Top 3 reasons buyers cancel sales in Folsom

Steve LaMothe • June 9, 2026

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.

You accepted an offer. Champagne is almost on ice. Then your agent calls with those four words no seller ever wants to hear: "The buyer is cancelling."


It happens more than most people realize — and in the Folsom real estate market, a cancelled deal doesn't just cost you time. It costs you momentum, market position, and in many cases, real money. The longer your home sits back on the market, the more buyers wonder what's wrong with it.

After 15+ years and more than 2,000 families served across the Sacramento region, our team at Elevate Realty Group has seen every reason a deal can fall apart. The good news? The top three reasons are almost entirely preventable — if you have the right team and the right strategy from day one.

99.7%

Average list-to-sale price ratio

0.25%

Of our listings need a price reduction

2,000+

Families successfully closed

Let's break down the top 3 reasons buyers cancel in Folsom — and exactly what we do to make sure it never happens to you.

1

Repair Negotiations

The #1 deal-killer in Folsom home sales


Repair Negotiations Gone Wrong

This is the single most common reason a deal falls apart in Folsom — and it's 100% avoidable with proper preparation. Here's how it typically plays out: a seller lists their home without addressing known issues, a buyer submits a strong offer, the home inspection uncovers a list of repairs, and suddenly the buyer either demands a large credit, a dramatic price reduction, or walks away entirely.

In a market like Folsom, where buyers are sophisticated and have access to experienced inspectors, even smaller issues — aging HVAC systems, roof wear, electrical deficiencies, plumbing drips — can become major points of contention during the repair negotiation period. And when a buyer feels like they've uncovered surprises, trust erodes fast.

The real cost of skipping prep: A buyer who discovers $15,000 in deferred maintenance during inspection will often ask for $25,000–$40,000 in concessions — or simply cancel. Proactive sellers who address issues upfront consistently net more money and close on time.

How Elevate Prevents This

We don't wait for a buyer's inspector to find problems. As part of our listing process, we complete pre-inspections before your home ever hits the market. We identify what buyers will find, repair it on your behalf through our vendor network, and present your home as a certified property — removing the buyer's primary negotiation tool entirely.

Our Concierge Program takes this even further. We fund all repairs interest-free upfront. You pay us back at closing from your proceeds — no out-of-pocket cost to you, no stress of managing contractors, and no surprises during escrow.

Elevate Concierge Program — Renovate Now, Pay at Closing

We cover the cost of repairs, staging, deep cleaning, and pre-inspections. We manage every vendor and hold them to budget and schedule. On average, we invest $15,000 and add $75,000 in value to our clients' sale. Our program has generated over $4,500,000 in additional profit for Folsom-area sellers.

👉 Learn about the Concierge Program at homesbyelevate.com

2

Buyers Get Cold Feet

Emotion drives real estate — and it cuts both ways


Buyers Get Cold Feet

Buying a home is the largest financial decision most people will ever make. Even when everything looks great on paper, emotion plays a massive role — and sometimes, buyers talk themselves out of it. They start second-guessing the price, comparing your home to something new they saw online, or simply get spooked by the market. When a buyer's emotional connection to your home isn't strong enough, any friction during the transaction can become the reason they walk.

This is especially common in Folsom, where there are consistently new listings competing for buyer attention. If your home didn't create a powerful first impression — both online and in person — a wavering buyer has plenty of reasons to move on.

The psychology of the purchase: Buyers decide emotionally and justify logically. A home that is beautifully staged, filmed with 4K video, and presented with a luxury feel creates a deep emotional connection that makes it incredibly hard for a buyer to walk away — even when something small goes sideways.


How Elevate Prevents This

We engineer the emotional connection from day one. Every Elevate listing receives our full in-house media and staging treatment — regardless of price point. Our in-house advertising and media team produces 4K video tours, drone photography, 3D floor plan scans, and custom property websites designed to make buyers fall in love before they ever walk through the door.

