The market is Slowing.... From appraiser Ryan Lundquist

Waiting for rates to drop sounds logical, until you think through what actually happens when they do. Here's the real trade-off, from someone who just lived it. It's the million-dollar question facing Sacramento homeowners right now: is it a good time to move, or should you wait? I've been hearing it constantly ever since interest rates started climbing, and I understand exactly why. If you're sitting on a 2% or 3% interest rate, it's genuinely hard to justify leaving it behind for a new home, especially when you look at what that move would cost you every month. So let me answer this the most honest way I know how, because I just went through it myself. 1. Start with one question: will you still be here in five years? It's what I ask everyone who's weighing this. Picture a family with two kids in a three-bedroom. You're making it work right now, but you already know that in five years, as the kids get older, you're going to need that fourth bedroom. I don't think it's worthwhile to stay in a home that isn't working for you, or in an area you don't really want to be in, just hoping interest rates might come down someday. And here's a piece people forget: if you buy today at a higher rate, you can always refinance later at a fairly low cost and lock in the savings then. The rate you buy at isn't necessarily the rate you keep. 2. The "just wait" logic has a catch. Imagine rates actually drop a couple of points. What happens next? I'd imagine you'd see a flood of new demand and activity hit the market all at once, and it would become far more competitive to buy. Suddenly you've got a lot more people competing over what's probably a smaller pool of homes. So even though lower rates feel like the obvious better time, that timing could actually make it harder to land the right house. It's a real trade-off, and you have to weigh the pluses and minuses honestly rather than assuming waiting wins. " I don't think it's worthwhile to stay in a home that isn't working for you just hoping interest rates might come down someday. " 3. Here's my own story. My wife and I and our kids had been thinking about moving for a while. We love our house and we love our neighborhood, but we knew this home wasn't going to be the right fit as our kids got older. Over the last two or three years, we found a couple of houses that would have worked, and we talked ourselves out of each one, because rates were higher and it was more expensive. That lingering feeling never went away though, the sense that a certain kind of home would just fit our family better. After two and a half years of going back and forth, we finally decided to rip the band-aid off, because we knew we'd move eventually, our kids were getting older, and we'd rather get them settled into a new school now than later. You reach a point where you simply can't wait anymore. 4. I'll be honest about how it went. I think that's more useful than pretending. Even for me, someone who has done this professionally for 16 years and is an investor at heart, it was a lot. I left my 2.7% interest rate for a 6% rate in today's environment. The process, even though it went smoothly and I used one of our own agents, was all-consuming and genuinely stressful. I took a week off work. For those days, every waking moment was the move. I'm telling you not to scare you off, but so you know I'm not handing you advice I haven't lived. I made this exact decision, eyes open, because I knew we'd have to move eventually, and I believe down the road it may well pay off for us. That's my real-world take on the question so many Sacramento homeowners are asking right now. It's more expensive to live where we are now because of the higher rate, that's just true. But the right home, in the right place, at the right stage of your family's life, is worth thinking about beyond the interest rate alone. If you're wrestling with this same decision and you want to talk it through with someone who has actually been in your shoes, I'm here to help. Call or text me at (916) 862-5463 , email me at Steve@homesbyelevate.com , or visit homesbyelevate.com . Let's figure out what actually makes sense for you

