What a resale offers that new construction doesn’t
New homes come with new systems and builder warranties, but often without landscaping, window coverings, fencing or appliances, and sometimes with higher special taxes. A resale buyer gets a finished home and a known neighborhood. Make those advantages concrete in your listing:
- Front and back landscaping, irrigation, fencing, patios and shade trees, with the approximate value of what a new owner would otherwise have to add.
- Upgrades and appliances that stay with the home.
- The actual special taxes and HOA dues, which may be lower than in newer districts.
- An established street, with no construction traffic or empty lots nearby.
Special-tax notices and HOA documents
If your parcel is in a community facilities district, California law requires sellers to make a good-faith effort to obtain a notice of special tax from the agency that levies it and give it to the buyer. Dan and escrow can help you request it. Gather your latest tax bill too, and be ready to explain each line.
If you’re in an HOA, order the resale document package early. Associations charge fees for these documents and can take time to deliver them. Check that past exterior changes, such as solar, patio covers and paint colors, were approved.
Utility bills and solar
Buyers from outside Roseville may not know how Roseville Electric’s rates compare with PG&E’s. A year of electric, water and gas bills answers the question. If you have solar, state whether it is owned, financed or leased. Financed and leased systems need extra paperwork in escrow, so contact the solar company early.
Preparing an older Roseville home
For homes in the city’s older neighborhoods, gather the records buyers ask about: roof, HVAC, water heater, electrical panel, windows and sewer lateral. Check the city’s permit history for additions and conversions, and disclose anything done without permits. If your home is near the rail yard or a creek, be candid about noise and drainage; buyers will notice either way.
Our guide to preparing your home for sale covers which repairs tend to be worth it.
Pricing against new construction
Comparable sales should come mainly from resales in your neighborhood, but buyers will compare your price with builders’ prices, incentives and inclusions too. A good comparative market analysis accounts for both. Our guide to understanding a comparative market analysis explains how adjustments work, and our Elk Grove new construction vs. resale guide shows the same comparison from the buyer’s side.
Timing around new-home releases
Builders in Roseville’s growth areas release homes in phases and sometimes run incentives at particular times of year. You can’t control their schedule, but you can watch it. If a builder nearby is offering a similar plan with closing-cost incentives, your pricing and any credits you offer need to account for it. Dan tracks active new-home communities near your neighborhood so your list price is set against the choices buyers actually have that month.
Selling in an age-restricted community
If your home is in one of Roseville’s age-restricted communities, review the occupancy rules with Dan before listing so your marketing describes them accurately. Buyers will need to meet the community’s age requirements, and the association may have its own transfer and approval steps. Order the association documents early, as you would for any HOA.
Dan’s selling process covers the rest. For background on the city, see the Roseville guide, or contact Dan.
Common questions
- Do I have to give buyers a Mello-Roos notice?
- If your property is in a community facilities district, California requires sellers to make a good-faith effort to obtain the notice of special tax from the levying agency and deliver it to the buyer. Escrow and your agent can help you request it.
- How do I compete with builder incentives?
- Emphasize what’s already done, such as landscaping, fencing, window coverings and upgrades, and the known total monthly cost. Price realistically against recent resales and consider credits for buyers’ closing costs if they help.
- Is there a city transfer tax in Roseville?
- Sales in Roseville pay the Placer County documentary transfer tax. Escrow calculates the exact amount and confirms whether any other charges apply.
Official sources
Records and rules are parcel-specific, so look up the exact address with the responsible agency.
- City of RosevillePlanning, permits, specific plans and city utilities.(opens in a new tab)
- Roseville Electric UtilityThe city-owned electric utility, its rates and solar programs.(opens in a new tab)
- Placer CountyAssessor, Clerk-Recorder and Community Development Resource Agency.(opens in a new tab)
- Office of the State Fire Marshal: Fire Hazard Severity ZonesStatewide fire hazard zone maps and guidance.(opens in a new tab)
- California Department of Real EstateConsumer information and license lookups.(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.