When a buyer has watched a cinematic video of your home, walked through it virtually, and experienced it staged to perfection — they are emotionally invested long before they submit an offer. That investment protects the deal through inspection, appraisal, and close of escrow.

Our properties don't just get listed. They get launched. We deploy your home across Google Ads, Facebook, Instagram, YouTube, Nextdoor, and to our proprietary database of 50,000 active buyers and sellers — reaching over 200,000 people daily through our radio partnerships on Armstrong & Getty, KFBK News 93.1, and Dave Ramsey's Trusted Network. The more qualified buyers see your home, the stronger your offer pool — and the less likely any single buyer cancellation matters.

Elevate Full Package — Luxury Presentation for Every Home

4K video, drone photography, professional staging, 3D floor plans, custom property website, Zillow Premier placement, and a full digital marketing blitz. Because you only get one chance to make a first impression — and our first impressions generate multiple offers.

👉 Explore our Full Package marketing at homesbyelevate.com

And if you'd prefer to skip showings and buyer emotion entirely — our Instant Offer Program delivers 3 fair-market cash offers on your Folsom home within 72 hours. No showings, no open houses, no risk of cold feet — just a clean, fast closing on your timeline.

3

Financing Issues

When a buyer's loan falls apart, so does your deal


Financing Issues

A buyer can be completely committed to purchasing your Folsom home — and still lose their financing. Job changes, credit pulls, new debt, appraisal gaps, and lender underwriting surprises are all real threats that can kill an otherwise solid deal in the final weeks of escrow. According to industry data, financing failures are one of the top three reasons home sales collapse nationally — and Folsom is no exception.

The most painful part? By the time you discover a buyer's financing is failing, you've already been off the market for 30–45 days. You go back to "Active" status with a stigma attached — and other buyers start wondering what went wrong.

The appraisal gap problem: In a competitive Folsom market, homes often sell above list price. If your home doesn't appraise at the contract price, buyers with traditional financing may not be able to cover the gap — triggering a renegotiation or cancellation. Cash buyers and strong pre-approvals eliminate this risk entirely.


How Elevate Prevents This

First, we qualify your buyer pool before you ever go under contract. Our team screens offers not just on price, but on the quality of the buyer's financing — lender reputation, pre-approval strength, and down payment depth. A higher offer from a shaky buyer is worth less than a slightly lower offer from a rock-solid one. We guide you through that analysis every time.

Second, our Trade-In Program is specifically designed to eliminate financing risk for sellers who are also buying. By allowing you to purchase your next home before selling your current one, you remove the chain of contingencies that creates financing fragility on both sides of the transaction.

Third, our Instant Offer Program attracts cash buyers — eliminating the appraisal gap risk entirely. Cash is the most reliable close in any market condition.

Elevate Trade-In Program — Buy First, Then Sell Perfectly

Get qualified for your next Folsom home before selling your current one. Move in on your terms, then we prepare and list your home with zero contingency pressure — and maximum sale price. The modern way to move, without the financing juggle.

👉 Learn about the Trade-In Program at homesbyelevate.com

Elevate Instant Offer Program — 3 Cash Offers in 72 Hours

No financing contingencies. No appraisal risk. No showings. We deliver three fair-market cash offers on your Folsom home within 72 hours — you choose the price, the terms, and the close date.

👉 Get your Instant Offer at homesbyelevate.com


The Bottom Line for Folsom Sellers

A cancelled deal isn't bad luck — it's almost always the result of an under-prepared home, a weak buyer pool, or a team that didn't anticipate and neutralize the risks before they became problems. The three scenarios above — repair battles, cold feet, and financing failures — are responsible for the vast majority of broken escrows in Folsom every year.

At Elevate Realty Group, we've built our entire business model around eliminating these risks for our clients. Our Concierge Program removes repair negotiations. Our media and marketing machine creates unshakeable emotional commitment from qualified buyers. And our Trade-In and Instant Offer programs give you financing-proof paths to a clean close.

