Buying a home in Sacramento County isn’t just a financial move — it’s a lifestyle shift. Whether you’re moving up, relocating from the Bay, or buying for the first time, here’s what you need to know to succeed in this market.
I’m LuAnn Shikasho, your neighborhood-obsessed Sacramento realtor. I’ve helped hundreds of buyers navigate this exact process, and trust me — it doesn’t have to be overwhelming.
Step 1: Know Your Numbers (and Get Pre-Approved Early)
Before you fall in love with a Craftsman in East Sac or a new build in Elk Grove, make sure your finances are squared away.
✔️ Check your credit score (620+ is a good baseline)
✔️ Factor in property taxes (Sacramento County averages ~1.1%)
✔️ Save for closing costs — usually 2–3% of the purchase price
✔️ Get pre-approved to strengthen your offer
💡 Local Insight: Sacramento buyers can tap into programs through SHRA and CalHFA. These can help with down payment or closing cost assistance — especially for first-timers.
Step 2: Find the Right Neighborhood
Every Sacramento neighborhood has its own charm:
🏡 East Sacramento: tree-lined streets, historic architecture, community feel
🌳 Elk Grove: new homes, great schools, family-friendly energy
🌆 Midtown: urban buzz, walkable cafés, perfect for professionals
🚴♀️ Folsom: lakes, trails, and upscale living
🏠 Rancho Cordova: affordability + easy commutes
Before deciding, explore at different times of day, check commute routes, and visit the local coffee shop. (If the barista knows your order after two visits, you’ve probably found your spot.)
Step 3: Tour Smart & Ask the Right Questions
Once your pre-approval letter is in hand, start touring homes. Focus on:
Structure and layout over décor (paint can change; plumbing costs more!)
Roof age, HVAC condition, and possible flood zones (especially near the American River)
Community vibe — are people walking dogs, kids playing outside?
A seasoned local agent (👋) can help spot red flags and opportunities you might miss on your own.
Step 4: Write an Offer That Wins
Sacramento County’s market remains competitive — especially below the $700k price range.
When it’s time to write an offer:
Attach your pre-approval letter
Keep your contingencies realistic but appealing
Offer a flexible escrow if it helps the seller’s timeline
💬 LuAnn’s Note: I’ve seen homes won not just on price, but on presentation — clean offers, fast response times, and professional communication matter.
Step 5: Escrow, Inspections & Appraisal — The Final Countdown
Once your offer’s accepted, we move into escrow. Expect to:
Complete your home inspection (non-negotiable in my book)
Wait for the appraisal (the lender’s valuation)
Review disclosures carefully — Sacramento homes can vary widely in age and condition
Average escrow in Sacramento runs about 25–30 days, depending on your lender and title company.
Step 6: Closing Day — And Then, Welcome Home 🎉
Once your loan funds and the title records, you’ll get the keys!
Next steps:
File your Homeowner’s Property Tax Exemption
Set up utilities (SMUD, PG&E, or local city water)
Budget 1% of your home’s value per year for maintenance
Sacramento’s sense of community is strong — say hi to your new neighbors, check out the local farmers market, and settle in.
Why Sacramento County Still Shines in 2025
Even with shifting rates and inventory, Sacramento remains one of California’s most balanced real estate markets.
Affordability: still lower than most Bay Area counties
Proximity: 90 minutes to Tahoe, 2 hours to SF
Quality of life: sunshine, trees, culture, and a slower pace
Sources:
Final Thoughts
Buying a home in Sacramento County doesn’t have to feel complicated. With the right preparation, the right people, and the right plan — it can be exciting, even fun.
And when you’re ready to find your place here, I’d love to guide you home.
📞 Let’s connect: LuAnnsHomes.com