The Goolsby Group

10/06/2026

Quick test: if a buyer asked when your AC was replaced, and whether it was permitted, could you find the paperwork in five minutes?

Around Roseville, the upgrades that make the most sense (solar, a new AC after a hot summer, a converted garage or ADU) come with the longest paper trail. And in California, the seller disclosure forms ask about remodels in writing.

Here's what to gather for each upgrade and where to request your permit history: https://www.thegoolsbygroup.com/blog/renovation-paperwork-to-find-before-selling-in-roseville

09/29/2026

Most sellers think the cost of aiming high is a few extra mortgage payments.

I ran the actual math on a Roseville home at the typical value. Three months of property taxes and insurance while it sits: about $2,000. The discount you accept after two months on the market, based on Zillow's analysis: about $32,900.

That's roughly sixteen to one. The line item nobody budgets for is the one that takes the money.

The mechanism is simpler than people expect. Buyers set a maximum in a search filter and never see anything above it, and those filters snap to round numbers. A $35,000 cushion doesn't buy you negotiating room — it moves you into a bracket where your home is now the smallest or the least updated option, in front of buyers who were never going to pick it.

One honest caveat I put in the post: Zillow says plainly they didn't test causality on that finding. Some of it runs backwards — homes with real problems both sit longer and sell for less. Read it as direction, not as a guarantee.

Full breakdown, including what I tell sellers who want to price under market:

Overpricing a Roseville home costs more in discounts than carrying costs. What search brackets, days on market and price cuts actually do to your net.

09/23/2026

🏡 Inherited a home in Roseville? Start here.

The listing conversation is the last step, not the first. Before that: who legally has the right to sell, what shape the house is actually in, what has to be disclosed, and getting the family aligned.

California's rules changed in 2025 — a lot of the advice floating around online is out of date. 📋

New guide on the blog ⤵️

Most of the work on an inherited home happens before a listing conversation ever starts — and in California, the legal and property-tax rules changed enough in the last few years that older advice will steer you wrong. What to Sort Out Before You List

09/16/2026

Summer's over in Roseville, and the numbers told two very different stories.

July: 202 homes closed, up 26% from last year. One of the strongest months I've tracked.
August: 148 closed, and only 159 went pending — down 22% from last August.

Prices? Didn't move. $692K average, $315 a foot, sellers still getting 99% of asking. Same as last year almost to the dollar.

So what happened in August, and what does it mean for fall? I broke it all down — plus the 10 biggest sales of the month (one of them went $125K over asking in six days).

Full August market update⤵️

148 homes closed in Roseville in August 2026, pendings fell 22%, and prices held flat at $692K. Geoff Goolsby breaks down the summer and the top 10 sales.

09/01/2026

Something I hear a lot from Roseville landlords: "I think I'm ready to sell — when should I list?"

That's the second question. The first one is what your lease says.

Here's the part that surprises people. Under California law, deciding to sell isn't by itself a legal reason to end a tenancy. If your property is covered by the state's tenant protection rules, you need a specific recognized cause — and "I got a good offer" isn't one of them.

There's also a rule almost nobody knows about. If you send your tenant written notice that the home is for sale, you can schedule showings by phone for the next 120 days instead of papering the door before every single appointment. One letter, sent early, changes how the whole listing period feels.

I wrote up the full picture — reading the lease, talking to your tenant, selling occupied vs. waiting for vacancy, and what an investor buyer will ask you for. No fluff, and every number sourced.

👉 https://www.thegoolsbygroup.com/blog/self-employed-homebuyer-roseville-lender-requirements

Thinking about it for next spring? Reply here or send me a message — happy to look at the lease and the comps with you before you pick a date.

Self-employed and buying in Roseville? Here's what lenders want to see — the two-year rule, how income is calculated, and which loan path fits your business.

09/01/2026

Your lease decides your buyer. Not your price. 🏡

If you own a rental in Roseville and you've been thinking about selling, the first move isn't picking a listing date. It's reading the lease — because what it says determines who can even make you an offer.

A few that surprise people every time:

📋 Deciding to sell is NOT a legal reason to end a tenancy in California.

🚫 Your buyer can't turn it into an Airbnb. Roseville doesn't allow short-term rentals in homes that aren't the owner's primary residence — so nobody's underwriting that as a backup plan.

🏘️ Your HOA may cap how many homes in the tract can be rented. If it's at the cap, an investor buying your house might not be able to rent it.

My honest take: Nine times out of ten in Roseville I'd rather hand a buyer an empty house — this city is full of people who want to LIVE here, and that's the biggest pool you can reach. But there are pockets where selling with the tenant in place makes real sense, and I named them.

Full guide is on the blog⤵️

Selling a rental in Roseville isn't the same as selling the home you live in. There's a tenant, a lease that outlasts your decision, and a set of California notice rules that don't care about your listing calendar. Here's the order to do things in.

08/18/2026

The median Roseville home is going pending in 13 days.

That's great news if you're selling. It's a problem if you're buying — and if you're doing both at once, it's the whole ballgame.

Most people getting ready to move up or downsize spend their energy on the wrong question. It isn't which house. It's which order: sell first, buy first, write a contingent offer, or try to close both on the same day.

Each one costs you something. Selling first costs convenience. Buying first costs exposure. A contingent offer costs leverage. A same-day close costs your margin for error. There's no version where you pay nothing — but there is a version where you pick deliberately instead of letting the calendar decide for you.

I broke all four down with current Roseville numbers, including what the move-up gap actually looks like between neighborhoods like Woodcreek Oaks and Fiddyment Farm, and why Prop 19's two-year window gives downsizers more room than most realize.

Read it here:

Roseville homes have been going pending in a median of 13 days. That speed works in your favor as a seller and against you as a buyer — which is exactly why the order you do things in matters more here than most people expect.

07/22/2026

Something has shifted in what people want their homes to feel like, and if you've been on Pinterest or scrolling listings lately, you've probably noticed it. Listings are looking a little less like a showroom and a little more lived-in.

We wrote up what's actually driving that shift and what it looks like room by room ⤵️

Home design has shifted in a clear direction. Here's what's resonating right now across color, materials, kitchens, outdoor spaces, and how people are thinking about wellness at home.

07/09/2026

Just Listed 🏡 This inviting 4-bed, 2.5-bath home offers spacious living with a rare connection to the American River’s natural surroundings.

More photos & details: https://listing.deals/s/hhSTkuUhU2

You'll love all that this home has to offer:
🔑 Enjoy backyard evenings under mature shade trees
🔑 Fire up the pizza oven for relaxed weekend dinners
🔑 Step through the rear gate into open field views
🔑 Take in river-edge scenery from the upstairs balcony
🔑 Benefit from owned solar and lower utility costs

River Bend Park and the American River Parkway trail are just a short drive or bike ride away, giving you easy access to miles of riverside paths and outdoor time whenever you want.

📲 Ready to see it in person? Send us a message or call today to book your private showing because homes like this don't sit long.

06/25/2026

We compared four of the Sacramento region's most competitive markets — and the numbers tell a clear story.

Roseville remains the region's most active and accessible market. Folsom holds a lifestyle premium that sustains strong resale values. El Dorado Hills gives sellers a scarcity advantage with limited comparable inventory. Granite Bay leads the group on appreciation with minimal Mello-Roos exposure and an estate-level buyer pool.

Full breakdown — pricing, schools, Mello-Roos costs, and a city-by-city verdict for buyers, sellers, and investors — is at the link below

A side-by-side look at real estate prices, school quality, lifestyle, and value — everything buyers and sellers need to make a confident decision.