We are the #1 reviewed team in the Sacramento region, ranked #8 in the state of California and in the Top 1,000 Realtors in the United States. We've helped over 2,000 families close — and we've done it with a 99.7% list-to-sale price ratio and only a 0.25% price reduction rate. There is a reason our clients get multiple offers and closed deals while others are back on the market wondering what went wrong.

The traditional agent will list your home and hope for the best. Elevate builds a strategy that makes a cancelled deal nearly impossible.


Talk to Elevate Before You List in Folsom

If you're thinking about selling your home in Folsom, El Dorado Hills, Roseville, or anywhere in the Sacramento region — let's talk before you list. A 30-minute strategy call with our team could be the difference between a clean close and a cancelled contract.

  • 📞 Call or text: 916-862-5463
  • 🌐 Website: www.homesbyelevate.com
  • ⭐ Reviews: Reviews @ HomesByElevate
  • 📍 Serving: Folsom, El Dorado Hills, Roseville, Rocklin, Lincoln, Sacramento & surrounding communities



Blog

The Two Ways Sellers Lose When They Skip Repairs

By Steve LaMothe • June 9, 2026
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. 

Should you improve or repair your home before selling your Folsom home?

By Steve LaMothe • June 3, 2026
These strategies will save you tens of thousands when selling
Sacramento home buyers guide - Elevate Realty Group answers 7 common questions about buying a home i

Can I Actually Afford to Buy in Sacramento Right Now? 7 Questions Answered

By Steve LaMothe • May 14, 2026
Elevate Realty Group answers 7 top Sacramento buyer questions on down payments, offer strategy, contingencies, neighborhoods & rates. Get your free buyer consultation today.

3 Tips for Getting the Best Deal on a New Construction Home

By Steve LaMothe • May 6, 2026
Builders are offering massive incentives right now. Here's how to find them, navigate the process, and make sure you're getting the best deal possible. A lot of my clients over the past year and a half have made a big shift. They've stopped chasing resale homes and started targeting new construction exclusively. And once you see the numbers, you'll understand why. Builders across the Sacramento area are offering some of the best incentives I've seen in years. If you know how to find them and how to use them, buying new construction can be one of the smartest moves you make in today's market. Here are three things every buyer needs to know before stepping into a new construction community. 1. The incentives are real, and they're massive. Builders right now are offering $20,000 to $50,000 in incentives on new construction homes, and the primary way buyers are using these is to permanently buy down their interest rate. We have consistently locked rates below 5% on new construction deals for our clients, bringing rates down from the 7% to 7.5% range to 4.5% to 5%. That difference in monthly payment over the life of a 30-year loan is substantial. When you walk into a community, and the salesperson mentions a $5,000 or $10,000 credit, that is the tip of the iceberg. Knowing what to ask for and having someone in your corner who knows these builders is what gets you the real deal. 2. The process is different, and most of the best inventory isn't on the MLS. New construction isn't like buying a resale home, and the biggest mistake buyers make is treating it like one. Most new construction inventory isn't listed on the MLS. That means if you're searching Zillow or Redfin, you're not seeing the full picture. Some of the best deals in any new construction community come from homes that were under contract with a previous buyer who canceled. When a deal falls apart, that home often becomes available with all its upgrades already selected, and sometimes with improved incentives to move it quickly. But you only know about those opportunities if you have relationships with the builders and you know how these communities work. Getting off the internet and into the community with an agent who has those relationships is what separates buyers who get great deals from buyers who end up on a waitlist. " The builder's salesperson works for the builder. Having your own representation costs you nothing and changes everything about the deal you walk away with. " 3. The listing price isn't the real price. This one surprises many buyers. When you see a new construction home listed at $700,000, that home usually isn't available yet, and that price isn't what you'll actually pay. It's either a base price for a home that won't be ready for three or four months, which will then increase significantly with upgrades and options, or it's a price the builder has set to establish future value in the community. Walk into a sales office without your own representation, and the builder's salesperson will offer you a small credit and tell you it's a great deal. In my experience, having your own representation at the table results in meaningfully better outcomes for buyers, typically in the range of 10 to 15% compared to what unrepresented buyers are offered. The builder pays my fee. It costs you nothing to have me in your corner. New construction is one of the best opportunities in the Sacramento market right now, but it rewards buyers who understand how it works. The incentives are real, the inventory opportunities are real, and the savings from having the right representation are real. If you’re thinking about buying a new construction home in Sacramento, reach out to us before you visit any communities. We can show you what's actually available, connect you with the right builders, and make sure you are getting the deal you deserve. Call us at (916) 862-5463 , email Steve@homesbyelevate.com , or visit homesbyelevate.com .

