ELSIE GARDENS — 30-LOT SFR DEVELOPMENT OPPORTUNITY
7508–7514 Elsie Avenue | Sacramento, CA 95828 | Unincorporated Sacramento County
THE OFFERING
Elsie Gardens is a three-parcel residential infill development opportunity approximately 200 feet east of Stockton Boulevard in unincorporated Sacramento County. APNs 115-0061-004, 115-0061-005 and 115-0061-044 are offered together in a single transaction and total approximately 4.42 acres based on current assessor parcel areas.
The offering price is $3,600,000, or approximately $120,000 per approved tentative lot.
The approved layout places thirty single-family lots along three proposed private streets behind a single gated entry, with bioretention basins, a common park at the southern boundary and open-space guest parking. The scale suits a regional builder seeking a defined infill project without master-plan overhead.
ZONING AND ENTITLEMENTS
All three parcels are zoned RD-7, Low Density Single-Family Residential. No rezone is required to implement the approved 30-lot plan.
Sacramento County approved PLNP2016-00356 for a 30-lot single-family residential subdivision. The approval package included a Community Plan amendment, rezone, Tentative Subdivision Map, Special Development Permit and Design Review. Environmental review was completed through an adopted Mitigated Negative Declaration with a Mitigation Monitoring and Reporting Program.
County materials identify July 25, 2026 as the tentative map expiration date. The owner filed extension application PLNP2026-00109 with Sacramento County on June 5, 2026, prior to expiration. The application remains pending as of the date of this offering.
Two substantial-compliance reviews are on file: PLNR2023-00147, addressing bioretention, landscaping and masonry-wall modifications, and PLNR2025-00103, addressing a model change to Lot 7 and other minor modifications.
County approval documents and current parcel/GIS records appear inconsistent regarding the Victory Avenue Neighborhood Preservation Area boundary. Purchasers should independently verify the current boundary and its applicability with Sacramento County Planning.
No building permits have been submitted.
Prospective purchasers should independently confirm the current status and validity of the Tentative Subdivision Map, Special Development Permit, Design Review and all associated approvals directly with Sacramento County.
CIVIL ENGINEERING
Area West Engineers, Inc. prepared a preliminary 15-sheet civil improvement plan set (Job No. 20018, June 2024) addressing site grading and residential pads, proposed private streets, sanitary sewer, domestic water and fire service, storm drainage and bioretention facilities, street lighting, Elsie Avenue frontage improvements, and perimeter wall and landscaping.
The plans are identified as a third submittal and are marked "Not for Construction — For Review and Comment Only." The preliminary grading design was developed toward a near-balanced earthwork condition; final stripping depth, shrinkage, consolidation and import/export quantities remain subject to civil, geotechnical and contractor verification. A geotechnical report by ARA Engineering Company supports the design.
Purchasers should verify current plan-check status, outstanding corrections, required agency approvals, easements, bonds, development fees and construction costs with Sacramento County, the project engineer and the applicable service agencies.
SITE CONDITIONS
The assemblage is generally level and consists of three contiguous parcels, with the largest parcel situated behind the two Elsie Avenue frontage parcels. Previously existing residential structures on the frontage parcels have been removed; the preliminary civil plan set includes a demolition sheet reflecting pre-existing site conditions.
Any private access gate, private underground fire service or other separately permitted improvement remains subject to additional agency review and approval. All demolition, grading and construction work is subject to applicable permits, agency approvals and project mitigation requirements.
UTILITIES AND SERVICE AGENCIES
The preliminary plans identify coordination with Sacramento Area Sewer District, California American Water, Sacramento Metropolitan Fire District, SMUD, Sacramento County Department of Water Resources and applicable telecommunications providers. Sewer, water and electric service are identified in Elsie Avenue at the property frontage.
Utility availability, capacity, connection points, off-site extension requirements, easements, relocation requirements, fees and final agency approvals have not been independently verified by the listing broker and must be confirmed by the purchaser.
Interior streets, private drainage and bioretention facilities require private maintenance in perpetuity through an HOA or comparable ownership structure.
DEVELOPMENT OBLIGATIONS AND DISCLOSURES
Purchasers should evaluate the following, among other requirements in the conditions of approval:
· Elsie Avenue frontage improvements to County arterial standard, together with an 84-foot right-of-way dedication required with the final map, which reduces net developable area.
· Private access easements from the commercial properties west and north of the site are required by the conditions of approval. Parcel 115-0061-044 has no independent Elsie Avenue frontage. Purchasers should verify recorded easements through preliminary title.
· County conditions identify one open contaminated groundwater case and two closed cases within 1,000 feet. County Environmental Management Department contact is required prior to grading. A Phase I Environmental Site Assessment is encouraged.
· The project is subject to consent to inclusion in the Southgate Landscaping and Lighting Assessment District, an ongoing obligation transferring to subsequent purchasers.
· Private-street construction, drainage and bioretention facilities, perimeter walls, sewer, water and fire-service construction, development-impact and agency fees including park in-lieu fees, and final-map processing, bonding and improvement security.
LOCATION
Highway 99 is approximately 0.5 miles west, with Costco Wholesale 0.4 miles, Grocery Outlet 0.3 miles and Florin Towne Centre 1.9 miles from the site. Adjacent uses are neighborhood retail fronting Stockton Boulevard to the west, single-family housing north across Elsie Avenue, a commercial truck and trailer yard to the south, and vacant residential land to the east. All distances are approximate and should be independently verified.
DUE-DILIGENCE MATERIALS
Available or anticipated materials include County approval documents, tentative subdivision map exhibits, conditions of approval, the Special Development Permit, the Mitigated Negative Declaration and MMRP, the PLNP2026-00109 extension application, substantial-compliance documents, the preliminary Area West civil improvement plans, available architectural and landscape pl
Harp Saini
HomeSmart PV & Associates
