Kathy Bristol - Realtor

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Kathy Bristol - Realtor

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Kathy O'Brien Bristol Realtor at Coldwell Banker

10/28/2026

Sacramento’s multi-family market is packed with options, here’s what’s really available right now.✨

There are 149 multi-family homes on the market, so buyers and investors have lots to pick from.

These homes have been listed about 78 days, which means properties aren’t moving instantly. This gives everyone more breathing room to review choices, make visits, and plan their next steps. 📝

In the past 30 days, 33 homes joined the market, so fresh opportunities are appearing all the time. 🌟

About 20.8% of current listings have trimmed their asking price, opening the door for conversations on value and negotiation for those ready to make a move. 💬

Whether you’re looking to buy your first property, expand your investment portfolio, or just want insight on today’s listings, knowing what’s out there is the key.

What matters most to you in a multi-family home: price, timing, or finding just the right fit?

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/23/2026

Thinking about building or investing in a Sacramento neighborhood? The city’s Missing Middle ordinance is changing the way small-scale redevelopment works. 🏡

Now, property owners can consider adding duplexes or other multi-unit options on lots that were previously limited to single-family homes. These projects are guided by how the homes fit into the neighborhood’s look and feel, not just how many units are allowed. Anti-displacement rules remain in place, protecting existing tenants and affordable homes, so new development adds options without trading away what’s already here. 🏘️

The updated approach also makes it easier to explore creative designs, like bungalow courts or accessible multi-unit layouts, while keeping requirements for site planning, design, and safety at the forefront. City programs support repeatable infill plans, streamlining approvals for owners and builders ready to take the next step.✨

Curious how these new rules could change your redevelopment possibilities? Share your thoughts or questions about Sacramento’s evolving neighborhoods below! 👇

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/21/2026

Fall buyers in Sacramento are finding more homes to explore and compare than they did earlier this year. 🏡

Expanded selection across Greater Sacramento means you have the breathing room to revisit priorities, take a second look at contenders, and weigh your options with less pressure. Still, the best move-in-ready properties, especially those priced right, can capture fast attention, so acting quickly remains important when a home feels like the right fit. 🕵️‍♂️

Higher mortgage rates and seasonal market changes are giving some buyers more leverage to negotiate, while motivated sellers are keeping an eye on pricing and presentation to stay competitive. In this environment, being clear about your must-haves, and knowing when to move, makes all the difference.

Which feature would top your wish list if you could compare a wider range of homes this fall? Share your answer below! 👇

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/19/2026

Here’s what’s happening in Sacramento’s single family home market right now 📊

There are 1,355 homes on the market in Sacramento, so buyers have a wide range of options to explore 🏙️

The homes now listed have been up for about 32 days, which means properties aren’t moving overnight, giving you time to tour, compare, and find the right fit ⏳

Whether you’re thinking of moving up, buying for the first time, or investing, this kind of supply and pacing can shape your experience in Sacramento. It’s all about making informed choices that fit your timeline and goals.

What matters most to you when shopping for a home: having plenty of options or taking your time to decide?

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/16/2026

When buyers keep touring your Sacramento home but hold back on offers, it’s rarely just about timing. 🧐

This is usually the market signaling that something about price, condition, or presentation doesn’t quite match what today’s buyers expect in your area. In an active market like Sacramento, move-in-ready homes often get snapped up, while others see more hesitation, especially if buyers spot work to be done or sense the price stretches their comfort zone.

It’s smart to treat steady interest without solid offers as valuable feedback. A quick review of comparable homes, fresh listing photos, or minor updates can help your property stand out. Sometimes a small shift, like making showings easier or clarifying disclosures, unlocks that next level of buyer confidence. 🏡✨

If interest stays strong but no one steps forward, rethinking your approach can make all the difference.

Ever wondered what tweaks would motivate you to make an offer instead of just touring? Share your thoughts below!

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/14/2026

Estimating your property-tax line starts with understanding Sacramento’s unique assessment rules. 🏠

In Sacramento, your home’s assessed value is the foundation for property taxes, but that figure isn’t set in stone. When you buy, build, or remodel, your assessment can adjust, which means the seller’s current bill won’t always predict your future costs. Before finalizing your budget, always check the official assessed value and look for any exemptions you might qualify for, these can make a real difference for owner-occupants.