Top 3 Reasons Insurance Is “Out of Whack” in California

By Steve LaMothe • April 15, 2026
Carriers are leaving, the FAIR plan is underfunded, and rate hikes are still coming. Here's what's happening with California insurance and how to save money. If your insurance bill doubled or tripled recently, you're probably wondering what the heck is going on. That's the exact question I've been hearing from homeowners across Northern California, and especially here in Sacramento. Last year and this year, I've had people reach out asking why their premiums skyrocketed overnight. And it's not just fire insurance. Even if you don't live in a high-risk fire area, your normal property and casualty insurance and probably your auto insurance are increasing significantly when you go to renew . I'd estimate 40 to 50%. So let's break down the three biggest reasons this is happening and I'll share a few ways you might be able to save some real money. 1. Carriers are leaving the state. This started around 2019 and 2020 and has only gotten worse. Insurance carriers began pulling out of California because the state was requiring them not to raise their premiums every year. California put caps and restrictions in place, and at the same time, the state was hit with massive wildfire losses. The Camp Fire near Chico and Paradise, the Caldor Fire that pushed almost to Tahoe, the fire in El Dorado County, and, of course, the Palisades fire. These fires created billions of dollars in costs, and that cost is shared by everyone who lives in California. On top of that, the average home price in California is very high. So when carriers lose a hundred or a thousand homes, the payouts are enormous. Many companies have decided it's simply not worth doing business here anymore. 2. The FAIR plan is underfunded and mismanaged. When carriers stopped covering homes in high-risk fire areas, the state of California stepped in and created something called the FAIR plan. This is fire insurance designed to fill the gap for homeowners who couldn't get coverage or whose premiums jumped to $15,000 or more. The problem is that the fair plan hasn't been run well. It's underfunded, meaning the balances owed are more than the premiums being collected. So while you can get coverage in higher-risk areas, the insurance is expensive, and the program itself is on shaky financial ground. " You can't keep premiums the same when the things you're insuring have doubled in value. " 3. A four-year rate freeze is now catching up with everyone. This is the one that explains why so many people are seeing their bills spike all at once. In 2020, because of COVID, the state of California locked rate increases. Insurers who were still in the state could not raise their premiums. That freeze stayed in place from 2020 all the way until 2024. Now think about what happened during that time. Home prices increased maybe 30%. The cost of building went up 30 to 40%. The cost of trucks and cars went up 30 to 40%. But insurance premiums stayed flat. When the freeze lifted in 2024, insurers had to reset their rates to reflect four years of rising costs all at once. That's why so many people opened their renewal and thought, "My insurance just doubled." It did, and it actually makes sense when you look at the math. You can't keep premiums the same when the things you're insuring have doubled in value. And it's not over yet. I'm estimating another 30% to maybe 40% in price increases over the next two years. Here's how you can save money. If you're in a high-risk fire area like Folsom, El Dorado Hills, Shingle Springs, or Granite Bay, you have options beyond the FAIR plan. There are state-accepted insurance carriers like State Farm where you can use the FAIR plan as your fire coverage and then add what's called a wrap policy from the carrier for your other coverage. But here's the tip most people don't know about. There are next-tier insurance carriers like Delos that can cover you in high-risk fire areas without the fair plan at a much lower cost. These carriers aren't backed by the state of California, but they are backed by multi-billion dollar insurance underwriters, so the risk of them going bankrupt is extremely low. This approach can save you 40% to 50% on fire insurance in high-risk areas. You can also look at lowering your water coverage for floods and installing a meter at your water main that shuts off the flow of water if you have a leak. There are some practical ways to bring your costs down if you know where to look. Insurance is going to be a major issue in California for the foreseeable future. If you h ave questions about how this affects your home's value, your buying or selling plans, or just want to talk through your options, reach out. You can call me at (916) 862-5463 , email me at Steve@homesbyelevate.com , or visit homesbyelevate.com . 

