Home Source, September 22, 2023

Investing and building with undeveloped land challenges

Back in 2015 I helped Tom purchase a 5-acre rural lot in El Dorado County where he had planned on building a home. It had a good well, mountain views and, like many rural properties, it was accessed by a gravel rutted road. The house never got built and I listed the lot last week. If it sells at the listed price Tom will have doubled his purchase price.

Generally, I’m not in favor of raw land as an investment. It produces no income, it is subject to regulatory changes that may a ect its value and every year it becomes more costly to build something on it. Tom’s lot will sell because it’s 15 minutes from El Dorado Hills Town Center but overall investing in unimproved land in El Dorado County is risky.

In 2015 when Tom purchased the property there were 300 lot sales in the county with a median selling price of $95,000. This year there will be 200 land sales with a median purchase price of $112,000. Houses are a better investment. The median price for a house in 2015 was $400,000 and this month it’s $600,000.

The best year for county land sales was back in 2005. That year there were 800 sales with a median selling price of $200,000. Sales and prices have been declining since. In 2021 the median selling price for unimproved land was $155,000. In 2022 the price had dropped to $125,000 and this year, $112,000. One reason for the dramatic price drop is that many good lots have sold and what’s le is less

desirable. The other reason is that it’s too expensive to build.

The average square-foot price buyers are paying for a typical county home this year is about $315. That’s based upon 1,400 sales averaging 2,050 square feet in size. Building a new 2,000-squarefoot home will cost $375 a square foot not including the cost of the land. Yes, building costs will be di erent depending upon design, custom features and other variables but generally it’s 25% more costly to build new than buy an existing home. Most folks run the numbers and back away from buying unimproved land. For those who are more adventurous, I have some advice.

Location. When buying real estate, location is important but it’s really important when buying land. Regardless of intentions, stu happens in life that diverts us in another direction than the one intended. Most land buyers have

plans to build a home. Many don’t. They hold the property for a few years and then decide to sell. Every land buyer should think about the future resale value.

Views.Many hillside properties have great views but the footprint for a level building site is limited. Real estate agents are very imaginative when listing land that may have a view. O en the view is obscured by trees or from a ve-story house built on the top of a steep hill. Removing trees to improve a view may be at issue with the county’s oak tree ordinance. If not, landowners should thin or clear trees and brush as quickly as possible to accent the view. This improves the land’s value and is defensible space for a future hillside home.

Due diligence. Don’t ever buy land

■ See CALHOON, page 4

4045 sq ft. commercially zoned Historical Building. Construction has started and permitted with the city to convert the shop to retail and access upgrades. The upstairs addition shares the 721 Main Street address, and this part of the building has current remodel plans and a permit that can be assumed by new owners. Rough framed, plumbing and electric are finished, but insulation is not completed. Heat and air system also in. Main building could be anything you want with residential at the second floor with a deck and stairs leading down to a fully fenced 40x49’ private parking lot and year round creek.

$650,000 $26,000

Nice lot on almost an acre. All walkable, slopes down to year round stream. Seller financing available. Paved road, phone and electric to parcel.

1144 BROADWAY COURT, PLACERVILLE

Like many empty nesters, Lisa Everett and her husband looked up one day at their large, fully furnished home, where they’d raised their two sons and more than a few dogs, and decided they wanted a little less. They surveyed the roomfuls of furniture and art they’d amassed over the past 30 years, the pool, the yard, the guest house, and realized they wanted less house, less maintenance and less stuff in exchange for more time and more freedom.

They found a beautiful new home nearby that fit their vision. Now the problem was what to do with all the stuff. “We didn’t know where to begin,” Lisa told me.

Over the years I have heard lots of excuses for why folks stay stuck in homes that no longer suit them. (My cat is buried here. I just replaced the roof. I am planning to get younger.) But the most common by far is they don’t know what to do with all their stuff. That wasn’t going to hold these two back.

To help clear the runway, Lisa called Carey Kuhl, a moving concierge and owner of Kuhl Interiors, in Winter Park, Fla., to help sell the furniture not destined for the new place. A growing field, moving concierges help folks through all aspects of a move but the move itself.

And they’re not only for those on the move.

“I get called for a variety of reasons,” Kuhl said.

