay off your home over 50 years instead of the usual 30 years. The biggest difference is that the payments are stretched out over a longer period, which can help lower your monthly payments. But here’s the catch: You’ll pay much more in interest over time. Interest is the extra money you pay the bank for borrowing their money. The longer you borrow, the more interest you pay. How this helps you buy a home. One of the main reasons someone might consider a 50-year mortgage is to make homeownership more affordable. If you're struggling to make higher payments on a traditional 30-year mortgage, a 50-year mortgage could lower your monthly costs. This means you might be able to afford a larger home or a home in a better neighborhood. For some people, this can be a way to enter the housing market when they wouldn't have been able to afford it otherwise. "The right choice depends on your personal goals, your ability to pay, and how long you plan to stay in the home." What are the risks? While the lower monthly payments sound good, there are some important risks to consider. First, since the loan is spread out over 50 years, you’ll end up paying a lot more money in interest over the life of the loan. Even though your monthly payment is lower, the total amount you pay to the bank will be much higher than if you took a 30-year mortgage. Also, it's important to remember that most people don’t stay in the same house for 50 years. If you plan to move or sell your home before then, you may not see the full benefit of the lower payments. Who should consider this option? This could be a good option for people who are struggling to afford a home with a traditional loan, but it’s not right for everyone. If you’re planning to stay in one place for a long time and can handle the higher total cost, it could make sense. But if you think you’ll move in the next few years, you might be better off with a traditional 30-year mortgage, where you’ll pay less in interest over time. Is it the right choice for you? Choosing a mortgage is a big decision, and a 50-year mortgage is just one option. It can help make homeownership more affordable in the short term, but it also comes with long-term costs that you should carefully consider. The right choice depends on your personal goals, your ability to pay, and how long you plan to stay in the home. If you're interested in learning more about mortgage options or need help navigating the home-buying process, I can help. Call me today at  (916) 862-5463  or email me at  STEVE@HOMESBYELEVATE.COM  to get started on your journey to homeownership!

Rates just dropped, and it’s sparking buyer activity across Sacramento. Find out how to take advantage before the rush. Is now a good time to buy or sell in Sacramento? 2025 is almost over, and it feels like the year just flew by. You might’ve heard lately that the Fed has lowered interest rates. All year, I’ve been calling the market sluggish, and that’s still true. Homes are taking longer to sell, around 50 to 55 days on average. Prices are adjusting too, with average sales down 1% to 2%, meaning some neighborhoods are still seeing values decline. As the holidays approach, I want to share some updates about the Sacramento real estate market. Interest rate trends. Interest rates have dropped a lot since January. Back then, rates were between 7% and 8%, which is very expensive given average Sacramento home prices around $500,000 to $550,000. Now, we’re seeing rates consistently in the fives. On conventional loans, buyers are locking rates around 5.5% to 5.8%, and many are getting 6% or below. Sometimes you might pay a small fee to get under 6%, but almost everyone is well below 6.5%. Rates may continue to drop gradually over the next year, maybe a quarter point every couple of months, but the Fed is being careful not to push prices back up too fast. "The holiday season can be a smart time to buy, with fewer people are looking during this period." Implications for buyers. For buyers, this is great news. Inventory has increased and is almost back to pre-pandemic levels, giving you more choices and less competition. The holiday season can also be a smart time to buy since fewer people are looking during this period, which could mean some great deals. Remember, you can lock rates in the fives now and refinance next year if rates drop further. Implications for sellers. Sellers shouldn’t expect prices to skyrocket immediately, but lower interest rates will bring buyers back into the market. That makes fall or the fourth quarter a potentially good time to sell, with motivated buyers looking for homes at manageable rates. Now, for a little holiday fun, our free pie event is back! From November 19th to 21st, you can come pick up a homemade pie. We’ve been doing this for 10 years, and it’s always a favorite. We’re making 150 pies, but spots are filling fast, so check your email or mailbox to reserve yours. It’s a fun tradition, and we love seeing everyone in person. Whether you’re thinking about buying, selling, or just staying informed, we’re always here to help. Visit our website at HomesByElevate.com for more info. We can’t wait to see you at our pie event and connect before the year wraps up!

Buyers can cut costs by assuming existing loans and focusing on homes with low, government-backed mortgages. Are you struggling to find a Sacramento home with a low interest rate? If you’ve been looking at homes lately, you’ve probably noticed how tough affordability is right now. But the good news is there are ways to still land a home with an interest rate under 4%. At Elevate Realty Group, we’re compiling thousands of properties that qualify for rates as low as 2.5% or 3.54%, and I want to walk you through two ways to make it happen. 1. Explore VA loans. If you’re a veteran and qualify for a VA home loan, there’s a great opportunity to get a low interest rate. We can look for homes that already have VA loans with rates below 4%, even if those homes aren’t currently for sale. Then, we focus on the neighborhoods you want to live in and reach out to those homeowners directly. With our 4% guarantee, we can help VA homebuyers secure a home with an interest rate under 4%. 2. Find assumable homes. For everyone else, like conventional and FHA buyers, there are still opportunities to get low rates. In the Sacramento area, I’d say that 60% or more of homes have interest rates below 4%. Many homeowners stay in their current homes because they don’t want to sell and get a higher rate of around 7%. By targeting homes with government-backed loans at 4% or less, we can make offers above the market value that are very attractive to sellers. "There are ways to still land a home with an interest rate under 4%." For example, if a home is listed at $600,000 with a 3.5% FHA loan, we might offer $640,000. Even with the higher price, your monthly payment at 3% could be $400 to $500 less than paying market value at today’s rates. Important considerations. There are a few important things to know if you go this route. First, you still have to qualify for the mortgage, which means having a down payment and meeting the usual approval requirements. You also need to understand the details of assuming the existing mortgage and paying the difference between the mortgage balance and your purchase price. Second, this approach takes time. We usually plan for about 90 days to complete it, so it’s not a quick 14- or 21-day close. At Elevate Realty Group, we have very specific and creative ways to make homeownership more affordable. Our goal is to help you capture the dream of owning a home and start building equity at a lower cost. If this sounds like something you want to explore, reach out to us at homesbyelevate.com or call us at (916) 862-5463 or visit HomesByElevate.com . We’re happy to help you.