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

By Steve LaMothe • March 13, 2026
Many buyers wait years to avoid PMI, but that delay can cost far more than the temporary monthly expense. Many buyers believe they must save a full 20% down payment before buying a home. It sounds like the responsible choice, so people often delay their plans until they reach that number. The problem is that waiting to avoid PMI can keep buyers on the sidelines much longer than they expect. I recently spoke with a first-time buyer who almost purchased a home about five years ago. She decided not to move forward because she didn’t want to pay PMI. Her goal was to save enough to put 20% down. Today she’s still renting, and that situation highlights something many buyers don’t realize. Waiting to avoid PMI can sometimes cost far more than paying it for a short period of time. What is PMI? PMI stands for private mortgage insurance. Lenders require it when a buyer puts less than 20% down on a conventional loan. The insurance protects the lender if the borrower defaults on the loan. In most cases, PMI costs between about $100 and $300 per month, depending on the loan amount and the size of the down payment. Buyers who put 5%, 10%, or 15% down typically have PMI included in their monthly payment. Because of that extra cost, many buyers assume they should wait until they’ve saved 20%. However, that decision often delays homeownership longer than expected. A PMI doesn’t last forever. One of the most important things to understand is that PMI is usually temporary on conventional loans. Once a homeowner reaches 20% equity, PMI can be removed. Equity builds through regular mortgage payments and possible increases in property value When those factors combine, and the loan reaches 20% equity, the homeowner can request that the lender remove PMI, sometimes after completing an appraisal. For example, if PMI costs $200 per month, that equals $2,400 per year. After a couple of years, the homeowner may be able to remove it once the equity requirement is met. " Paying PMI for a few years may cost a few thousand dollars, but waiting to buy can mean missing out on years of home equity growth. " The cost of waiting. The bigger issue is the opportunity cost of waiting. Saving 20% down often takes longer than planned because everyday expenses and unexpected costs slow the process. What buyers expect to accomplish in a couple of years may turn into five or even ten. During that time, home prices may increase, which means the same home may cost more later. While someone tries to avoid paying a few thousand dollars in PMI, they may miss the chance to build tens of thousands of dollars in home equity. What buyers should focus on? Instead of asking how to avoid PMI, buyers should focus on whether they can comfortably afford the home and the monthly payment. If the payment fits within the budget and the buyer is financially stable, PMI shouldn’t be the factor that stops them from buying. In many cases, it’s simply a temporary cost that allows someone to enter the market sooner and start building equity. PMI gives buyers a practical way to enter homeownership sooner without waiting years to save a full 20% down payment. While it does add an extra monthly cost, that cost is often temporary and may be far less than the equity a buyer could miss by waiting too long to purchase. Understanding how PMI works, when it can be removed, and how it affects the full monthly payment can help buyers make a more confident and informed decision. If you need more information about how PMI works or want help reviewing your options, reach out at (916) 862-5463 or visit homesbyelevate.com . Starting the conversation early can help you understand what’s realistic for your budget and whether buying sooner makes sense for you. 

You Have 2 Months To Get FREE Down Payments!

By Steve LaMothe • February 16, 2026
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.

This Tax Strategy Will Save You Thousands

By Steve LaMothe • February 9, 2026
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.

Big News in 2026: No Credit Scores to Qualify for a Mortgage?

By Steve LaMothe • January 8, 2026
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.

A Simple Guide to Capital Gains Exclusions for Home Sellers

By Steve LaMothe • December 9, 2025
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.
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