27 Blue Fern Ct
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61141, -121.53792
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 $486,000 ($428,000–$544,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 15, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: River Oaks/The Cove front-loaded lot house plans (0.49 mi NE, entitled). 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 (~$5,990/yr at $486,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$499/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:
- 5,526 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 27 BLUE FERN 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 06067C0160J, 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: $428,000 – $544,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- River Oaks/The Cove front-loaded lot house plans (Entitled)0.49 mi NE
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (63 housing units across 0 permits).
- River Oaks Marketplace - McDonald (Finaled / completed)0.41 mi NE
High-impact scale ($954,906 declared valuation across 3 permits).
- River Oaks Marketplace (Finaled / completed)0.43 mi NE
High-impact scale ($2,345,418 declared valuation across 22 permits).
Entity-resolved builders & contractors in ½ mile: Northwest Exteriors (1 on parcel, 5 in ½ mi · Addition (adds square footage)); Bell Brothers Heating And Air (1 on parcel, 4 in ½ mi · Remodel / interior alteration); South Placer Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); All Right Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623095 | HVAC / heat pump | Issued | Iss. Oct 15, 2026 | $12,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2518640 | Windows / doors / siding | Expired Permit | Iss. Sep 5, 2025 | $12,722 | Replacing 15 retro windows & 1 retro patio door like for like. The egress windows will meet the code requirements enforc… |
| RES-2023785 | HVAC / heat pump | Finaled | Iss. Dec 27, 2020 | $10,219 | Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall be removed. The new unit … |
| RES-1715852 | HVAC / heat pump | Expired Permit | Iss. Aug 30, 2017 | $2,545 | Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed.… |