“People call when they are moving and don’t want

holding

sold hundreds of items, takes care of all that for a 35% commission on completed sales.

If the client has items of unique value, she can place those too. She has worked with clients to help coordinate the donation of a rare stained-glass collection to a museum and a fine grand piano to the city opera. “Most sellers just want to know their belongings will be appreciated.”

good pictures, including ones of any imperfections. Include those along with complete measurements in your post.

• Cast a wide net. You can join up to 20 selling sites on Facebook Marketplace. The more exposure the better your chances of fetching a faster sale at a higher price. She steers clear of Craigslist and does not offer shipping or delivery.

to deal with selling their furniture or when they want a fresh look, which means getting rid of old furniture to make room for new. Others want to downsize and some are tired of storing furniture in their garage or storage facility.”

Lisa checked all of the above.

What all Kuhl’s clients have in common is that their furniture is standing between them and the life or look they want.

Last week, when I got Kuhl on the phone, she was helping a senior single woman move out of a large home to an independent living facility in another town closer to her kids. Together they were sorting out what was going to auction, to family members, to the new place and what Kuhl would sell, in this case, a dining room table, a few oriental rugs, a sleeper sofa and an antique cabinet.

I overheard the client say she felt lighter already.

Lisa also felt relieved. “I wouldn’t know how to price items, or where to post them, and I would worry about scammers,” she said. Kuhl, who has

For those of you thinking, “Wow, I could use that service!” (And who couldn’t?), Kuhl recommends searching online under “moving concierge” or asking a Realtor for a referral. However, if you want to clear furniture from your runway yourself, here are some of Kuhl’s rules:

• Price it right. “Most items will sell at the right price,” she said, “though that price is often disappointing. I have to prepare my clients.” Research the online market for similar items. If the item is a sought-after brand in excellent condition, she will list it for 40% to 50% of retail. More typically, sellers should expect to get closer to 20% to 25% of what they bought it for, less commission.

• Know what’s hot and what’s not. Buyers want good quality, good brand and good price. Items from desirable retailers like Restoration Hardware, West Elm, Ballard, Ethan Allen, Pottery Barn and Bernhardt sell well. Less popular are antiques and furniture that is oversized, heavy, dark or very formal.

• Feature photos. Take

• Adjust pricing. Kuhl monitors her listings and adjusts the price downward every five or six days until the item sells.

• Do not be the mover. Consider stating in your post: “Sorry, no moving help is available on

Photo

Serving El Dorado County

The largest Real Estate publication in the El Dorado County market.

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Ian Balentine

reAl estAte

Advertising sPeciAlist

Wes Edwards

homesource editor

Krysten Kellum

contributing Writers

Ken Calhoon

Marni Jameson

grAPhics mAnAger

Letty Carvajal

For Advertising: call 530.344.5059 or 916.502.0387

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Information contained in Home Source have been obtained by sources believed to be reliable.

However, neither Home Source, Mt Democrat or McNaugthon Media /Publishing nor its authors guarantees the accuracy or completeness of any information published herein. Home Source, Mt Democrat or McNaugthon Media nor its authors shall be responsible for any errors, omissions, or claims for damages, including exemplary damages, arising out of use, inability to use, or with regard to the accuracy or sufficiency of the information contained in Home Source, and are held harmless and does not accept responsibility for any accident or injury resulting from the use of materials contained herein. All rights reserved. No part of Home Source published work may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, without written permission from the publisher.

without a proven source of water and acceptable soils if a septic system is required. If an electric meter is not on site be sure to have an estimate from PG&E as to how much that cost will be. Identify all property corners and do not rely on fences as accurate property boundaries.

