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West Sacramento

West Sacramento is a city in Yolo County, California, located directly across the Sacramento River from the state capital, Sacramento. As of 2020, the population of West Sacramento was approximately 54,000. Known for its thriving waterfront, the city is part of the Sacramento–Arden-Arcade–Roseville Metropolitan Statistical Area.

West Sacramento has undergone significant redevelopment, featuring attractions like the River Walk Park and Sutter Health Park, home to the Sacramento River Cats minor league baseball team. It offers a mix of residential neighborhoods, commercial developments, and industrial zones. With its convenient location near downtown Sacramento and access to major highways, West Sacramento is a growing community that blends urban convenience with suburban living.

West Sacramento FAQ's

Who Pays For Closing Costs In West Sacramento?

In West Sacramento, California, closing costs are typically shared between the buyer and seller. Buyers usually cover loan origination fees, appraisal fees, home inspection costs, title insurance, escrow fees, and property taxes for the portion of the year after closing. Sellers are generally responsible for the real estate agent’s commission, title insurance (seller’s policy), escrow fees, transfer taxes, and any repairs or concessions. However, the division of costs can be negotiated, so both parties should review the closing statement to confirm responsibilities.

Property taxes in West Sacramento, California, are calculated based on the property’s assessed value under Proposition 13, which sets the general property tax rate at 1% of the assessed value. Additional local taxes and voter-approved measures, such as bonds for schools or infrastructure, can add 0.25% to 0.75%, bringing the total property tax rate to approximately 1.1% to 1.25% of the property’s assessed value.

Key Points About Property Taxes in West Sacramento:
  • Initial Assessment: The assessed value is determined based on the purchase price when the property is bought.
  • Annual Increases: Proposition 13 limits annual increases in assessed value to a maximum of 2%, regardless of market fluctuations.
  • Supplemental Taxes: Renovations or new construction can trigger supplemental property taxes.
  • Mello-Roos Districts: Some neighborhoods may include Mello-Roos taxes, funding community services and infrastructure, adding an extra charge.
Example:

For a home purchased at $500,000:

  • Base tax: $5,000 (1% of $500,000).
  • Additional local taxes: ~$1,250 to $2,500.
  • Total property tax: $6,250 to $7,500 annually.


For accurate estimates, consult Yolo County’s property tax resources or use their online property tax calculator.

Yes, certain areas in West Sacramento, California, have Mello-Roos districts. These districts are established to fund community infrastructure and services, such as schools, parks, roads, and public safety. Homeowners in these areas pay an additional Mello-Roos tax on top of their regular property taxes, which is typically based on the size of the property or its assessed value.

To find out if a specific property is subject to Mello-Roos taxes, check the property’s tax bill or contact the Yolo County Tax Collector’s Office for detailed information.

If you’re moving to West Sacramento, California, here are the utility providers you need to contact to set up or switch services:

Electricity and Gas
  • Pacific Gas and Electric Company (PG&E)
    Handles electricity and gas services for most of the region.
Water and Sewer
Trash and Recycling
  • Waste Management
    Provides trash, recycling, and yard waste services.
Internet, Cable, and Phone

Popular providers in the area include:

Other Services

If you need help identifying your specific service area or for general assistance, you can also contact the City of West Sacramento directly at 916-617-4500.

In West Sacramento, California, the school ratings vary by district and individual schools, but overall, the area is served by the Washington Unified School District (WUSD). Here’s a general overview:

  • Washington Unified School District: Many schools within the district have received average to above-average ratings on sites like GreatSchools, with some schools earning higher marks for academics and extracurricular programs.
  • Elementary to High School: Schools like Riverbank Elementary and West Sacramento Early College Prep generally have decent ratings, and the district offers a variety of educational opportunities, including charter schools and specialized programs.
  • Charter Schools: Some charter schools in West Sacramento, such as The River Charter Schools, have been recognized for higher academic performance compared to district-run schools.

While overall ratings are generally positive, individual experiences can vary depending on the specific school and program. It’s recommended to check recent reviews and ratings on education-focused websites such as GreatSchools.org or the California Department of Education for up-to-date information on specific schools. You can also visit school websites or talk to local parents for insights into the quality of education in the area.

Rent in West Sacramento, California, can vary depending on the type of property, location, and size. As of recent data, the average rent prices are generally lower than in neighboring areas like Sacramento, making it an attractive option for renters. Here’s a breakdown:

  • 1-Bedroom Apartments: The average rent for a one-bedroom apartment is typically around $1,500 to $1,800 per month.
  • 2-Bedroom Apartments: Rent for a two-bedroom unit typically ranges from $1,800 to $2,300 per month.
  • 3-Bedroom Homes: For single-family homes, the rent can range from $2,500 to $3,000 per month, depending on the area and amenities.