Inventory is climbing, sellers are cutting prices, and buyers are winning negotiations again. Here's why the data says now is the window. It's been a long time since I've been able to say this, but today we're going to talk about why this might be the best time to buy a home in the last three years. Let's break it down. We've talked about it before this year. We're seeing more inventory on the market. Homes are taking a little longer to sell. That trend is continuing, and the data we're starting to see is compounding. Here's what it means. Inventory is climbing We've seen about 30% to 35% more homes on the market this year versus last year. That is great news. That means we're almost back to pre-pandemic levels in terms of how many homes are available for sale. For buyers, more inventory means more choices, more time to make decisions, and less of that frantic pressure that's defined the market since 2020. For the first time in years, you're not walking into every showing wondering if five other buyers already made an offer. Pending sales are dropping At the same time, we've started to see pending sales, the number of homes actually going under contract, decreasing substantially month over month. Especially over the last 60 days, that drop has been significant. When you combine those two things, fewer homes selling as quickly and more homes coming available, the math starts working in the buyer's favor in a way we simply haven't seen in a long time. " We are definitely starting to see deals pop up. Buyers are getting offers accepted well below asking price. This is not something we've consistently seen in the last three years. " Deals are popping up again This is the part that gets me excited. We are definitely starting to see deals pop up. Sellers are reducing their prices to compete against other sellers. Our buyers are getting offers accepted well below the asking price. This is just not something we've consistently seen in the last three years. Most of the time over the past few years, we've had to submit offers against multiple other buyers or come in with really high offers just to get sellers to accept them. That dynamic is shifting. Buyers are getting breathing room, negotiating power, and results that were unthinkable 18 months ago. My bold claim So in my opinion, and I'll go out and make a bold claim, this really has been the best time to buy a home in the last three years, especially post-pandemic. If you've been on the fence, considering it, or been worried about whether you can afford to buy, it might be worth exploring the numbers and just looking at it. We can break it down for you. If you need to save for a year, we can build a purchase plan for how to save money to buy a house in a year. What about sellers? Our sellers may not be excited about this news, but owners and sellers have been in the driver's seat for six years total. They're still getting good prices. Prices are not coming down substantially. But I would not be surprised if this year you see home values go down maybe 1% to 5%. All the trends are pointing to buyers getting some power back in the market, and that is fabulous news for anyone who's been waiting. If you've been considering buying, reach out. Call me at (916) 862-5463 , email me at Steve@homesbyelevate.com , or visit homesbyelevate.com . We'd be happy to put a purchase plan together for you for free, whether you're ready to buy now or you want to build a plan to get there in the next year.

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Folsom homes feel out of reach, but they don't have to be. See how first-time buyer programs, low-down-payment loans, and house hacking make it affordable.

The 21st Century ROAD to Housing Act is now law. Here are the five points that actually matter, and the one change that could really move housing prices. The federal housing bill everyone has been talking about, the 21st Century ROAD to Housing Act, has now become law . When I recorded this video, it had passed Congress and was awaiting the president's action, and it has since taken effect without his signature. And there's a lot of misinformation out there about what it actually does. I'm a data guy. I want to cut through the noise and give you the five key points that actually matter, because I think this bill does some meaningful things, and it's worth understanding what's real and what's just politics. 1. Corporate ownership limits are mostly political. This is the provision that gets all the headlines. The bill limits large institutional investors from purchasing single-family homes once they own 350 or more. And look, it sounds good. But here's the reality. Corporate ownership of housing is less than 5% of the entire market. Over the last two years, institutional investors have largely stopped buying homes because interest rates are so high that rental income no longer justifies the investment. They bought a lot of homes during COVID, but right now it's no longer an issue. So in my opinion, the corporate ownership piece is purely a political move. It makes people feel better, but it doesn't address the problem driving up housing prices. 2. Modular and manufactured housing get a boost. This one is big and doesn't get enough attention. The bill loosens some of the restrictions on modular and manufactured housing. Previously, you needed a permanent foundation for a modular home to be considered a single-family residence. They're relaxing that requirement, which makes affordable, factory-built housing easier and cheaper to bring to market. That's a meaningful change. " The real fix for housing affordability has always been the same: make it easier and cheaper to build homes. " 3. States face pressure to build more. Here's the provision I think matters most. The bill puts pressure on states like California to loosen their building restrictions or risk losing federal funding. In my opinion, nationwide, this is the number one issue causing housing prices to go up. It's just too expensive, too hard, and takes too long to build homes. When builders have to spend so much money just to put a foundation in the ground, they can't build entry-level or mid-tier homes and make their money back. So they build higher-end homes instead. That's why we have an affordability crisis. It's not corporate investors. It's the cost and timeline of building. 4. Small-dollar mortgages get easier. Loans under $200,000 are going to become easier to obtain. Right now, many lenders don't want to make those loans because there's little profit in them. The federal government is easing some requirements and making it easier for buyers to access lower-cost financing. That's a real win for first-time buyers and buyers in more affordable markets who've been locked out of traditional lending. 5. New construction gets streamlined. If you want to build a development in California, the planning process can take 10 to 15 years. I've seen it firsthand. A big development in Folsom started planning 15 years ago. It took a decade just to get plans approved, do the environmental studies, and jump through all the hoops. If it takes you 10 to 15 years and you buy a piece of land to build on, the economy is completely different by the time you get a return. Very few people are willing to take that kind of risk. The bill aims to streamline and speed up that process, and if it actually reduces red tape, that's going to be fantastic over the next five years. That's where we'll start to see housing prices genuinely soften, especially in markets where inventory has been crunched for years. What it all means. In general, this law does a lot of good. The modular housing changes, the building pressure on states, the small-dollar mortgage access, and the construction streamlining are all meaningful. The corporate ownership provision is mostly window dressing. The real fix for housing affordability has always been the same: make it easier and cheaper to build homes. This bill takes some steps in that direction, and that's worth paying attention to. If you're thinking about buying or selling and you're wondering how any of this affects your situation, give me a call at (916) 862-5463 , email me at Steve@homesbyelevate.com , or visit homesbyelevate.com . I'd love to break down the numbers for you.

