Morgan's Minute - A Blog on All Things El Dorado County

Featured homes, New Home Communities, Tips for Home Buyers & Sellers, "Best Of" posts on local shops, restaurants, hikes, and events. This blog has it all!

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March 10, 2023

2023 March Market Update


Let’s answer 2 important questions today…

  1. Are we in Selling Season and when will it end?
  2. Do the Seller’s current expectations meet today’s reality?


Diving right in! Are we in Selling Season yet? A resounding YES! Both from what I’m seeing (multiple offers, homes selling quicker than a couple months ago, and open house attendance) and from the stats, I can firmly tell you we are in Full-On Selling Season. 


The graph you see below shows the last 15 months of Homes For Sale (light green) VS Homes Sold (dark green) in the given month. Please note that the Homes Sold generally accepted an offer the month prior (IE An accepted offer in April is a Home Sold in May). 


You’ll notice that this February had more homes sell than in January. This is the indicator that the Selling Season has begun. Home Sales rise, and also a higher percentage of homes for sale actually sell (40% of homes sold in February vs 25% of the homes in January). This means things are tougher for Buyers but easier for Sellers.


So when will it end? Though last year had some additional factors (IE mortgage interest rates rising steeply)., you can see that May of 2022 was when the most homes sold. Then from June on the number of Homes Sold began to drop. So since the Homes Sold in May likely accepted an offer in April, the main part of our selling season would be February through April. That’s when the percentage of homes selling is at it’s highest. May and June we still have plenty of home sales, but the percentage of homes sold begins to drop off, so I would consider that “Shoulder Season”. May, June and July are also when we typically see the MOST homes for sale (inventory) and thus the market becomes more negotiable for Buyers and tougher to sell for Sellers.


None of this is “bad” news. It just means that when you decide to buy or sell, you need someone to explain to you exactly what’s going on in the current market in order to make the best decisions for yourself. 




Now let’s answer question 2: Do the Seller’s current expectations meet today’s reality?


If you take a peek at the graph below, you can see the Green line represents the Average Active Price (For Sale Price) and the Red line represents the Average Sold Price. 


Last month the Average Active Price was the highest it’s ever been at $1,025,000. That’s an increase of 4.6% from last February. And yet, the Average Sold Price was $711,000, a decrease of 3.1% from last February. Interestingly, it appears Sellers remain very optimistic about the sales price of their homes. Thus, Seller’s expectations are not inline with reality. 


Reality is we have a slow overall decrease in prices and a more negotiable market than the last couple years and in order to sell efficiently and get the top price  it makes more sense to list at a fair value not an upward trending value. By pricing fair, you have a higher chance of selling and a lower chance of Buyer’s driving a hard bargain with their negotiating tactics.



There are so many factors when it comes to deciding to Sell or Buy a home. And though many people want to Buy or Sell at the BEST time, it may be wiser t contemplate the best time FOR YOU. And then work within the parameters of the market to make great decisions on strategy. I’m always available to help you with that - just reply to this email or give me a call. 530-503-5225.


Posted in Market Updates
Feb. 10, 2023

JUST LISTED 4019 Pearl Road, Pollock Pines

4019 Pearl Road, Pollock Pines
4 BD  |  3 Full Baths  |  2,373 SqFt  |  $565,000

Custom home with an updated cabin vibe nestled among the pines. Views and privacy abound! With a treehouse feel, the main level is flooded with natural light from the wood floors to the vaulted ceilings. Updated kitchen with stainless steel appliances and quartz counters opens to the living room and overlooks the large covered deck. Main floor Primary bedroom features outdoor access, 2 walk-in closets, tub, oversize shower stall, and dual vanity. Downstairs are 3 additional bedrooms, full bathroom and family room. Downstairs also features it's own covered deck. Upgraded features include NEW roof (2021), OWNED SOLAR (2021), steel beam construction (more insulation and no wood rot), tankless water heater, and trailer/RV/boat parking. This home is within Gold Ridge Forest HOA which includes snow plowing and use of a pool, clubhouse, tennis courts and more!



For more property information CLICK HERE


Posted in Just Listed
Feb. 10, 2023

JUST LISTED - 0 Chrome Ridge Road, Placerville, CA

0 Chrome Ridge Road, Placerville, CA

1.80 Acres  |  Waterfront  |  Vacant Lot

Rare find in El Dorado County! Waterfront lot with direct access to pond. Imagine morning coffee on your back deck watching the geese or Summer afternoons swimming and fishing...right out your backdoor! Gently sloped lot with a few great Oaks to provide shade and landscape.