Neighbors. Visiting with the neighbors will reveal critical information. Often verbal agreements exist between neighbors that may not be acceptable to a new owner. A few years ago I was walking a large parcel of rural property with a potential buyer when we met some deer hunters. During our conversation,

Equal Opportunity Law

All real estate advertising in this newspaper is subject to the federal Fair Housing Act which makes it illegal to advertise “any preference, limitation or discrimination based on race, color, religion, sex, physical handicap, familial status or national origin, or an intention to make any such preferences, limitation or discrimination.” California also extends protection based on age and marital status. The Mountain Democrat makes every effort to comply with these federal and state regulations. We ask your assistance in maintaining an acceptable standard of advertising. While they may seem inconvenient at times, these laws are written to protect you, our readers and advertisers, as well as ourselves. This newspaper will not knowingly accept any advertising for real estate which is in violation of the law. Our readers are hereby informed that all dwellings advertised in this paper are available on an equal opportunity basis. For further information, you can call the Dept. of Fair Employment & Housing at (916) 445-9918 or the State Dept. of Consumer Affairs at (800) 344-9940.Note: Rental ads that contain the phrase “Single Occupancy” refer only to the physical characteristics of the dwelling and are not intended to state a preference of either marital or familial status.

they informed us that they were neighboring landowners and had hunting rights to the property. In addition to hunters, I have discovered cows and cannabis grows where they should not have been.

Building costs. Despite land buyers due diligence, expert opinions and firm bids from contractors, building a home will be more expensive than anticipated. Be sure to have a reserve fund. Finishing a home, regardless of the cost overruns, is critical. Lenders have little patience for owners/builders who don’t have enough funds remaining in their construction account to finish their home.

ADUs. Consider two homes on one lot. It becomes very expensive when allocating the high development cost of the land, including clearing, driveways, drainage, utilities and defensible space management, for one house. When the land development cost can be allocated for two homes, development costs become more reasonable. Larger accessory dwelling units are permitted on 5- and 10-acre parcels.

Building a dream home on a property that has been personally selected can be a rewarding lifelong experience. The process, however, can quickly turn into a nightmare without thoughtful planning and a large contingency fund.

Ken Calhoon is a real estate broker in El Dorado County. He can be reached for questions and comments at ken@kencalhhon.com.

Courtesy photo

By following six steps and incorporating finishing touches, you'll create a kitchen that not only looks stunning but also functions perfectly for your lifestyle.

6 key steps for planning a kitchen remodel

Designing your dream kitchen is an exciting endeavor, but it requires careful planning and consideration. Follow these six essential steps to ensure you create a kitchen that perfectly fits your lifestyle and needs.

Assess your lifestyle : Consider how you use your kitchen. Are you an avid cook? Is it a family gathering space? Do you often host large groups? Understanding your lifestyle will help guide your design choices.

Evaluate your existing kitchen : Take a close look at your current kitchen. Identify what you love and what needs improvement. Think about storage, prep surfaces, and any changes you want to make.

Set your budget : Determine a realistic budget for your project. Prioritize your needs over wants, but leave room for upgrades and extra touches that catch your eye.

Select the right professional : Trust the expertise of a professional who communicates well and understands your vision. A skilled designer can bring your ideas to life and guide you through the process.

Plan smartly : Measure your kitchen’s size and consider infrastructure concerns like electrical

and plumbing. Focus on workflow and customize storage solutions to fit your family’s daily living.

Avoid common mistakes : Stay away from overloading with cabinets, ensure sufficient counter space, and invest in quality materials for critical areas like cabinets and countertops. Remember to be patient throughout the process and manage your expectations. Renovating can be stressful, but the end result will be worth it. Take your time and make thoughtful decisions, even if it means leaving some décor choices for later.

Finishing touches for your dream kitchen

To truly transform your kitchen, pay attention to these key finishing touches:

Lighting : Mix different types of lighting for various purposes. Use ambient lighting for mood, task lighting for meal preparation, and decorative lighting for the island and dining table.

Barstools : Select comfortable and stylish barstools, ensuring enough space between them for easy movement.

Hardware: Choose cabinet and drawer knobs and pulls that match your kitchen’s style and size.

Jameson Continued from 3

site. Please check the dimensions of your vehicle.” Otherwise, she added, “You have a 70-year-old woman wearing ip- ops showing up in a Prius to pick up a dresser.”

• Stay safe. Kuhl meets buyers at the seller’s house, when possible in the open garage or driveway. “I never sell anything from a storage unit. Buyers don’t want to go to a storage facility and I don’t want to meet a stranger there.”

• Watch for scams. Don’t accept checks, including cashier’s checks, wired funds or credit cards. Kuhl only accepts cash, Venmo and PayPal, and only does in-person transactions. Red ags include anyone who wants to wire you the money or a deposit right away. Do not give out your cell

number or email address. “That is the beginning of a road you do not want to go down.” Communicate strictly through the marketplace platform.

