Relocating To Sacramento: A Step-By-Step Checklist

Thinking about relocating to Sacramento this year? You’re not alone. The region blends a growing job market with outdoor access and a more relaxed pace, but long-distance moves can feel overwhelming. This guide gives you a clear, step-by-step plan tailored for Sacramento, including timing, virtual home buying, inspections, utilities, commute tips, and east-suburb insights. Let’s dive in.

Your Sacramento relocation timeline

8–12 weeks out: Prepare financing and team

• Get pre-approved with a lender that supports remote documents and e-signing. Confirm how you’ll transfer funds and verify wire procedures.
• Hire a local agent experienced with remote buyers, virtual tours, and California disclosures. If you prefer bilingual support, ask for it up front.
• Research neighborhoods with data-driven tools. Review commute times, HOA rules, flood maps, and property tax estimates. Sacramento uses a Prop 13 framework with about 1% base rate plus local assessments; newer areas may include Mello-Roos.
• Define must-haves: home type, budget, commute targets, HOA or Mello-Roos tolerance, and desired lot or layout.

4–8 weeks out: Hunt and make offers

• Use 3D tours, high-quality video walkthroughs, and live FaceTime or Zoom showings for real-time Q&A. Ask for exterior and street-view videos by day and evening.
• Build your offer strategy with local comps, earnest money plan, and realistic contingency periods. Confirm your escrow/title company accepts e-signatures.
• Discuss risk tolerance. Shorter inspection windows can be competitive but may add risk when you’re remote.

Under contract: Inspections and escrow

• Typical windows often range as follows: inspection 7–17 days, loan 17–21 days, appraisal generally 7–21 days depending on lender and appraiser availability. Your agent will tailor timelines to your needs.
• Order inspections early: general home, wood-destroying organism (termite/WDO), sewer scope, and roof/HVAC as needed. In California, use a licensed structural pest control operator. You can check licensing with the California Structural Pest Control Board.
• Review reports with your agent, request video where available, and obtain contractor estimates for larger items before negotiating repairs or credits.

2–6 weeks to go: Closing and move planning

• Work with a title/escrow company that’s experienced with remote closings and clear wire-fraud prevention. Confirm whether remote online notarization is available or if in-person signing is required.
• Book movers 4–8 weeks ahead, especially in summer. Consider storage if your close and move dates don’t align.
• Schedule utilities: electricity, gas, water, trash, and internet. Many Sacramento addresses use SMUD for electricity and PG&E for gas. City services and setup steps vary by address; check the City of Sacramento for utility details and trash service.
• Complete change-of-address, DMV updates, voter registration, and school enrollment as needed.

Move-in: 30/60/90-day checklists

• Verify agreed repairs, change locks, set up smart-home devices, and register with your HOA if applicable.
• Get oriented: nearest medical providers, groceries, parks, and transit. Explore SacRT routes if you plan to commute by light rail or bus.

Virtual home buying made simple

• Use live video tours to focus on details that matter to you, like street noise, natural light, or storage.
• Ask for drone footage to understand lot lines, roof condition, and nearby features.
• Rely on secure e-signature platforms for offer and disclosure packets. Confirm your escrow officer’s policies for electronic docs and identity verification.
• For wire transfers, always confirm instructions by phone using a trusted number you already have on file. Do not rely on email alone.

Inspections, appraisal, and underwriting

• Core inspections: general home, WDO/termite, and sewer scope. Add roof, HVAC, pool, or environmental specialists as needed.
• Ask inspectors about remaining useful life for major systems, evidence of leaks or settlement, and electrical panel capacity. Request photos or short clips for clarity.
• Your agent will share comparable sales to support the appraisal. Lenders may ask for additional documents for out-of-area buyers, like proof of reserves or verification of remote employment.

Understanding taxes, fees, and risk

• Property taxes: California’s Prop 13 base rate is roughly 1% of assessed value, plus local assessments. Many newer master-planned communities include Mello-Roos or special taxes. Confirm the full tax obligation and any HOA dues before you write an offer.
• Flood and seismic considerations: Portions of Sacramento are in FEMA floodplains or leveed areas along the American and Sacramento Rivers. Lenders require flood insurance for high-risk zones. Review the FEMA Flood Map Service Center to understand a property’s designation.
• Earthquake insurance is optional in most of the Sacramento region but worth considering if you want added peace of mind. The California Department of Insurance offers guidance on homeowners, flood, and earthquake insurance.
• Air quality: Sacramento has hot, dry summers and mild, wet winters. Wildfire smoke can affect air quality on some days. You can track resources through the California Air Resources Board.