Posted in Just Listed
Oct. 13, 2022

Just Listed - 3004 Courtside Dr, Diamond Springs, CA 95619

3 Beds  |  2.5 Baths  |  1,247 Sq Ft  |  0.08 Acre

OFFERED AT $345,000


Wonderful corner lot on a quiet cul-de-sac in convenient Diamond Springs! Spacious open concept first floor is perfect for casual living and entertaining. Fenced in backyard with large patio is private and a blank slate for your dream garden or swing set. Upstairs features an oversized Primary bedroom with large walk-in closet and ensuite bathroom. 2 generous sized spare bedrooms are great for a home office, children, or guests. Extra deep 1-car garage allows for tons of storage and the 2 car driveway is a bonus in this quiet, convenient neighborhood!


Posted in Just Listed
Sept. 13, 2022

JUST LISTED - 5637 Vacation Blvd, Somerset, CA

3 Bedrooms  |  2 Bathrooms  |  1796 SQFT  |  0.68 Acres

Offered at $380,000

Dreaming of a home near a river? One of the best homes on one of the largest lots is available in the lovely community of Outingdale with EXCLUSIVE access to the Cosumnes River. Imagine taking a 2 minute stroll and being at a private beach with multiple swimming holes! Featuring cathedral ceilings, open concept layout, extra deep garage, 2 decks for BBQs and lounging, brand new exterior paint, wood burning stove, and TONS of storage! Kitchen has high quality Kraftmaid cabinets, 2 pantry closets, long peninsula AND island. The Primary Suite has it's own private deck, ensuite bathroom with jetted tub, and oversize walk-in closet. Under the home is an unfinished basement area perfect for a TV/Game room, extra guest sleeping area, or home office. Short drives to Fair Play and Plymouth wine countries, Placerville, Sutter Creek and more! This home is perfect to make everyday feel like a vacation!


CLICK HERE for Video Tour

Posted in Just Listed
June 25, 2022

3 Strategies to Get More Eyes on Your Listing

Who doesn’t want more 👀 on their home, right? 

I mean, the goal is to get the very best price you can. And the more showings you have the more offers you get. 

So here’s how to get your UNFAIR share of attention on your home when it’s listed:

☝️ Focus on the Lifestyle: The description and pictures need to tell a story of WHY someone wants to live in that house. After all, people don’t just buy a home because it has 3 beds, 2 baths and 2,000sf…they buy because they feel emotionally attached! So highlight the best features with staging, description, photos and videos done in an intentional & strategical way.

✌️Apply the Magic of Staging: Have you ever been in a model home? Well, let’s just say I’ve never been in one that didn’t make me wanna live there! There is so much power in having a home professionally staged. A Pro knows how to tell a story through furniture and decor…the story always being a welcoming home that almost anyone can imagine themselves living in. Make sure you have THAT magic!

🤟 Price It Right: Even if your marketing is ON POINT, if your pricing is off your home will get ignored. A strategic list price is 90% of the game - so make sure yours lands you with MORE buyers looking, and not less. I mean, you do want them fighting over the home, right? 😉

Wanna work with someone who understands these strategies and more?? Send me a DM and we can get the conversation started 💙

Posted in Home Selling Tips
June 21, 2022

3 Must-Know Tips When Buying a Brand New Home

If you’ve been paying attention, you probably noticed that this is the second time in the last 30 days I’ve had New Homes as the topic. Why? Because with precious little resale inventory for our home buyers to purchase I want to make sure you know there is another option.
We have LOTS of new home subdivisions throughout El Dorado County and the Sacramento Valley Region, and though you will usually need to wait 4-12 months to move into your new home, you won’t have the same complications other home buyers are having getting their offers accepted. So it may seem like more time, but it's actually about the same amount of time. Even better, your equity is growing while you wait for it to be finished. Cool trick, right?
Want to know more? Watch the video and then contact me so we can start working on getting you into your Brand New Home.


