Selling in Natomas when buyers can compare the same floor plan

Competing with your own floor plan

Natomas neighborhoods were built in phases by a handful of builders, so your home is likely to be compared with recent sales of the same or very similar models. That is good for pricing accuracy, but it means buyers notice the differences quickly: an upgraded kitchen, new flooring, a premium lot, a better-kept backyard, or the opposite.

• List every upgrade with dates: flooring, counters, HVAC replacement, water heater, roof work, landscaping, window coverings and appliances.
• Note lot advantages, such as a corner or cul-de-sac location, a larger side yard, no rear neighbors or proximity to a park or lake.
• Fix small things buyers use to compare: worn carpet, scuffed paint, tired fixtures and overgrown yards.

A comparative market analysis uses those differences to place your home among recent sales of similar plans.

Presentation and timing

Because buyers can walk through a neighbor’s model, staging and photography do more of the work here. Show how rooms can be used, especially lofts, flex rooms and downstairs bedrooms, and photograph the backyard at its best. Clean, neutral spaces make your upgrades easier to see. If you have a choice, plan to list when the yard and any community lake or park nearby look their best, and avoid overlapping with a builder’s sales event for a similar plan nearby.

Solar: owned, financed or leased

Solar is common on newer Natomas homes, and how it is held changes the sale. Buyers and their lenders will ask:

1. 01Owned outright: provide the purchase documents, warranties and a year of SMUD bills. The system is part of the home.
2. 02Financed with a loan: some solar loans are secured with a filing against the property and must be paid off or handled in escrow. Get a payoff early.
3. 03Leased or under a power purchase agreement: the buyer usually has to qualify for and assume the contract, or you buy it out. Contact the solar company as soon as you decide to sell, because the transfer process can take weeks.

Flood insurance and special taxes

Natomas buyers almost always ask about flood risk. Look up your address on the current FEMA map and gather your flood insurance declarations page if you have a policy. An existing National Flood Insurance Program policy can sometimes be assigned to the buyer, which may help them; ask your insurance agent whether yours qualifies.

Pull your latest property tax bill and highlight the special taxes and assessments. Buyers compare total monthly cost, and a clear explanation of what each charge is and how it changes is more reassuring than a surprise during escrow. Sales here also pay the City of Sacramento real property transfer tax in addition to the county tax; who pays the city portion is negotiable.

HOA, warranty and disclosure package

• Order HOA documents early. California requires sellers in associations to provide governing documents, budgets, reserve information and other items, and associations can take time to deliver them.
• If your home is less than 10 years old, gather any builder warranty paperwork and records of builder repairs. California’s construction-defect law gives builders certain obligations for 10 years, which buyers often ask about.
• Include the airport influence area notice in your disclosures if it applies to your address.
• Have a pre-listing termite and home inspection done if you want fewer surprises in negotiation.

Our guide to preparing a home for sale covers which repairs are usually worth doing.

Next steps

Dan’s selling process explains preparation, photography, pricing and negotiation. If you’re buying your next home at the same time, read buying and selling at the same time. For more on the area, see the Natomas guide, or contact Dan about your address.

Common questions

Can I sell a Natomas home with leased solar panels?

Yes. The buyer typically applies to take over the lease or power purchase agreement, or you buy it out before closing. Start the process with the solar company early, because approval can take several weeks and lenders need the paperwork.

Will buyers need flood insurance?

It depends on the current FEMA flood zone and the buyer’s lender. Share your flood zone and any policy information up front; it helps buyers budget and avoids last-minute surprises.

Which transfer taxes apply to a Natomas sale?

Both the Sacramento County documentary transfer tax and the City of Sacramento real property transfer tax, because Natomas is inside the city. Who pays the city tax is negotiable; escrow calculates the amounts.

Official sources

Records and rules are parcel-specific, so look up the exact address with the responsible agency.

• FEMA Flood Map Service CenterFlood zone lookup for a specific address.(opens in a new tab)
• FloodSmart (National Flood Insurance Program)How flood insurance works, what it covers and what affects cost.(opens in a new tab)
• City of Sacramento Real Property Transfer TaxThe city’s transfer tax, charged in addition to the county tax.(opens in a new tab)
• Sacramento County AssessorParcel lookups, assessed values and property characteristics.(opens in a new tab)
• Sacramento County Department of AirportsSacramento International and the county’s other airports.(opens in a new tab)

Local rules, districts and fees change. This guide is general information, not legal, tax, insurance or lending advice, and it describes places by property, travel, costs and services, never by who lives there.