Be realistic. You may not get the price you think you should, but the real value is in freeing up your home and clearing the path to your next best life.

Marni Jameson is the author the forthcoming “Rightsize Today to Create Your Best Life Tomorrow: A Motivational Guide for Those Seeking Their Ideal Home Later in Life,” due out Jan. 2, and six more home and lifestyle books, including “ What to Do With Everything You Own to Leave the Legacy You Want” and “Downsizing the Family Home – What to Save, What to Let Go.” You may reach her at marnijameson.com.

6 Steps Continued from 3

Sinks/faucets : Consider modern features like pulldown spray nozzles, touchless or tap technology, and semiprofessional functionality for added convenience.

Essentials : Install undercabinet lighting for countertop work areas, backsplashes for the sink and range, and su cient electrical outlets, including USB ports for family tech.

By following these steps and incorporating these nishing touches, you’ll create a kitchen

that not only looks stunning but also functions perfectly for your lifestyle. Remember to trust the professionals, plan meticulously, and invest in quality materials like Cambria to achieve the kitchen of your dreams. As the nest countertop makers in the world, Cambria has all the design tools, tips and tricks you need to envision your new kitchen all available at Cambriausa.com. Download your kitchen planner tool today.

Brandpoint content

TailorMade Homes is an experienced luxury home builder in Serrano and the full interior design is available to view by appointment.

brand new TailorMade home picturesque greenbelt setting in Country Club.

modern home features plan including a main level The private rear with pool, spa, and fireplace. private viewing today.

Mls#223022997

Build your dream home in the highly desirable Custom Serrano Community. One of the few remaining lots with unobstructed views of Folsom Lake! Custom Serrano is a prestigious community with a private golf course, 24 hour guarded gates, private club house with restaurant, walking trails and beautiful luxurious custom homes. It is located within the area’s top rated public school district.

Stunning Sierra and valley views! Conveniently located on a private, gated court close to Hwy 50, schools, shopping, and restaurants. Recently surveyed, the water meter and sewer are in and have both been

2 homes on almost 4 acres! Main home features 1840 sf, 2 bd/2ba, & single story living. Upgraded kitchen with granite counters, newer upgraded cabinets with wine storage, double ovens, electric cooktop, built-in microwave, fridge with ice maker, dining bar, & laminate flooring. Studio apartment above garage features private entrance, full kitchen, bedroom with full bath, & living area with wood burning stove.

Introducing a unique opportunity for developers and investors. This property offers approximately 9 1/4 acres of land that can be developed as part of the Bass Lake Hills Specific Plan. There has been substantial high end development and growth in this area with more to come. Property is situated on a hilltop and offers phenomenal views with beautiful sunsets! There is an existing 1200 sf, 2bd/2ba home, with a well & septic system. Multiple access roads. EID water is stubbed to property in 2 separate locations. Property is partially fenced and accessed through a private gate.

YouR Guide to PRoPeRtY listinGs

YOURGUIDETO PROPERTY LISTINGS

You may also find it helpful to browse listings by the type of real estate you are interested in buying. To find the geographic location, look at the classification heading and locate the matching zone number on the El Dorado County Map.

To find property by geographic location, use the following reference table. Each category is separated by the zone number, type of real estate, and location in El Dorado County.

You may also find it helpful to browse listings by the type of real estate you are interested in buying. To find the geographic location, look at the classification heading, and locate the matching zone number on the El Dorado County Map. TABLEOFCONTENTS by type

Information contained in Home Source MLS Listings are accessed each week, neither Home Source, Mt Democrat or McNaugthon Media /Publishing nor its authors guarantees the accuracy or completeness of any information published herein. Home Source, Mt Democrat or McNaugthon Media nor its authors shall be responsible for any errors, omissions, or claims for damages, including exemplary damages, arising out of use, or with regard to the accuracy or sufficiency of the information contained in Home Source. All rights reserved.

All properties are listed by price, address, acreage, listing number, and the Realtor’s office number. If you would like more information about a property, call the relevant office number for that listing.