Commute and east-suburb overview

• Freeways and transit: Major routes include I-80, US-50, Highway 99, and State Route 160. Peak congestion occurs during morning and evening commutes. The region’s average commute typically falls in the 25–35 minute range, but it varies by route and time of day. Regional transit is served by SacRT, Amtrak’s Capitol Corridor, and other services.
• East-suburb snapshots for out-of-area buyers:
  • Folsom: Along US-50 with lake access and many newer communities. Typical commute to downtown Sacramento can range roughly 20–35 minutes, depending on traffic and location.
  • El Dorado Hills: Farther east with a suburban feel and many planned neighborhoods. Commute times can range 25–45 minutes or more.
  • Roseville: A retail and jobs hub to the northeast with many subdivisions. Commute to downtown often ranges 20–40 minutes depending on route.
  • Elk Grove: South of the city with newer housing stock and commutes via Highway 99 or I-5, often 20–40 minutes.
• Tip: If schools matter to your decision, review publicly available district data and policies. District lines and enrollment rules vary by county.

Utilities and move-in services

• Electricity and gas: Most city addresses use SMUD for electricity and PG&E for gas. Always verify providers by the specific property address.
• Water, sewer, and trash: These are managed by the City or County and franchise providers. The City of Sacramento lists service areas and setup steps. Some suburbs have different water districts and haulers.
• Internet and phone: Xfinity/Comcast and AT&T serve many areas, with availability depending on exact location.
• Movers and storage: Book licensed movers early and request written estimates and valuation coverage. If you have a gap between closing and move-in, consider portable storage.

Bilingual support and clear communication

• If you prefer bilingual service, request it from the start. You can ask for translated summaries of key documents and an interpreter for important calls.
• Darya offers bilingual English/Russian support and can coordinate with lenders, inspectors, and escrow teams to align communication and document needs.
• For wire instructions, ask your escrow officer to explain the process in your preferred language and confirm each step verbally to reduce risk.

Printer-friendly relocation checklist

Use this as a quick-reference plan. Adjust timing to your situation.

• Pre-approval and budget (weeks 8–12): Choose a lender with remote e-signing, verify down payment source, and plan for wire-safe escrow.
• Hire your agent (weeks 8–12): Select a local, relocation-savvy advisor. Request bilingual support if needed.
• Neighborhood research (weeks 8–10): Check commute times, HOA/Mello-Roos, property taxes, and FEMA flood maps. Note any special assessments.
• Virtual home search (weeks 6–8): Request 3D tours, live video showings, and exterior/street-view clips at different times of day.
• Offer prep (weeks 5–7): Confirm earnest money method, contingency windows, and e-sign policies with escrow.
• Inspections (under contract): Order general, WDO/termite, sewer scope, plus roof/HVAC as needed. Use licensed professionals and request video.
• Appraisal and underwriting (under contract): Provide requested docs promptly. Ask your agent to share strong comps with the appraiser.
• Movers and logistics (weeks 2–6): Book movers, plan storage if needed, and align your closing date with travel.
• Utilities (1–2 weeks out): Set start dates with SMUD/PG&E, water/sewer, trash, and internet. Confirm deposits and ID requirements.
• Admin tasks (move week): USPS change-of-address, DMV, voter registration, and school enrollment if applicable.
• After closing (30/60/90 days): Change locks, confirm repairs, register with HOA, and map out local services.

Ready to get started?

When you relocate, you deserve a calm, organized process and a proactive advocate. If you want a single point of contact who can coordinate virtual tours, inspections, escrow, and utilities in Sacramento and the eastern suburbs, reach out to Darya Ghomeshi to plan your move.

FAQs

How do I prevent escrow wire fraud during a Sacramento move?

• Always confirm wire instructions by phone using a trusted number on your escrow company’s official site or prior emails, use two-factor verification, and never approve changes based on email alone.

What are typical California contingency periods for remote buyers?

• Inspection periods often range 7–17 days, loan 17–21 days, and appraisal 7–21 days depending on lender and appraiser availability. Your agent can adjust timelines to fit your schedule.

Which east-suburb fits a downtown Sacramento commute?

• Many remote workers compare Folsom and Roseville for 20–40 minute ranges, while El Dorado Hills can run 25–45 minutes or more. Actual time depends on your destination and traffic pattern.

What utilities and deposits should I expect in Sacramento?

• Most city addresses use SMUD for electricity and PG&E for gas; water, sewer, and trash are managed by city or county providers. Some accounts require deposits or ID verification.

How do I handle bilingual document needs during closing?

• Request bilingual support early, ask for translated summaries of key documents, and use an interpreter on important calls so you fully understand contingencies and deadlines.

Do I need flood or earthquake insurance in Sacramento?

• Lenders require flood insurance if the property is in a FEMA high-risk zone; otherwise it is optional but sometimes recommended. Earthquake insurance is optional. Review guidance from the California Department of Insurance.

What inspections are common for Sacramento purchases?

• A general home inspection, WDO/termite, and sewer scope are common. Use licensed pros and verify pest operators with the California Structural Pest Control Board.