Folsom sellers who improve their home before listing often capture far more profit than the repairs cost.

New Right now, thousands of Folsom homeowners are typing the same question into Google: "What is my home worth?" And thousands more are on Reddit, Nextdoor, and real estate forums asking some version of: "Should I sell now, wait, fix it up first, or just take a cash offer and be done with it?"

Discover the top 3 reasons home sales fall through in Folsom, CA — and how Elevate Realty Group's exclusive programs protect your sale from start to close.

In today's market, a lot of homes simply aren't selling. The ones that do are the ones that show ready and priced right. Here's how to make sure yours is one of them. It's one of the most important things you can do when selling a house. Think of it like a car. You fix it up and detail it before you sell it, and you get a better price. The same principle applies to your home, and in today's market, it matters even more than it used to. Why today's rate environment changes the equation. With interest rates around 7% right now, buyers are stretching to put down as much as they can just to keep their monthly payments manageable. The loan balances are expensive to carry. So when a buyer walks into a home that needs $40,000 in work, whether that's flooring, paint, dry rot repair, whatever it is, that $40,000 has to come from somewhere. And most of the time, it comes right out of their down payment. When a buyer has to take $40,000 of their own cash and put it toward repairs instead of their down payment, their monthly payment goes up by $700 to $1,000. That's not a small number. That's the difference between a buyer who can afford your home and one who walks away. There are really two ways sellers lose when they skip the renovation. Buyers aren't going to offer you what you think the house is worth. They just can't afford to. Making repairs with their own cash is expensive and directly affects what they can afford for the home. The money for repairs comes right out of the money they have available for the purchase. You lose control of the cost. If you don't handle the repairs upfront, you're leaving yourself open to whatever the buyer thinks the costs are. And here's the reality. If I'm representing a buyer and we're looking at a house that needs a lot of work, we're always going to ask for more money than we think the repairs will cost, just in case there are things we don't know about yet. That's standard. So, as the seller, you end up paying inflated prices through buyer credits that you could have controlled for less by doing the work yourself upfront. How our concierge program changes the math. This is exactly why we built our concierge program. With over 900 sales and 16 years of vetting contractors, I've built a network of vendors who offer wholesale pricing because we send them consistent volume. We've tracked results across all those projects, and our sellers have received over $7 million in increased equity by making the repairs before listing. That's not an overpromise. That's data from 900 transactions. " If you don't control the cost of repairs upfront, the buyer will, and they always ask for more. " And here's how it actually works. When you work with us, you don't have to interview half a dozen painting companies and hope they show up. I've already done that over a 16-year career. We constantly cut vendors who don't answer the phone, don't offer good pricing, or don't do quality work. We shop out our estimates to hold people accountable. We introduce you to multiple vendors so nobody gets comfortable. And because we're their biggest source of business, when something goes wrong, and something always does, I make one call and they're there in the morning. That's the kind of accountability a regular homeowner just doesn't have. We're also renegotiating with vendors right now because the post-COVID price inflation is easing. Contractors want to be busy. They're not as booked as they were two years ago. So we're getting better deals, and those savings go straight to you. Why most sellers don't do it and why that's a mistake. For most people, the reason comes down to one of two things. Either they don't want to deal with the hassle of finding and managing contractors, or they think they can't afford to make the repairs. The hassle part is what we solve. Estimates within two days. Work starts within two to three days after you approve a vendor. My commitment is that we get this done twice as fast as you could on your own. We're not saying you can't do it yourself. You absolutely can. But you'll usually pay more, and it'll take a lot longer. When you run the numbers, using our program is almost free because the extra equity you gain far outweighs the cost of the repairs. The risk of doing nothing. About 30% of homes in today's market are not selling. If you throw your house on the market in poor condition and it's not priced right, there's a real chance it just sits. Your goals aren't achieved. You've gotten the dog and the kids out of the house for three months of showings, and you have nothing to show for it. That's not a risk worth taking when the solution is right in front of you. If you're thinking about selling and you want to know which repairs would actually move the needle on your home's value, give me a call at (916) 862-5463 , email me at Steve@homesbyelevate.com , or visit homesbyelevate.com . We'll walk through what makes sense for your home and get you a plan that puts the most money in your pocket.