Greater Cameron Park

To find a property by geographic location, use the following reference table. Each category is separated by the zone number, type of real estate, and location in El Dorado County. Properties are sorted by price, in ascending value.

12601 RESIDENTIAL HOMES GREATER CAMERON PARK

50028808916-939-5300

50015709530-672-4500

3950002693La Canada321469

3970003141Modoc 3216330.33050015353530-676-8900

12602 Residential Homes el DoraDo Hills

4095002417Sandpiper3216000.20050031732530-676-2354

4200003097Cambridge322188

4390003427Oxford

50011310530-672-4500

3216220.33050019552530-676-8600

4399003200United 321536

50024838530-677-7801

4480003750Sheridan3217220.30050024081530-626-3333

4540003577Christa

321705

50033872916-404-2900

4655003451La Canada Dr.4219400.34050025853916-941-3830

5000002438Mellowdawn3220120.24050004250530-676-8600

5100003623Kimberly4218660.34050023612530-676-8600

5250003022Cayente4220880.18050018659530-672-4500

5390002535Country Club3324490.28050027400916-638-1177

5390003452Cambridge3220720.34050020234530-672-4500

5390003460Orinda

4225000.33050019758916-774-6700

5395003742Cambridge3328600.30050018639530-676-8600

5590002837Maryetta3222640.75050011880530-676-9609

5600002855Knollwood3324140.33050024612530-676-9609

5640003635Larkspur3224000.25050017057530-672-4500

5699003115Camerosa4335150.28050012540530-676-8600

5699503247rancho terra4220210.38250017066408-272-5109

5750003234Rancho Terra3220210.52850024391916-985-6380

5890002996Twin Oaks4328200.37050029534530-676-8600

This representation is based in whole or in part on data supplied by MetroList©. All information provided by seller/other sources has not been verified by broker. All interested persons should independently verify accuracy of above information. Copyright ©2002 – MetroList Services, Inc.

747700548Crazy Horse4228240.51040078954530-676-8600

7690003565Sudbury3346241.06050011648530-295-8440

7990003445Raben 3238000.23050026085916-965-3300

9600002521Greens Landing3235670.20040086632916-355-0202

9795003089Boeing 4444260.47950004750530-676-8600

12750004351McNeil 3226987.77050026561916-933-1400

12602 RESIDENTIAL HOMES EL DORADO HILLS

Falcon5333860.19150019418530-676-2376

6490002083Brook Mar4328080.30040082404916-933-1400

6490004213Weathervane4332290.24050022758916-941-9815

12603 Residential Homes sHinGle sPrinGs

12604 Residential Homes resCue/luneman

12702 Residential Homes el DoraDo, DiamonD sPrinGs

12605 Residential Homes

latrobe/sHinGle sPrinGs soutH

12703 Residential Homes Pleasant valley, PlaCerville soutH

12701 Residential Homes

Greater PlaCerville

12705 Residential Homes

Coloma, lotus

12802 Residential Homes

12803 Residential Homes ameriCan

12706 Residential Homes

Greenstone, GolD Hill West

12707 Residential Homes mosquito, sWansboro

12801 Residential Homes Camino, CeDar Grove

12901 Residential Homes

GeorGetoWn, GarDen valley

12902 Residential Homes

Cool, Pilot Hill

Camino $420,000

Stand alone commercial building in the heart of Camino/Apple Hill. This property has highway 50 visibility and signage. It is also security fenced and offers a parking lot that could fit 30+ Vehicles. The building has two separate areas. One area with a kitchen and large open store front. The other has a 12 foot roll up door and 2 large unfinished rooms.

Dre#01246556

$625,000 MLS#223090694

DreaMS Do coMe true!

This Stylish Home Features, Hard Wood Flooring, Formal Living Room, Kitchen Family Combo. A Beautiful and Refreshing Salt Water Pool that is Fenced, Solar that is Owned , New HVAC with Air Filtration System. Outstanding and Desirable Location, Close Yet Country. Come see this Lovely Property. What a Wonderful Place to call Home .. Enjoy the Good Life.

