Melissa Roybal Homes

09/16/2026

You make an offer on a home for $800,000… but what happens if the appraisal comes back at $780,000?
That $20,000 difference is called an appraisal gap, and it can have a big impact on a transaction.

A lower appraisal doesn’t automatically mean the deal is over. Depending on how the offer was written and the contingencies in place, there may be several options including: renegotiating the price, bringing in additional cash, challenging the appraisal, or simply walking away if a mutual agreement cannot happen.

This is one of the reasons I always tell my buyers that the price is only ONE part of an offer. The terms matter too.

Understanding what you’re agreeing to before you write the offer can make a huge difference if something unexpected comes up later.

Real Estate, Explained. This is a weekly series aimed at making real estate a little easier to understand.

Thinking of buying or selling in Folsom or the surrounding areas? Reach out to me and let’s chat. Even if you’re months out, it’s worth having a conversation in order to start taking the right steps. I’m always here.

Melissa Roybal DRE 01408139
Gateway Properties DRE 02022092

09/16/2026

Welcome to your Folsom Weekly Market Update. The following are the stats for this week in Folsom Real Estate:

Active:

125 homes on the market, almost exactly the same as last week
Median list price is $850,000
Median list price per square foot is $370
Median days these homes have been on the market is 40

Closed:

13 properties closed in the last week
Median closed price is $835,000
Median days these homes were on the market is 32
Median closed price per square foot is $380

Pending:

14 homes went into contract
Median list price for pending properties is $792,900
Median days on market is 39
Median closed price per square foot is $398

Inventory is about the same, median prices are about the same, price per square foot is up a bit, and days on market is trending up. There is a balanced mix of homes selling fairly quickly and homes sitting for a long time.

Any questions? Are you wondering how this affects your situation whether you are buying or selling? Let's chat. Send me a message to book a call.

Melissa Roybal
DRE 01408139
916.993.1888
Gateway Properties
DRE 02022092

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09/11/2026

My kids asked me this morning why we celebrate and I explained to them that we are remembering and honoring those who passed. I’ll never forget exactly where I was that day. I have always listened to KCBS, evan back when I was 24 years old. I was driving to my job at Visa in Foster City just passing Tanforan getting on the 280 when the second plane hit. I remember the newscaster saying “we are under attack” in a shocked voice. I looked around at the other drivers on the road. We all looked somber.

I used to start work very early back then. I called my mom to tell her what happened. We got sent home that day. My coworker’s mom was a flight attendant and in the air at the time and she was so worried. So much chaos and I sat in front of the tv when I got home watching the terror. It was so heartbreaking seeing this happen in one of the best cities in the world:

Today. We Remember. We Honor. We Never Forget.

Today, we pause to remember the lives lost on September 11, 2001, and honor the heroes, first responders, families, and communities whose lives were forever changed.

May we continue to remember the courage, compassion, and unity that emerged during one of our nation’s most difficult moments.

🕊️ Forever remembered. Never forgotten.

#9112001

09/09/2026

On this episode of Real Estate, Explained

A $5,000 seller credit or a $5,000 price reduction. Which would you rather have?

Most people assume they’re basically the same thing. They’re not. A price reduction means you’re financing $5,000 less.

A seller credit can help pay for allowable closing costs, which could mean keeping thousands of dollars in your pocket at closing.

Depending on the loan and the buyer’s situation, that credit may actually be much more valuable.

This comes up in negotiations all the time, and it’s one of the reasons I always look beyond the number being offered and ask: What does this actually do for my It’s about structuring the deal in a way that makes the most sense for you.

Questions? Thinking about buying or selling? DM me to set up a time to chat. I’m always here whether you’re making a move now or next year.

Melissa Roybal DRE 01408139
Gateway Properties

09/09/2026

What if this was your view? What if this was home for you? Slow mornings, relaxing evenings, and so much space to entertain.

Welcome to 4071 Voyager Way in Shingle Springs: a private retreat on approximately 5 acres with breathtaking hillside views.