Rent prices in West Sacramento have been on the rise due to the city’s proximity to Sacramento and the demand for housing. However, compared to other parts of the Sacramento metropolitan area, West Sacramento offers relatively affordable rental options.

To get an accurate estimate, it’s best to consult rental listings on websites like Zillow, Apartments.com, or Rent.com, or contact local property managers for current rates.

West Sacramento offers a variety of public transportation options to help residents and visitors get around. Here are the main services available:

  1. YoloBus:
    YoloBus provides local and regional bus services connecting West Sacramento to other cities in Yolo County and Sacramento. It offers routes to downtown Sacramento, UC Davis, and other key destinations in the region.

  2. Sacramento Regional Transit (SacRT):
    SacRT operates light rail and bus services that connect West Sacramento to downtown Sacramento and surrounding areas. The Sacramento Regional Transit Light Rail has stations in West Sacramento, including one near the West Sacramento City Hall and Yolobus transit hub.

  3. Amtrak:
    The Amtrak Sacramento Station is located nearby in downtown Sacramento, offering rail service for longer-distance travel. It provides connections to other major cities, including the Bay Area, Los Angeles, and beyond.

  4. Sacramento Rideshare and Carpooling:
    There are also options for carpooling and ridesharing services like Lyft and Uber in West Sacramento, which provide more flexibility for getting around.

These public transportation options make it easy to travel around West Sacramento and connect to nearby cities. For updated schedules and route information, visiting the official websites or contacting customer service is recommended.

Yes, West Sacramento offers several tutoring services for students of all ages. Here are some options:

  1. YMCA of Superior California – Youth Tutoring Programs:
    The YMCA provides tutoring services to help students with homework and academic support. Their programs are designed to assist students in various subjects and promote academic achievement.

    • Phone: 916-371-9622

  2. Kumon West Sacramento:
    Kumon focuses on self-learning and academic growth, offering tutoring in math and reading for students of all ages.

  3. Sylvan Learning Center:
    Sylvan Learning provides personalized tutoring programs in subjects like reading, math, writing, and test prep for students from kindergarten to high school.

  4. West Sacramento Library – Homework Help:
    The library often offers free tutoring services and homework help programs for students. Check with your local branch for details about current offerings.

  5. Private Tutors:
    Independent tutors in West Sacramento offer one-on-one tutoring sessions in various subjects. You can find tutors through websites like Wyzant, Tutor.com, or Thumbtack.

These services are great options for students needing help with their studies in West Sacramento.

West Sacramento offers a variety of religious facilities catering to different faiths. Here are some of the main religious institutions in the area:

Christianity

  1. First Baptist Church of West Sacramento
    A Christian congregation offering worship services, Bible studies, and community programs.

  2. River City Christian
    A non-denominational Christian church that provides services, Bible studies, and events for the community.

  3. St. Joseph Catholic Church
    A Catholic church in West Sacramento offering Mass, confession, and various parish activities.

  4. Victory Outreach Church
    A Pentecostal church offering worship services, youth activities, and outreach programs.

Judaism
  1. Chabad of West Sacramento
    Offers Jewish worship services, educational programs, and community events.
Islam
  1. Sacramento Area League of Associated Muslims (SALAM)
    Although located in nearby Sacramento, SALAM serves the Muslim community in West Sacramento with prayer services, educational programs, and community services.
Other Faiths
  1. West Sacramento Buddhist Church
    A Buddhist temple offering services, meditation sessions, and community outreach.
    • Phone: 916-373-4947


These religious facilities in and near West Sacramento provide spiritual services, community support, and events for people of various faiths.

In West Sacramento, several first-time programs are available for individuals and families, ranging from homebuyer assistance to educational support. Here are some notable programs:

1. First-Time Homebuyer Assistance Programs

  • West Sacramento First-Time Homebuyer Program:
    This program provides down payment assistance to first-time homebuyers in the city, typically in the form of low-interest loans or grants. Eligibility requirements may include income limits and home price caps.

  • CalHFA First-Time Homebuyer Program:
    The California Housing Finance Agency (CalHFA) offers several programs to assist first-time buyers across the state, including down payment assistance and affordable financing options.

2. First-Time Renters Assistance
  • West Sacramento Rent Assistance Program:
    This program helps first-time renters in West Sacramento with rental subsidies and assistance with finding affordable housing. Information about current availability can be obtained through local agencies or the city’s housing department.
3. First-Time Job Seekers and Youth Programs

  • West Sacramento Career Center:
    This center provides job placement services, skills training, and resume assistance for first-time job seekers. It is a valuable resource for young adults entering the workforce.

  • Yolo County Workforce Innovation and Opportunity Act (WIOA):
    WIOA offers workforce development services for youth, including job training, education, and career counseling to help first-time job seekers get started.