Posted in Home Buying Tips
June 20, 2022

Cost of Buying a Home

I've had more than one home buyer come to me completely surprised that there were more costs to buying a home than a down payment. 
So here's the skinny on what it REALLY costs to buy a home.
⓵ Down payment: VA and USDA loans have a 0% down payment - but most loans require between 3 and 20% of the purchase price as a down payment. 
② Loan and escrow closing costs: These costs include what the mortgage lender is paid upfront, prepaid property taxes, homeowners insurance, title insurance, and other fees. Typically these fees add up to 1-3% of sales price. 
⓷ Home Inspections: In our area, it's commonplace for the home buyer to pay for most of the inspections. The 2 most common inspections are a Whole Home ($450-700) and Pest/Termite ($100-200). In rural areas it's normal to also have a Septic inspection ($150-600) and a Well inspection ($500-700). 
④ Moving Costs: If you are doing a local move and using a Uhaul, it could be as little as a couple hundred dollars. But if you are using professional movers and moving long-distance the cost could be anywhere from $3-10k. 
What other questions do you have about buying or selling a home? Send me a DM or give me a call - I'm always looking to answer YOUR questions and get you educated. After all, education is power. 💪

Posted in Home Buying Tips
June 14, 2022

Let's Talk Mortgage Pre-Approval Letters.

Let's Talk Mortgage Pre-Approval Letters.
So long as you have your financial documents accessible, it’s easy to get a mortgage pre-approval letter.
So why are so many home buyers insistent that they’ll do it after they find “The One”?
I may never know the answer to that question. 🤷🏻‍♀️
But I can say that in my 12 years of selling real estate I’ve never seen a home seller accept an offer from a home buyer who doesn’t have a pre-approval letter OR wait for a home buyer to get one.
If you are serious about buying a home this year, let’s start working on getting fully pre-approved. This means submitting tax returns, bank statements and other pertinent financial documentation to a mortgage lender and then having a loan underwriter review them.
Once reviewed, you’ll have a much clearer picture on how much you can borrow and what your monthly payments will be. AND you can actually buy a home!!
Pre-approval letters last 60-90 days and are easy to update if necessary.
So again, if you are even thinking about buying this year, there is no harm in getting pre-approved now so that when you are ready to home shop you are truly ready!


Posted in Home Buying Tips
June 13, 2022

Investing In A Short-Term Rental

It’s Summertime and we’re all thinking about the adventures we’d like to have and places we’d like to go. AirBNB has become quite the sensation over the last several years and I know more-and-more people starting their own short term rental businesses either as a side hustle or a full time gig. Even I have been considering getting in the game!
In fact, one of my listings, 5637 Vacation Blvd, Somerset would be a PERFECT short term rental, and I’m going to use it as an example when considering purchasing your own.
What do you need to consider when investing in a short term rental?
Down Payment: If you will be purchasing a separate property from where you live it will be considered an investment property. Investment properties typically require 20-25% down payment. With a home like Vacation Bed you’d need between $85,000 and $106,000 as a down payment.
Prepping the Home: Almost any property will need some prep to become a short term rental. Remember, the homes that do the best have a “personality” that you’ll want to infuse in your property. Vacation Blvd could use some interior paint, new flooring, and a bathroom remodel. Plus most properties need furniture and household items. I’m going to guesstimate a budget of $30,000 for this particular property.
Between Down Payment and Prep the initial investment is somewhere between $115,000 and $131,000.
Next you need to consider your monthly expenses. Mortgage payment, taxes and insurance going to run approximately $2,535 per month. 
You’ll also want to do some research on going rate and average days rented per month. With Vacation Blvd I sourced another nearby rental commanding $215 per night on average. They could only sleep 6, whereas our example home could sleep up to 10 people. Also, the other home could use a lot more cuteness! And with our “remodel” and staging Vacation Blvd would surely beat them out on attractiveness. For that reasonI’d conservatively estimate $235 per night (and you may be able to get more). Also, I noticed the comparable home was renting around 20 nights per month. I’d want to do more research, but this is the number I’m going to use today.
20 nights per month X $235 per night = $4,700 per month.
$4,700 - $2,535 PITI = $2,165 profit per month, or $25,980 per year. Not bad!!
It’ll take 4 1/2 to 5 years to recoup the initial investment. But remember! You’ll also be gaining equity at the same time, thus it’ll actually be faster.
I don’t believe owning short term rentals is a walk in the park, but I do think it can be an amazing opportunity to build wealth, have profitable investments, and have a meaningful business.

Ready to begin your real estate investment journey?