What is my Folsom home worth in 2026-and how do i actually maximize it?

Steve LaMothe • June 18, 2026

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?"

If you own a home in Folsom, California — whether in Empire Ranch, Willow Creek, Broadstone, Glenn, or the established neighborhoods north of Highway 50 — this blog post is written specifically for you. Here's the honest, data-driven answer to the questions you're actually asking.

$760K — Folsom Median Sale Price · Spring 2026 (Redfin) | 14 Days — Average Days on Market · Well-Priced Folsom Homes | 221 — Homes Sold in April 2026, up from 181 in April 2025 | $361–$386 — Price Per Square Foot · Folsom 2026

Section 1: "What Is My Folsom Home Actually Worth Right Now?"

The #1 question Folsom homeowners are searching online in 2026.

This is the question dominating Folsom real estate forums right now — and the answer is more nuanced than Zillow or Redfin will tell you. Here's what the data actually says as of June 2026:

The Folsom Market Is Splitting Into Two Tracks. Track 1: Homes that are move-in ready, competitively priced, and well-marketed are selling fast with multiple offers. Track 2: Homes that are dated, overpriced, or need work are sitting on the market and eventually accepting price reductions. Which track your home lands on is determined almost entirely by how you prepare and who you work with.

The critical distinction the online platforms miss is this: the Zestimate or Redfin estimate on your home is a statistical average. It has no idea that your kitchen was remodeled in 2022, that you back to the greenbelt, or that your street has exceptional curb appeal. Conversely, it also doesn't know your home needs a new HVAC system or that the master bath is dated.

A true home value analysis for a Folsom property in 2026 requires a human expert who knows your neighborhood block by block — not an algorithm. That is exactly what Elevate Realty Group provides, at no cost and with no pressure.

Section 2: "Should I Sell Now or Wait?" — The Folsom-Specific Answer

The national media will tell you the housing market is "resetting" or "cooling." What they won't tell you is that Folsom operates by its own rules — and right now, those rules favor sellers who are prepared.

The Bay Area Migration Factor — Still Very Real

Despite some return-to-office mandates, the Sacramento region is still absorbing an estimated 20,000 new Bay Area residents per year. When the median San Francisco home sells for $1.5 million, Folsom at $760,000 is a genuine bargain — and Bay Area buyers with tech equity know it. San Francisco was the #1 source market for Folsom homebuyer searches in 2025, per Redfin migration data.

The New Construction Competition in Folsom Ranch

Thousands of new homes are being built south of Highway 50 in Folsom Ranch, with builders offering mortgage rate buydowns as low as 3.99%. This is real competition. However, established Folsom neighborhoods north of Highway 50 hold distinct advantages: larger lots, mature landscaping, no Mello-Roos taxes (which average $4,000 per year in Folsom Ranch), and established communities. These are significant selling points that a skilled agent knows how to communicate.

The Intel Effect — Less Than You Think

Folsom's Intel campus reduced its local workforce by approximately 2,500 employees over the past two years. Many sellers worried this would flood the market. It hasn't. Samsung, Qualcomm, and Agilent are actively moving into the former Intel space. Folsom's employer base is diversifying, and its fundamentals remain strong.

Inventory Is Rising — But Folsom Is Still Undersupplied

The region now has approximately a 3-month supply of inventory, which is moving toward a balanced market. Historically, a balanced market required 5–6 months of supply — a level Folsom hasn't seen in over a decade. You are not competing with 50 other sellers on your street. You are competing with two or three. That is still a position of seller strength, if you execute correctly.

Steve LaMothe's Take on Timing: The most profitable Folsom sellers I work with are not the ones who perfectly timed the market. They're the ones who prepared their home strategically, priced it accurately, and partnered with a team that knew how to create competition among buyers. Those sellers net 10–20% more than their neighbors who went the traditional route.

Section 3: "Do I Need to Fix Up My Home Before Selling — Or Is It Not Worth It?"

This is where Folsom homeowners leave the most money on the table — and where Elevate Realty Group's programs create a truly unfair advantage for our clients. The traditional answer has always been: "It depends. Do some updates, skip others, price accordingly." That's not good enough. Here's the honest math on Folsom homes in 2026:

$15,000 average concierge renovation investment → $75,000 average added value to final sale price.