4. First-Time Business Owners
  • Small Business Development Center (SBDC):
    The SBDC offers free counseling and resources to first-time business owners in West Sacramento, helping them with business plans, financing, and marketing strategies.
5. First-Time College Students
  • West Sacramento Education Collaborative:
    This program supports first-time college students with financial aid counseling, scholarships, and guidance through the application process. They also offer mentorship and academic support to ensure students succeed.


These programs provide valuable resources and assistance for first-time homebuyers, renters, job seekers, business owners, and students in West Sacramento, promoting opportunities for growth and success.

Buying a home in West Sacramento involves several key steps and considerations. Here’s a guide to help you navigate the process:

1. Understand the Market

West Sacramento offers a range of housing options, including single-family homes, townhouses, and condos. The real estate market can vary based on the neighborhood, proximity to the Sacramento River, and accessibility to major highways. It’s essential to research current market trends, home prices, and future development plans in the area.

2. Get Pre-Approved for a Mortgage

Before starting your home search, it’s a good idea to get pre-approved for a mortgage. This will give you a clear understanding of your budget and help you make a stronger offer when you find the right property. Lenders will typically assess your credit score, income, and debt-to-income ratio to determine how much you can borrow.

3. Hire a Real Estate Agent

Working with a local real estate agent can be very helpful in finding the right property, negotiating offers, and navigating the complexities of the buying process. An experienced agent will have in-depth knowledge of the West Sacramento market and can guide you through each step.

4. Search for Homes

Once you’ve been pre-approved and have an agent, you can begin looking at homes. West Sacramento offers a variety of properties at different price points. Popular neighborhoods include Bridgeway Lakes, The Rivers, and Southport, each offering unique amenities and proximity to parks, schools, and transportation.

5. Make an Offer

When you find a home you like, your agent will help you make an offer. This will include the price you are willing to pay, any contingencies (like inspection or financing), and the proposed closing date. Your offer may be accepted, rejected, or countered by the seller.

6. Home Inspection and Appraisal

Once your offer is accepted, you will typically schedule a home inspection to ensure the property is in good condition. If any issues are discovered, you may need to renegotiate with the seller for repairs or price adjustments. The lender will also order an appraisal to ensure the home’s value matches the loan amount.

7. Finalize Financing and Close the Deal

After the inspection and appraisal, you will finalize your mortgage loan and prepare for closing. Closing costs typically range from 2% to 5% of the home’s purchase price and can include fees for the loan application, title insurance, escrow services, and recording fees.

8. Move In

After closing, the property will officially be yours! You can then move into your new home and begin settling into your new neighborhood.

Additional Considerations:
  • Property Taxes: As with all homes in California, property taxes are typically 1% of the assessed value, plus any local taxes and assessments, such as Mello-Roos fees if applicable.
  • Down Payment Assistance: West Sacramento and California offer various down payment assistance programs for first-time homebuyers, which could help lower the upfront costs.


By following these steps and doing thorough research, you can successfully purchase a home in West Sacramento.

Selling a home in West Sacramento involves several steps to ensure a smooth transaction. Here’s a guide to help you through the process:

1. Determine Your Home’s Value

Before listing your home, it’s important to know its market value. A real estate agent can help you with a Comparative Market Analysis (CMA), which compares your home to similar homes recently sold in the area. This will help you set a competitive listing price.

2. Prepare Your Home for Sale

To attract buyers and sell your home at the best price, consider making necessary repairs, deep cleaning, and staging the home. Small improvements like fresh paint, updated fixtures, and landscaping can significantly increase your home’s appeal. Ensure your home is presentable both inside and outside, as curb appeal plays a big role in the selling process.

3. Hire a Real Estate Agent

Hiring an experienced local real estate agent is highly recommended. They can provide you with valuable market insights, help with pricing, negotiate offers, and handle the paperwork. A good agent will be familiar with West Sacramento’s neighborhoods and can help you make the right decisions for your sale.

4. List Your Home

Your agent will help you create an attractive listing with high-quality photos, a detailed description, and information about local amenities, schools, and public transportation. Listings are typically posted on the Multiple Listing Service (MLS) and real estate websites like Zillow, Realtor.com, and Redfin.

5. Showings and Open Houses

Once your home is listed, buyers will want to see the property. Your agent will schedule showings or open houses to allow potential buyers to tour the home. Keep your home clean and accessible during these times to maximize interest.

6. Review Offers and Negotiate

Once you start receiving offers, your agent will help you review each one. Offers usually include the buyer’s proposed purchase price, contingencies (such as financing or home inspection), and the proposed closing date. You can accept an offer, reject it, or make a counteroffer to negotiate terms that are more favorable to you.

7. Accept an Offer and Enter Escrow

Once you’ve accepted an offer, you’ll enter escrow. During escrow, the buyer will conduct a home inspection and appraisal. If issues arise from the inspection, you may be required to make repairs or adjust the sale price. The buyer will also finalize their financing during this time.