JuLie cLark (530) 306-7661

Dre#01230792

$675,000

callStuart.com

truLy an exceptionaL tWo Story HoMe

Level cul-de-sac corner lot with beautiful established trees and expansive lawns! This unique plan has a remarkable first floor with newer Laminate Flooring and open living and family rooms, and spacious kitchen which can accommodate large gatherings. Kitchen has newly refinished cabinets, Granite Slab Counters as well as an oversized Laundry/Utility/Pantry room just off garage - very convienient! Upstairs has Three nice bedrooms, Large Master and two baths - that’s the secret to the striking first floor! This fanstatic, level lot has huge shade trees, lawn and patio with trellis covered, Hot Spring Spa - included! R.V. gates are accessed from HUGE, level culde-sac and other side yard has two storage sheds. Great location with nearby park and great schools, all located above the valley fog! Low Maintenance Tile Roof and Stucco Exterior. No H.O.A. or Mello Roos!

Stuart Warner (530) 676-2000

$869,000

MLS#223088212

gorgeouS tuDor StyLe HoMe WitH Stunning vieWS!

Gorgeous 3.5 acre parcel! 4 large bedrooms & 4 full baths, a large chef’s kitchen with commercial Wolf Range, Bosch Dishwasher, Subzero Refrigerator/Freezer, Granite counters &a wet bar with kitchen eating area. The Great Room has expansive 20’ ceilings w/ample windows. Off the living room is a large formal dining room with additional windows... yes, to enjoy that VIEW. There is large cooled humidified wine cellar room and a library/den/office. Also on the main floor is the huge master bedroom with large master bath and walk in closet. Upstairs you’ll find 3 additional bedroom plus a bonus room. The 3.5 acre property features rock outcroppings, circular drive, gardens and YES, the amazing VIEWS. The over-sized garage has a 20’ door, cabinets and work bench. Close to downtown Placerville, hospital, shopping, hiking, biking rafting, fishing and all the outdoor things you love to do. Tahoe is just up the hill and Sacramento is within commute distance.

Dre#01149568 & Dre#02080116 Cheryl Webb (530) 306-0684 • Claudia Webb (530) 344-3037

Price reduced

$583,000 MLS#223067924

WeLcoMe to frog HoLLoW! country Living at it’S beSt!

Quiet Sleepy Street this home boasts terraced gardens,quaint relaxing spaces, Bocce ball court, herb garden. The home has open floor plan, vaulted ceilings, pellet stove for cozy nights, skylights, New Roof, New HVAC, hard wired for generator to keep the lights on! Huge garage with lots of cabinets and work bench, storage room with built-in safe. 3 bed/ 2 1/2 baths with a BONUS 4th bedroom/game room which could possibly be an Inlaw Quarters with it’s own entrance! Close to Market, Hardware Store, Schools, Jenkinson Lake, Downtown Placerville! Dre#00820101

Janice DavieS (530) 306-6899

Dre#01356944

$1,295,000

WeLcoMe to beautifuL appLe HiLL!

This gorgeous 10.8 acre property with beautiful views of the Sierra’s is surrounded by the farms & orchards of the Apple Hill Grower members. This is an outstanding opportunity for a family compound property with two residences: 3, 800sf five-bedroom house with the adjacent 2000sf annex, 2,750sf residence, and apartment above the detached garage. Total square footage between the three structures is approximately 8,350sf not including the detached garage. Or, you can occupy the five bedroom residence & enjoy rental income from approximately $3,500-$4,000 from the other residence and apartment. This is also an outstanding horse and agricultural property with 7 acres of irrigated pasture and excellent potential for vineyard or other crops along with a seasonal pond.

Dave boLSter (530) 409-2676

Dre#00996221

$699,000 MLS#223025416

vieW HoMe in caMeron park!

Janine4real.com

Lovely hilltop home located in a tranquil neighborhood has views of Sierra snowcaps and Cameron Park Lake! Immaculate, one owner home with top quality improvements: Beautiful windows, engineered hardwood flooring, Granite kitchen, and a vaulted family room. Peaceful front yard with an incredible Eucalyptus tree; Private rear deck with pergola; Huge upper back yard, ideal for gardening or a spot to create an outdoor room with a view! Your own little hideaway in a desirable Foothill community!

See movie tour: www.sweetlivingincameronpark.com

Janine Waggener (530) 295-5509

MLS#223064096

MLS#223090624