A thoughtfully executed pre-sale renovation in Folsom — updated kitchen surfaces, fresh paint, new fixtures, professional staging, landscaping refresh — consistently produces returns of 3x to 5x the investment at closing. The problem has always been the same: most homeowners don't have $15,000–$30,000 sitting in cash to invest in a home they're about to sell. That's the exact problem the Elevate Concierge Program was built to solve — and it's changed the financial outcome for hundreds of families in the Sacramento region, including dozens right here in Folsom.

Section 4: Elevate's Exclusive Programs for Folsom Sellers

Most real estate agents can show your home and put it on MLS. That's the baseline — and it's not enough in Folsom's 2026 market. Elevate Realty Group offers three proprietary programs that no traditional agent can match. Together they address every scenario a Folsom seller faces.

The Concierge Program — Renovate Now, Pay at Closing. Zero Interest.

The Instant Offer Program — 3 Cash Offers on Your Folsom Home. 72 Hours. No Hassle.

The Trade-In Program — Buy Your Next Folsom-Area Home First. Then Sell. Zero Stress.

Section 5: "What Makes Elevate Different From Every Other Folsom Agent?"

That's a fair question to ask. Every agent in Folsom will tell you they work hard, know the market, and care about their clients. Here's what separates Elevate Realty Group from every other option available to Folsom homeowners in 2026 — in concrete, verifiable terms:

The Elevate Marketing Investment for Your Folsom Home: Every Elevate listing receives 4K professional photography and drone video, 3D virtual tours, a $2,000 dedicated digital marketing budget, Google and Facebook retargeting campaigns, Zillow Premier placement, a mass email blast to our 50,000-contact database, and radio exposure across our Sacramento media partnerships. Most traditional agents post photos and hope for the best. We build a campaign.

Section 6: "How Do I Get Started? What Does the Process Look Like?"

Selling your Folsom home with Elevate is a completely different experience from working with a traditional agent. Here's the simple, no-pressure path to getting started:

Step 1 — Free Home Value Consultation. Call 916-436-SELL or visit homesbyelevate.com. One of our Folsom-area specialists walks through your home, analyzes the current market data, and gives you an honest, accurate value range — no obligation, no pressure, no gimmicks.

Step 2 — Program Selection & Customized Plan. We present all three program options and build a custom selling strategy for your specific Folsom home — whether that's a full Concierge renovation, an Instant Offer comparison, a Trade-In for your next move, or our standard Full Package listing.

Step 3 — Preparation & Launch. Our team executes every step of your plan — staging, media production, marketing campaign launch, and open house strategy. You stay informed with weekly update calls while we handle every detail.

Step 4 — Maximum Offer. Maximum Net. Closed. We negotiate on your behalf with precision and expertise. Our 99.7% list-to-sale ratio and 0.25% price reduction rate tell the story: Elevate clients close at or above asking price. Then you get paid — and your concierge costs are simply deducted at closing.

What Elevate Clients Say — Real Stories From Real Folsom-Area Sellers

"From our first meeting with Steve we chose the path we wanted to take and took his suggestions for getting the most from our sale. From the excellent communication, to the painting of the entire interior of our home, to the staging — they made it all happen. We listed higher than we thought was possible and had four offers over our asking price in ONE weekend." — Lynn Krogstad, Elevate Concierge Client

"Steve and his team decided what elements of the home to renovate for the highest return, lined up the contractors, purchased the materials, scheduled everything, and even paid for it when I didn't have the funds available. It was an extremely smooth process from start to finish." — Dirk, Elevate Concierge Client

Find Out What Your Folsom Home Is Worth — Free, No Obligation

If you own a home in Folsom and you're curious about your value, thinking about selling, or wondering whether the Concierge, Instant Offer, or Trade-In program could work for you — the next step is simple.

Call or text: 916-436-SELL | Visit: homesbyelevate.com

Serving Folsom · Empire Ranch · Willow Creek · Broadstone · Glenn · Folsom Ranch · El Dorado Hills · Granite Bay

About Elevate Realty Group

Elevate Realty Group is the #1 small real estate team in the Sacramento region, ranked #8 in California and Top 1,000 in the United States by RealTrends. Founded by Steve LaMothe and affiliated with Keller Williams, Elevate has served 2,000+ families, closed $1.5 billion in sales, and earned 500+ five-star reviews. Elevate is a Dave Ramsey Endorsed Local Provider and proud partner of the Sweet Dreams Foundation, donating a portion of every commission to create dream bedrooms for children battling life-threatening illnesses.

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Top 3 reasons buyers cancel sales in Folsom

By 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.

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.

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