Forget haggling on the list price - builders rarely negotiate on price, but they will on credits and upgrades. Ever wondered what it really takes to buy a new construction home without overpaying or missing out on deals? Right now, there are some great options on the market, but most buyers don’t fully understand how the process works. Let’s clear up some common misconceptions and go over the top three things you need to know before making a move on a brand-new home. 1. Builders don’t like to negotiate on price. The first thing I tell every client is that big builders, like Lennar and JMC, don’t usually negotiate on price. They’ve been developing these communities for a while, and homes have already been sold to other buyers at set prices. If you come in with a lower offer, the builder isn’t likely to budge because they want to protect the value of the neighborhood. That said, there are ways to work around this. Builders are often flexible with credits instead of lowering the price directly. You can ask for things like lender credits, upgrades, or even having a backyard installed. We had a client recently who ended up with over $90,000 in credits and upgrades, including a completed backyard. Focusing on concessions instead of the list price can be a game-changer. "Builders are often flexible with credits instead of lowering the price directly." 2. Understand how new construction works. Not every home is ready to move in immediately. Many times, you’ll pick a lot and choose a floor plan, which can take patience. You might not be able to wait six months or so. Builders also don’t list all their available homes on the MLS, so it’s not always obvious what’s available. That’s why working with someone who knows the ins and outs of new construction and the communities you’re interested in is so important. 3. The value of experienced representation. Finally, having an experienced agent on your side is critical. If you walk into a new construction community alone, the opportunity is already limited. The salesperson there represents the builder, not you. Meeting with your agent first and going in together ensures the builder recognizes your relationship. Clients who buy new construction with our representation often save 5% to 10% compared to someone represented by the builder’s agent. It’s like hiring your own attorney, and you wouldn’t want them representing the other side. So, whether it’s negotiating credits, understanding the process, or having the right representation, these three points can make a big difference in buying new construction. In today’s market, it pays to work with someone who knows what they’re doing. If you’re thinking about buying or selling a home, call us at (916) 862-5463 or visit HomesByElevate.com . We’re happy to help you. 

Sacramento’s housing inventory is up compared to last year, giving buyers more options while sellers face tighter competition. Are there really fewer buyers in today’s Sacramento housing market? Lately, I’ve been receiving a lot of calls from clients, especially sellers, who are starting to feel frustrated. Most are noticing that their homes are taking longer to sell, and it’s becoming more difficult to attract offers or even schedule showings. Whether you’re a buyer or a seller, these changes will certainly affect how you navigate the market. To help you decide what steps to take next, here’s a quick breakdown of what’s really happening in Sacramento’s real estate. Rising inventory is reshaping the market. One of the biggest shifts in this year’s market has been the significant increase in available homes for sale. With more inventory, sellers are facing increased competition. This has led to more frequent price reductions and has given buyers the space to take their time when making purchasing decisions. Historically, the market follows a fairly consistent seasonal pattern. Inventory tends to peak in the summer months and then begins to decline as winter approaches. But do note that this drop doesn’t mean fewer homes are being sold. It’s just that fewer people are listing their homes during this time. July inventory surge. What stands out this year is the number of active listings in July. Sacramento saw nearly 9,500 homes on the market, which is approximately 35% more than in July of the previous year. With interest rates hovering between 7.5% to 8%, buyers are being cautious about their purchases and are taking longer to commit. Over the past year or two, we’ve also consistently seen 30% to 40% more homes on the market compared to earlier years. While inventory levels today are similar to those in 2021 and 2022, the difference is that more homes were going pending back then. That shift was largely due to lower interest rates, which made it easier for buyers to act quickly and confidently. "The data shows that buyer interest remains strong, but the growing number of listings is creating more competition." Pending sales stay steady. The number of pending sales follows predictable seasonal patterns: dipping during winter and rising again in the spring and summer. This pattern occurs not because there are more buyers during those seasons, but because more homes tend to be listed during those months. Each year, the number of homes going pending remains fairly consistent, typically within a 5% range. The main variable affecting the market is how many homes are listed for sale at any given time. Pandemic shifts still shape the market. Looking at data from the past six years shows a clear trend. In 2019, there were around 11,000 Sacramento homes for sale. In 2020, during the early stages of the pandemic, that number dropped to about 5,000. Now, in 2025, we’re back up to roughly 9,500 homes on the market. During the pandemic, pending sales peaked at around 5,000. Today, they’re sitting closer to 3,500. So while buyer activity has dipped a bit, it hasn’t dropped nearly as much as inventory has grown. This highlights a key point in understanding the current market. What this means for you. Buyers have not disappeared. The data shows that buyer interest remains strong, but the growing number of listings is creating more competition. As a result, prices have started to soften. So far this year, Sacramento has experienced a price reduction of around 3% to 5%, and that trend is likely to continue unless the number of homes for sale begins to stabilize. If you are planning to sell your home, it’s important to recognize that the challenge is not a lack of buyers. Demand remains present, but sellers now face more competition. If you’d like to discuss your options, feel free to reach out at (916) 862-5463 or visit HomesByElevate.com . We’re happy to assist you.