8. Close the Deal

After the inspection and appraisal process is complete and any negotiations are finalized, you’ll proceed to the closing stage. Closing costs for the seller typically include the real estate agent’s commission (usually 5-6% of the sale price), title insurance, and any other fees such as transfer taxes.

  • Title Insurance: You will likely pay for the buyer’s title insurance policy.
  • Transfer Taxes: West Sacramento, as part of Yolo County, may have a real estate transfer tax.
9. Transfer Ownership

On the day of closing, you’ll sign the final paperwork, including the deed, to transfer ownership of the property to the buyer. The buyer will then make the final payment, and the transaction will be recorded with the county. After this, you’ll hand over the keys and move out.

10. Pay Off the Mortgage

If you have a mortgage on the home, the proceeds from the sale will typically be used to pay off the loan. If you have equity, you will receive the remaining funds after the loan payoff and closing costs.

Additional Considerations:
  • Capital Gains Taxes: If you’ve owned the home for a long time and made a profit on the sale, you may be subject to capital gains taxes. However, exemptions are available for homeowners who meet certain criteria (e.g., living in the home for at least 2 of the last 5 years).
  • Timing: The best time to sell in West Sacramento is often during the spring and summer months when the market is most active.


By following these steps and working with an experienced real estate agent, you can navigate the selling process in West Sacramento with ease.

A mortgage broker in West Sacramento acts as an intermediary between borrowers and lenders, helping homebuyers find the best mortgage rates and terms. Here’s a guide to working with mortgage brokers in West Sacramento:

1. What a Mortgage Broker Does

Mortgage brokers have access to a variety of lenders, including banks, credit unions, and private lenders, allowing them to shop around for the best mortgage rates and loan products tailored to your financial situation. They help:

  • Pre-qualify you for a mortgage loan.
  • Compare mortgage rates from different lenders.
  • Guide you through the application process, including documentation and paperwork.
  • Assist with loan approval, ensuring your financial information meets lender requirements.
2. Types of Mortgages Brokers May Offer

Mortgage brokers in West Sacramento can offer different types of loans depending on your needs:

  • Fixed-rate mortgages: Consistent interest rates for the life of the loan.
  • Adjustable-rate mortgages (ARMs): Interest rates that may change over time.
  • FHA Loans: Loans backed by the Federal Housing Administration for buyers with lower credit scores or small down payments.
  • VA Loans: Loans available to veterans and military personnel, typically with no down payment or mortgage insurance requirements.
  • Jumbo Loans: Loans that exceed the conforming loan limits set by the Federal Housing Finance Agency (FHFA).
3. Benefits of Using a Mortgage Broker
  • Access to Multiple Lenders: Brokers can connect you with a wide range of lending options.
  • Expert Advice: Brokers can help you navigate complex mortgage products and choose the one that suits your needs.
  • Time Savings: Instead of applying to multiple lenders, brokers handle the legwork, presenting you with the best options.
  • Better Rates: Mortgage brokers can sometimes secure better rates due to their relationships with lenders.
4. Costs of Working with a Mortgage Broker

While brokers may charge a fee for their services, this is often negotiable. Typically, brokers are compensated by lenders through a commission (known as the yield spread premium) or by charging you a flat fee. The fee can vary based on the loan amount and type of loan, but it’s usually 1% to 2% of the total loan amount.

5. Finding a Mortgage Broker in West Sacramento

You can find a mortgage broker in West Sacramento through:

  • Referrals from family, friends, or real estate agents.
  • Online platforms like Zillow or LendingTree, which provide broker ratings and reviews.
  • Local offices: Many mortgage brokers operate in the West Sacramento area and may have offices in nearby cities, such as Sacramento.
6. Key Questions to Ask a Mortgage Broker

When selecting a mortgage broker, ask the following questions:

  • What types of loans do you offer?
  • What are the current mortgage rates?
  • Do you charge fees? If so, how much?
  • How many lenders do you work with?
  • What is the loan application process like?
7. Local Mortgage Brokers in West Sacramento

Some well-known mortgage brokerages that may operate in West Sacramento include:

  • First Choice Mortgage: Offers a wide range of loan products and personalized advice.
  • Golden 1 Credit Union: A well-known local credit union offering competitive mortgage rates through brokers.
  • Fairway Independent Mortgage: National broker with local offices offering various mortgage loan options.
Conclusion

Working with a mortgage broker in West Sacramento can simplify the home loan process, giving you access to various loan products and competitive rates. Be sure to shop around for brokers, ask the right questions, and understand their fees to ensure you find the best deal.

Properties for Sale in West Sacramento

Updates Will Be Coming Soon!

Contact Salimi Investments today (510-786-8739) for details on available properties and to stay ahead of the latest listings!

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