Take advantage of the county’s assessment tools to review the latest numbers, confirm any exemptions, and see if a review is warranted if values look high. Building your tax estimate this way creates a clearer, more reliable ownership budget, and helps you spot unexpected shifts before they impact your wallet. 🔎

Curious if your projected tax line matches what you’d actually pay in Sacramento? Share your questions or budgeting tips below! 💬

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/12/2026

Most buyers assume property taxes are about the price paid, but the parcel itself is what really sets your Sacramento bill. 🏡

Each Sacramento property carries a unique blend of taxes that go far beyond just the base value. The real story unfolds with overlays like voter-approved bonds, special assessments, and even possible Mello-Roos charges, all of which hinge on the exact location, not just the purchase price. That’s why two homes on the same street can face different bills, even if they sold for similar amounts.

Before you commit to an offer, always ask for the property’s specific tax-rate-area details and any special assessments. This way, your budget truly reflects Sacramento’s parcel-by-parcel reality instead of relying on generic estimates. Pair this with a careful review of insurance, maintenance, and reserves for a realistic game plan that prevents surprises.

Did your tax bill catch you off guard when you bought? Share what you wish you’d checked first! 💬

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/09/2026

Wondering who actually needs to live on campus under Sacramento State’s new two-year requirement? 🏡

This policy applies to incoming first-year, non-transfer students starting in Fall 2026, but not every freshman is included. If you’re living with immediate family close to campus, meet age or military criteria, have special circumstances like financial hardship or a medical reason, or can document another qualifying exception, you may be exempt. The university has even adjusted distance rules and added more student housing, but some students still opt for private rentals if they don’t get a spot or need something different.

So, the shift is bringing more students into campus life, but exemptions and limited spots mean some demand continues in nearby neighborhoods. If you’re thinking about renting or planning your move, it’s all about knowing your eligibility and weighing the options. ✨

Have you or someone you know navigated this new policy? Share your experience or questions below! 👇

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/07/2026

Why do sale and listing prices in Sacramento often paint two different pictures? 🏡

When you see a listing price online, you're looking at the seller’s opening number, their best-case scenario for how the market will respond. The median sale price, on the other hand, tells the story of what buyers and sellers actually agree on once negotiation plays out.

In Sacramento right now, buyers have more choices than during the tightest market moments, with both new construction and fresh listings coming onto the scene. Sellers may set their prices high, but what actually closes depends on demand, property condition, and how competitive the neighborhood is. Certain areas are still seeing strong interest, especially for homes that truly stand out.

Understanding this difference helps you set realistic expectations whether you're searching or listing. Having a pulse on both numbers means you’re prepared to navigate today’s market with confidence. 🤝✨

Have you noticed a big gap between listing and final sale prices during your own search? Tell me about your experience below! 👇

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

10/05/2026

Higher mortgage rates have shifted what buyers can do in Sacramento, but new strategies can help you stay in the game. 🏡

When borrowing costs rise, it’s not just about the price tag anymore. The real focus becomes what’s comfortable for you each month, factoring in not only your loan but also property taxes, insurance, and the unique costs of your new home. Because predicting the next drop in rates is uncertain, smart buyers are weighing their options differently, exploring concessions, rate buydowns, and more flexible negotiations rather than waiting for a perfect moment.

If you’re eyeing a purchase, the best move right now is to center your search around overall affordability and be open to creative offer structures. Sellers are often willing to discuss solutions that work for both sides, from helping with closing costs to providing credits. Comparing loan options, fixed and adjustable, can also reveal new ways to reach your goals without overextending.

How are higher rates shaping the way you think about your next move? Let’s talk about what matters most to you below. 💬

Kathy Bristol
916 606 1244
[email protected]
CALRE #01799999

Address

750 Alhambra Boulevard, Ste 150
Sacramento, CA
95816

Telephone

+19166061244

Website

http://kathybristol.cbintouch.com/

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