This custom single-story home features 3,000+ sq ft, 4 bedrooms, 3 bathrooms, and a 4-car garage. Enjoy a resort-style backyard with an infinity-edge saltwater pool, spa, outdoor shower, and bathroom.

Inside, you’ll find a spacious chef’s kitchen, beautiful finishes, and a flexible living area perfect for guests, an office, or a studio. Plus, a 20' x 30' detached workshop offers plenty of space for hobbies, projects, and storage.

Privacy. Space. Incredible views. Resort-style living.

DM me for a private tour!

Melissa Roybal DRE 01408139
916.993.1888
Gateway Properties

09/02/2026

09/02/2026

How do you know if a house is actually worth what they’re asking? This came up at a showing this past weekend. A neighbor stopped by while I was showing my buyers a home. She was very sweet and talkative, loved the neighborhood, and told my buyers she thought the house was a great deal. At one point she asked me what I thought about the price.

I always run comps before I show a property, so I had already looked at the recent sales and knew the list price was pretty well supported, but then I saw the house in person. Based on the condition, I didn’t think the price made as much sense anymore, and I explained why.

The neighbor was actually really receptive to my explanation, and it turned into a great conversation. This is why I think it’s important to do the research before a showing. A house can look like it’s priced correctly on paper, but that’s not always the case.

Even a house that checks all of the boxes and is in excellent condition can be overpriced. My buyers deserve to know the whole picture, so they can make an educated decision. It’s my job to present the whole picture.

If you have been considering buying or selling in Folsom and the surrounding areas, it’s always good to have a strategy session way ahead of time. Send me a message to set up a time to chat. I am always here to help guide you through.

09/01/2026

Welcome to your Folsom Weekly Market Update. The following are the stats for this week in Folsom Real Estate:

Active:
131 homes on the market, almost exactly the same as last week
Median list price is $849,000
Median list price per square foot is $368
Median days these homes have been on the market is 39

Closed:
23 properties closed in the last week
Median closed price is $760,000
Median days these homes were on the market is 27
Median closed price per square foot is $368

Pending:
15 homes went into contract
Median list price for pending properties is $799,900
Median days on market is 11
Median closed price per square foot is $355

Inventory is about the same and days on market is trending down. The homes that are selling at a moderate pace and those that are not selling quickly can sit for a long time.

Any questions? Let's chat. Send me a message to book a call.

Melissa Roybal
DRE 01408139
916.993.1888
Gateway Properties
DRE 02022092

08/29/2026

This home does not have a driveway.

If going up steps to the fully deeded parking spot is a dealbreaker, this may not be the home for you.

However, if you work from home, love being close to coffee or dinner, local shops and events, or simply prefer historic character over a cookie-cutter home, keep watching.

2968 Coloma Street offers over 2,000 square feet, 4 bedrooms, 2.5 bathrooms, thoughtful updates to maintain historic charm, and downtown Placerville practically at your doorstep.

It will not be the right fit for everyone, but for the buyer who values space, charm, close proximity to Downtown Placerville, and the opportunity to live in the beautiful Sierra Foothills, the tradeoff may be completely worth it.

DM me for more information and a private tour.

08/27/2026

I love my coffee and I love sharing my go to coffee shops in the area! I am excited to talk about Coffee Republic, one of my favorites. I live on the opposite side of Folsom, and Coffee Republic is definitely worth my time!

I went today to meet one of my colleagues and friend, and I ordered the Chaggacino for the first time. It was delicious! It’s made with espresso, chaga mushroom, cacao, cinnamon, and milk, so it has a chocolate flavor that’s a little different from your typical latte. I will definitely be ordering it again.

What I also like about Coffee Republic is that it’s so much more than just coffee. Their menu is huge, with everything from breakfast sandwiches and burritos to avocado toast, deli sandwiches, salads, pastries, and plenty of unique drinks.
They’re also open later than most coffee shops. They are open until 8 p.m. most nights and 9 p.m. on Thursdays, Fridays, and Saturdays. If you live in Folsom, finding somewhere open late is a find!!

Have you been to Coffee Republic? If so, what’s your favorite thing on the menu? I need recommendations for my next visit!