23 Windcatcher Ct
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64502, -121.53427
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $558,000 ($491,000–$625,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$17,710 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Apr 9, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 51 Groth Cir (0.32 mi S, applied). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$6,811/yr at $558,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$568/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 6,958 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 23 WINDCATCHER CT
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $491,000 – $625,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 51 Groth Cir (Applied)0.32 mi S
In "Applied" for 13 mo (since Oct 27, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.39 mi NE
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Storage Warehouse Facility (Fee estimate)0.39 mi NE
In "Fee estimate" for 4.3 yr (since Jul 11, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,475,000 declared valuation across 1 permit).
- New home at 116 Lily Bay Cir (Issued)0.35 mi W
Active in "Issued" for 8.6 yr (first record Mar 21, 2018) with no new permit activity recorded in 8.6 yr.
Entity-resolved builders & contractors in ½ mile: Hilliard Building Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); K Hovnanian Companies Of California (197 in ½ mi · New single-family home); Brooke Electric (11 in ½ mi · Remodel / interior alteration); Premier Pools (7 in ½ mi · Pool / spa); Connected Technology (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2407448 | Remodel / interior alteration | Finaled | Iss. Apr 9, 2024 | $35,000 | Bathroom: repair dry rot under bathtub, need to replace sheathing 4ft by 4ft, new plumbing and electrical. Kitchen: ne… |
| RES-2121611 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 6, 2021 | $2,400 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |