Country Club Dr, Cameron Park15.82 acres of multifamily-zoned land. What it is worth today, and what it would be worth with approvals.
Every value below starts from a recorded or published sale price. Each adjustment from that price is shown with the data behind it. Where an adjustment is a judgment rather than a measurement, it is labeled.
Zoned for apartments, but less than half of it is buildable
The zoning allows multifamily by right at 5–24 units per acre. The ground is the constraint. Slope measured from the USGS 3DEP bare-earth elevation model and confirmed against 2022 LiDAR shows 7.39 acres under 15% slope. The rest is hillside, oak canopy and the Deer Creek corridor on the west side.
The east side is buildable. The west side is steep, wooded creek land.
About 1.2 million LiDAR points were classified into ground and vegetation. Slope comes from the ground surface at 1 m; tree cover is anything more than 10 ft above ground. The dashed line marks the eastern 4.9 acres, roughly where the 2021–2023 plans put the Phase I buildings.
| Acres | Median slope | Under 15% | 30%+ | Tree cover | Trees 26 ft+ | Flat and treeless | Elevation | |
|---|---|---|---|---|---|---|---|---|
| Whole parcel | 16.16 | 15.6% | 7.44 ac (46%) | 1.44 ac (9%) | 7.20 ac (45%) | 6.15 ac | 4.72 ac | 1,077–1,210 ft |
| East 4.9 ac (Phase I area) | 4.90 | 11.2% | 3.86 ac (79%) | 0.01 ac | 0.83 ac (17%) | 0.65 ac | 3.14 ac | 1,142–1,210 ft |
| West 11.3 ac (remainder) | 11.26 | 18.2% | 3.58 ac (32%) | 1.43 ac (13%) | 6.37 ac (57%) | 5.50 ac | 1.59 ac | 1,077–1,202 ft |
What this means for value: only 4.72 acres are both flat and free of trees, and two-thirds of that is on the east side. Building on the rest means grading, retaining walls and removing oaks, which in El Dorado County requires replanting or paying into the county's oak fund. The 9% of the site at 30% slope or more is restricted by county policy. The USGS elevation model used for the comps gives 7.39 buildable acres here, within 1% of the LiDAR's 7.44; the report uses 7.39 so the subject and comps are measured the same way.
Bought for $800,000, put under contract for $1.26M a month later, marketed at $5M, nothing approved
Everything here comes from the county's permit tracker, the owner's own SB 35 application packet, Board of Supervisors records, the recorder's index and the old listing.
- Aug 20, 2021Purchase. Smith & Gabbert Inc sells the 15.82 acres to Arcadia Whitney Investments for $800,000 (grant deed 2021-0054097). Smith & Gabbert still owns the 13.14 vacant acres next door (082-430-004).
- Sep 2021Phase I in escrow at $1.26M. Within a month the owner had the eastern 4.83 acres in escrow for $1,260,000. The price assumed a lot split and full approvals for 84 units. An appraisal by Gregg J. Palmer, MAI (James G. Palmer Appraisals, Fresno), commissioned by Ravi Sanwal for a funding application, valued it at $1,262,000 as of Sep 10, 2021. That figure rests on an "extraordinary assumption" that the land was already fully approved. It was not.
- Feb 25, 2022SB 35 pre-application, PA22-0004. "Country Club Apartments": 192 units, 100% affordable, 1–3 bedrooms. County planner Matthew Aselage. Technical review Apr 11 and Cameron Park design review committee Apr 25, 2022. Closed Aug 28, 2023.
- Mar 24, 2022Traffic study TS22-0004 filed for the SB 35 project. Later withdrawn.
- Jun 2022Site plan by CWE (civil engineers): 192 units, 259 parking stalls, buildings clustered on the east side, a detention basin, Deer Creek left on the west.
- Jul 1, 2023Application to the county for a traffic-impact-fee offset (Round 32) for Phase I.
- Nov 27, 2023Formal applications. Parcel map P23-0009 (split into 4.52, 4.45, 1.95 and 4.5 acres) and design review DR23-0003 for 192 units. County planner Lela Shelley.
- Dec 20, 2023Listed at $4,999,950. LoopNet #30412049, "Country Club Drive, Parcel 3," listed by Intero Real Estate Services (El Dorado Hills). The listing described "approximately 264 units" and said the project "could be ready to break ground in less than a year." That was three weeks after applying, for 72 more units than were applied for.
- Jan 5, 2024County staff memo: developer is Pacific Southwest Community Development Corp. Nine 3-story buildings on about 4 acres. Phase 1 is 84 units (83 affordable plus a manager), affordable for at least 20 years. Traffic fees $16,981 per unit, $1,426,404 for Phase 1.
- Apr 2, 2024Board of Supervisors approves a conditional fee offset of $1,226,877. Staff: it "does not imply approval of the project."
- 2024The county's annual housing report lists no approval or permit for this parcel.
- After Apr 2024Withdrawn. The parcel map and design review were both withdrawn (exact date not shown in the public tracker), so the fee offset tied to them is likely moot. The LoopNet listing came down.
- Jul 29 – Aug 12, 2025Zoning verification letter MISC25-0029 (planner Michelle Drehobl). These are usually ordered for a sale, a loan or a buyer's due diligence.
- Oct 2026Bosu is asked to list it, priced as if it had approvals.
Who would buy it. Pacific Southwest CDC and its nonprofit partner SNO Foundation are active in the county. They are behind Diamond Village II in Diamond Springs and took title to the El Dorado Senior Village land in 2025. They already know this site, which makes them the most likely buyer.
Next door. The adjacent 3.27-acre parcel (082-442-014) sold for about $203,000 in June 2021, two months before the subject, and its buyer filed its own "Country Club Apartments" traffic study (TS21-0006) that November.
El Dorado County hides sale prices, but the assessor's values give them back
California keeps the buyer's price statement confidential, and El Dorado County does not publish sales. When a property sells, though, the assessor resets its value to the price, and it can rise at most 2% a year after that. Dividing today's value by 1.02 for each year since the sale gives the price. The check: this parcel's value of $865,945 divided back four years is $799,999, against the $800,000 actually paid.
The comps searched were all 3,378 multifamily-zoned parcels in the county and all 780 vacant parcels of 4+ acres within 8 miles. The county recorder's index confirmed deed type and parties for the key sales:
| Deed | Recorded | Seller → Buyer | Arm's length? |
|---|---|---|---|
| 2021-0054097 | 8/20/2021 | Smith & Gabbert Inc → Arcadia Whitney Investments (subject) | Yes |
| 2023-0026382 | 9/19/2023 | Lorain / Ebrahimi → Green Valley Family Housing LP (Bass Lake site) | Yes |
| 2026-0003802 | 1/30/2026 | Starbuck Road 56 LLC → Visionary Home Builders | Yes |
| 2025-0026054 · 2025-0037255 | 9/12 · 12/30/2025 | El Dorado Senior Housing LLC → its own tax-credit partnership and nonprofit partner | No, related parties |
The deed images that print the transfer tax cost a few dollars each through the recorder. Buying them would turn the implied prices into recorded ones.
$1.05 million, from five sales priced per buildable acre
Comparing price per buildable acre removes the biggest difference between this site and the comps: terrain. The slope of each comp was measured the same way as the subject's.
| Sale | Date | Price | Buildable ac (measured) | $ / buildable ac | Time | Size | Adjusted |
|---|---|---|---|---|---|---|---|
| Bass Lake Family site, 115-410-011 5.27 ac, 93% under 15% slope | 9/2023 | $750,000 | 4.92 | $152,400 | 0% | −11% | $135,300 |
| Visionary, 102-110-024 3.33 ac, 94% | 1/2026 | $650,000 | 3.14 | $207,000 | 0% | −22% | $161,000 |
| 3120 Perlett Dr, 083-465-025 2.92 ac, 74% | 12/2021 | $500,000 | 2.17 | $230,400 | 0% | −30% | $160,700 |
| Adjacent parcel, 082-442-014 3.27 ac, 82% | 6/2021 | $203,000 | 2.69 | $75,500 | 0% | −26% | $56,100 |
| Subject itself, 082-430-005 15.82 ac, 46% | 8/2021 | $800,000 | 7.39 | $108,300 | 0% | 0% | $108,300 |
| Adjusted range $56,100–161,000 · median $135,300 · mean $124,300 · concluded | $125,000 | ||||||
Why each adjustment
Time, 0%. The sales show no price rise from 2021 to 2026. Perlett sold for $230k per buildable acre in late 2021, and Visionary for $207k in early 2026. data
Size, −11% to −30%. Fitted to these five arm's-length sales: each doubling of buildable acreage lowers price per acre by about 18% (log fit, elasticity −0.29). The fit is weak (r = −0.31) with five points, so treat it as a direction more than a precise figure. data, weak fit
Terrain, handled by measurement. Each sale is priced per acre under 15% slope, so no separate terrain percentage is needed.
| Build-up | Acres | Rate | Value |
|---|---|---|---|
| Buildable land | 7.39 | $125,000 | $923,750 |
| Hillside and creek remainder rate is judgment Nearby large-acreage sales: Promontory $12,600–18,300/ac (2022), Ploog family R1A land $9,300–10,200/ac (2023), Silver Springs $32,000/ac with an approved map (2025) | 8.43 | $15,000 | $126,450 |
| Value as it stands | $1,050,200 | ||
Range: $108,300 per buildable acre (the subject's own sale) gives $0.93M. $135,300 (the median) gives $1.13M.
Cross-check, per future unit. The Bass Lake Family Apartments site was bought before approval for $750,000 and later approved for 126 affordable units: $5,952 per unit. At the 192 units this site was planned for, that is $1.14M.
Two large flat RM sales were left out of the grid: 24.4 ac for about $942,000 (2022, lender-held) and 8 ac for about $306,000 (2023, possibly a family transfer). Their deeds were not checked. Including them would pull the value down.
It depends on what kind of approval
All 33 recorded sales of multifamily or plan-area land in Sacramento County since 2023 were checked, along with regional news. Only two were arm's-length sales of land with apartments approved before the sale. Both are market-rate. No clean affordable example exists.
A · 240 units, 100% affordable (the path the owner filed)
| Data point | Units | Price | $ / unit | Caveat |
|---|---|---|---|---|
| This parcel's Phase I escrow, Sep 2021 | 84 | $1,260,000 | $15,000 | Price assumed full approvals; buyer not named; never closed weak |
| El Dorado Senior Village, 2025 (SB 35) | 149 | $2,200,000 | $14,800 | Developer sold to its own partners weak |
| Coral Blossom, Elk Grove, 2024 (SB 35) | 81 | $1,000,000 | $12,300 | City transfer to settle a lawsuit weak |
| Applied to 240 units | $12,300–15,000 | $2.95M–3.60M |
Per-acre check: El Dorado Senior Village is $272,000 per acre of flat land. Times 7.39 buildable acres, plus the $126,450 remainder, gives $2.14M. That is lower because 240 units on 7.39 acres is 32 units per buildable acre, against 18 at Senior Village. Conclusion: about $3.0M, range $2.1–3.6M.
B · 240 units, market-rate
| Sale | Date | Price | Units | $ / unit | $ / buildable ac | Location | Adj. $ / unit | Adj. $ / ac |
|---|---|---|---|---|---|---|---|---|
| Alder Creek, Folsom recorded 10.67 ac, 94% under 15% slope | 7/2025 | $11,000,000 | 265 | $41,500 | $1,095,600 | −19.0% | $33,600 | $887,400 |
| The Harper, Rocklin news reports 18.2 ac, slope not measured | ~7/2023 | $19,000,000 | 397 | $47,900 | $1,044,000 | −20.5% | $38,100 | $829,900 |
Location, −19% and −20.5%. HUD's small-area fair market rent for a 2-bedroom: Cameron Park (95682) $2,170, Folsom (95630) $2,680, Rocklin (95765) $2,730. The adjustment is the rent ratio. data
Per acre, not per unit. At the comps' densities (25 and 22 units per acre), the 7.39 buildable acres hold about 180 units, not 240. Pricing 240 units at comp rates would count units the land can't hold at those densities. The per-acre result is therefore the one used: 7.39 ac × $830,000–887,000, plus the $126,450 remainder, gives $6.3M–6.7M.
This is a ceiling, not a value. Two costs are not measured. First, 19% lower rent cuts land value by more than 19%, because construction costs are the same in both places. Second, grading, retaining walls and oak mitigation on a 15.7% median slope cost more than on Folsom's 1.3%. Both push the real number below $6.3M by an amount the data here can't measure. Narrowing it needs current rents at newer Cameron Park and El Dorado Hills complexes and a civil engineer's grading estimate.
Worth about $1.05M today. The approvals that would justify $5M don't exist.
| As it stands, no approvals | $1.05M | Range $0.93–1.13M. Five El Dorado sales per buildable acre; cross-checks at $1.14M per future unit. |
| If approved, 240 affordable units | ~$3.0M | Range $2.1–3.6M. All three data points are weak. |
| If approved, 240 market-rate units | ≤ $6.3M | Ceiling from two Folsom / Rocklin sales, adjusted for rent. The real figure is lower by unmeasured costs. |
What to tell Bosu
Price it on what exists today: about $1.05M, listed somewhere around $1.2–1.4M to leave room to negotiate. The $5M from December 2023 assumed approvals that were never granted, and it found no buyer.
If the owner wants credit for approvals, there are two honest ways. Get the approvals first and then sell. Or sell at the as-is price with an added payment if the buyer gets approvals: about $3M for an affordable approval, more for market-rate. That is how the owner's own 2021 Phase I escrow was structured: $1.26M for 4.83 acres, conditional on approvals.
What would change these numbers
- Recorded deed images for the El Dorado sales, to confirm the implied prices. They cost a few dollars each.
- Rents at newer Cameron Park and El Dorado Hills apartments, to measure the market-rate land discount.
- A civil engineer's grading and retaining estimate for the buildable 7.39 acres.
- Whether SB 35 or its successor can still be used for a ministerial approval here.
All the evidence, including what was left out and why
Highlighted rows are the subject and the sales used in the valuation.
Sales of land with apartment approvals
| Property | Sold | Acres | Approved units | Price | $ / unit | Notes |
|---|---|---|---|---|---|---|
| Alder Creek, 14533 Alder Creek Pkwy, Folsom | 7/3/2025 | 10.67 | 265 market | $11,000,000 | $41,500 | Recorded sale. A.G. Spanos approvals, extended to Feb 2026. Buyer address in Petaluma; seller not named. |
| The Harper, 6250 W Oaks Blvd, Rocklin | ~7/2023 | 18.2 | 397 market | $19,000,000 | $47,900 | News reports. Tekin Development / Guardian Capital to Advanced Building Solutions; Cushman & Wakefield on both sides. |
| El Dorado Senior Village, 6464 Koki Ln, El Dorado | 9 & 12/2025 | 8.08 | 149 affordable (now 144) | $2,200,000 | $14,800 | SB 35 approved 2020. Developer to its own partnership and SNO Foundation: related parties. |
| Subject, Phase I (east 4.83 ac) | Escrow 9/2021 | 4.83 | 84 affordable | $1,260,000 | $15,000 | Price assumed approvals. Never closed. |
| Coral Blossom, 8484 Elk Grove-Florin Rd, Elk Grove | 7/24/2024 | 2.37 | 81 affordable | $1,000,000 | $12,300 | City to developer under a lawsuit settlement, plus a $5M city grant. Not a market sale. |
| 955 Riley St, Folsom | 11/22/2024 | 2.80 | 140 proposed | $2,040,000 | $14,600 | St. Anton. No approval found, so not used. |
| Dry Creek Oaks, S. Carillion Blvd, Galt | 6/11/2026 | 28.40 | 96 or 285? | $4,957,500 | — | Unit count conflicts between sources and includes 14 ac of commercial. Not used. |
Land costs in state tax-credit applications (affordable projects in the region)
| Project | County | Units | Acres | Land & acquisition | $ / unit | Notes |
|---|---|---|---|---|---|---|
| Diamond Village Apartments II, 750 Black Rice Rd | El Dorado | 31 | 1.75 of 5.71 | $2,120,000 | $68,400 | Same parent company as the subject's developer. A cost the developer claimed, not a sale. |
| Lone Oak Senior Apartments II, Penn Valley | Nevada | 31 | 2.42 | $587,000 | $18,900 | Dec 2025 staff report. |
| Asteria Flats, Sunrise & Chrysanthy, Rancho Cordova | Sacramento | 236 | 11.76 | $6,708,072 | $28,400 | Dec 2025 staff report. |
| The Steven, 4930 Rocklin Rd, Rocklin | Placer | 180 | 7.3 | $1,972,500 | $11,000 | Dec 2025 staff report. |
| USA University Avenue, Rocklin | Placer | 324 | 12.72 | $1,064,151 | $3,300 | Dec 2025 staff report. |
These are costs entered on applications to the California Tax Credit Allocation Committee, not recorded prices, and often reflect related-party transfers. Shown for context; not used in the value.
A · Every multifamily-zoned (RM) vacant parcel of 1+ acre in El Dorado County with a transfer since 2018
Implied price = assessed value backed out for Prop 13 growth. A transfer that was not a sale (trust, family) keeps an old value, so a low number on a recent date usually means "not a market sale."
| APN | Transfer | Owner now | Acres | Implied price | $ / ac | Status here |
|---|---|---|---|---|---|---|
| 102-110-024 | 2026-01-30 | VISIONARY HOME BUILDERS OF CA INC CPBC | 3.33 | $650,000 | $195,195 | Used (as-is) |
| 097-020-042 | 2025-11-03 | BROWN G L & V L TR 2001 8/8/2001 | 5.18 | $100,390 | $19,380 | Reviewed, not used |
| 329-290-001 | 2025-09-29 | PETERSON ROBERT & SARA | 3.26 | $232,913 | $71,446 | Reviewed, not used |
| 329-301-019 | 2025-09-29 | PETERSON ROBERT & SARA | 17.78 | $465,832 | $26,200 | Reviewed, not used |
| 043-290-054 | 2025-09-24 | DA MILE REV LAND TR 9/7/2025 | 1.66 | $21,975 | $13,238 | Reviewed, not used |
| 331-221-035 | 2025-09-12 | EL DORADO SENIOR VILLAGE APARTMENTS I | 3.57 | $972,000 | $272,269 | Used (approved, weak) |
| 101-201-081 | 2024-07-11 | WILLIAMS G E REV TR 7/10/2024 | 2.18 | $104,662 | $48,010 | Reviewed, not used |
| 061-170-026 | 2024-06-26 | GRECO NATHAN & AMANDA | 1.23 | $35,000 | $28,455 | Reviewed, not used |
| 331-030-035 | 2023-12-08 | COOK FAM TR 12/4/2023 & JIMMY N TR | 1.67 | $92,279 | $55,257 | Reviewed, not used |
| 070-011-003 | 2023-01-20 | PLOOG VOLKER & DORIS MOREY DE | 8.04 | $306,000 | $38,060 | Left out: possible family transfer |
| 090-430-056 | 2022-12-27 | GINNEY DOLORES J & ERIC M & MC | 5.87 | $28,599 | $4,872 | Reviewed, not used |
| 109-050-012 | 2022-01-12 | PENSCO TRUST CO LLC CUST FBO & BRE | 24.42 | $942,322 | $38,588 | Left out: deed not checked, lender-held |
| 083-465-025 | 2021-12-09 | BROTHERS CONSTRUCTION DEV LLC | 2.84 | $500,000 | $176,056 | Used (as-is) |
| 082-430-005 | 2021-08-20 | ARCADIA WHITNEY INVESTMENTS LLC | 15.82 | $799,999 | $50,569 | Subject |
| 082-442-014 | 2021-06-21 | REL REAL ESTATE LLC CA LLC | 3.27 | $202,978 | $62,073 | Used (as-is) |
| 083-451-001 | 2020-11-13 | TRAN THANH NGOC CAO | 2.47 | $179,999 | $72,874 | Reviewed, not used |
| 101-141-064 | 2020-10-06 | PAWS ESTATE CA LLC | 1.75 | $149,999 | $85,714 | Reviewed, not used |
| 101-210-035 | 2018-11-30 | WILLIAMS JOHN & WILLIAMS RICK F &a | 12.50 | $108,820 | $8,706 | Reviewed, not used |
| 327-160-047 | 2018-07-10 | SHERROD KENNETH W TR & ZOLANE TR | 6.97 | $183,568 | $26,337 | Reviewed, not used |
| 054-402-018 | 2018-07-10 | STONEHENGE SPRINGS | 1.55 | $9,726 | $6,275 | Reviewed, not used |
| 054-431-022 | 2018-07-10 | DIAMOND SPRINGS LLC | 2.22 | $276,024 | $124,335 | Reviewed, not used |
| 054-431-023 | 2018-07-10 | DIAMOND SPRINGS LLC | 2.00 | $248,672 | $124,336 | Reviewed, not used |
| 329-301-015 | 2018-07-10 | STONEHENGE SPRINGS A CA LLC | 4.08 | $20,865 | $5,114 | Reviewed, not used |
| 329-301-020 | 2018-07-10 | STONEHENGE SPRINGS | 4.86 | $26,744 | $5,503 | Reviewed, not used |
| 083-620-065 | 2018-07-10 | CAMERON PARK SR LIVNG A CA LLC | 2.07 | $528,635 | $255,379 | Reviewed, not used |
| 083-620-066 | 2018-07-10 | CAMERON PARK SR LIVNG A CA LLC | 1.16 | $295,758 | $254,964 | Reviewed, not used |
| 083-620-067 | 2018-07-10 | CAMERON PARK SR LIVNG A CA LLC | 3.60 | $919,236 | $255,343 | Reviewed, not used |
| 083-620-068 | 2018-07-10 | CAMERON PARK SR LIVNG A CA LLC | 1.89 | $107,106 | $56,670 | Reviewed, not used |
| 101-141-081 | 2018-06-05 | WILLEY ALAN PAUL & STEVEN TR | 1.05 | $6,619 | $6,304 | Reviewed, not used |
| 329-221-032 | 2018-05-04 | DICKSON KURT EUGENE TR & K E TRUST | 1.20 | $70,723 | $58,936 | Reviewed, not used |
| 329-221-034 | 2018-05-04 | DICKSON KURT EUGENE TR & K E TRUST | 2.20 | $131,345 | $59,702 | Reviewed, not used |
B · Vacant parcels of 4–60 acres within 8 miles, non-rural zoning, transferred since 2022
Same-day purchases by one buyer are combined into a single row. Distance is from the subject.
| Transfer | Buyer / owner now | Zoning | Parcels | Miles | Acres | Implied price | $ / ac |
|---|---|---|---|---|---|---|---|
| 2022-12-21 | ENVISION EDH MB RE LLC | CG | 1 | 4.0 | 6.02 | $4,096,999 | $680,565 |
| 2024-11-20 | HOBBY CONDOS EL DORADO HILLS CA LL | CG | 1 | 3.8 | 5.55 | $1,800,000 | $324,324 |
| 2023-09-27 | WAYNE LEASE LLC | R1 | 1 | 4.2 | 4.00 | $1,250,000 | $312,500 |
| 2025-09-03 | EL DORADO HILLS OWNER LLC | R&D | 1 | 4.3 | 12.00 | $3,350,000 | $279,167 |
| 2022-02-22 | CAMERADO RV BOAT & EQUIPMENT S | IL | 1 | 2.1 | 8.13 | $1,770,196 | $217,736 |
| 2024-08-20 | COSTCO WHOLESALE CORPORATION WA CO | CR | 4 | 3.7 | 41.94 | $8,232,000 | $196,280 |
| 2026-03-19 | TRENTO SHANE & SARAH | R1 | 1 | 2.7 | 4.00 | $597,357 | $149,339 |
| 2025-07-17 | SINGH KULWANT & BOPARAI KIN SI | R&D | 1 | 4.3 | 8.32 | $1,189,599 | $142,981 |
| 2023-09-19 | GREEN VALLEY FAMILY HOUSING LP CA | CPO | 1 | 2.9 | 5.27 | $750,000 | $142,315 |
| 2025-01-30 | LATROBE ROAD A CA LLC | R&D | 1 | 4.2 | 4.49 | $635,000 | $141,425 |
| 2025-01-22 | MILLROSE PROPERTIES CALIFORNIA LLC | VV-SP | 15 | 3.3 | 190.17 | $17,976,584 | $94,529 |
| 2026-02-19 | KUMAR VIJAY | CR | 1 | 2.7 | 5.80 | $546,522 | $94,228 |
| 2026-02-27 | VOLPE BRUCE | IL | 1 | 1.9 | 7.40 | $680,000 | $91,892 |
| 2024-11-27 | RIDGELINE GROUP LLC CA LLC | IL | 1 | 1.9 | 4.48 | $401,961 | $89,723 |
| 2024-09-04 | MSL PROPERTIES PARTNERSHIP | CPO | 1 | 1.0 | 4.24 | $373,685 | $88,133 |
| 2023-02-03 | ROMAN CATHOLIC DIOCESE OF SACRAMEN | R1 | 1 | 1.7 | 4.48 | $356,999 | $79,687 |
| 2026-07-02 | BIANCHI TILLETT DEVELOPERS LLC | R1A | 1 | 7.1 | 8.04 | $615,808 | $76,593 |
| 2026-03-26 | PARKES DANIEL K & KYLE D | R1 | 1 | 5.0 | 7.50 | $541,216 | $72,162 |
| 2022-04-14 | KHINDA KEVIN | R1A | 1 | 1.2 | 5.00 | $356,999 | $71,400 |
| 2024-12-12 | JARRETT PHILLIP J & AUDREY L | CPO | 1 | 1.0 | 4.09 | $286,300 | $70,000 |
| 2025-05-12 | KANCHERLA SOMA S TR | R1A | 1 | 5.3 | 5.95 | $408,456 | $68,648 |
| 2024-08-19 | SATURN INVESTMENTS LLC | R1 | 1 | 1.7 | 5.00 | $324,728 | $64,946 |
| 2023-03-06 | BLODGETT D LIVING TR 2/23/2023 | IL | 1 | 2.0 | 5.00 | $318,361 | $63,672 |
| 2023-05-12 | DIVELBISS JOSHUA & ELIZABETH | R3A | 1 | 7.4 | 4.12 | $252,756 | $61,349 |
| 2023-12-27 | VALLEY VIEW IMPROVEMENT COMPANY LL | VV-SP | 10 | 3.0 | 138.52 | $8,340,633 | $60,212 |
| 2024-11-18 | AC INDUSTRIAL NV INC | IL | 1 | 1.8 | 7.54 | $429,279 | $56,934 |
| 2025-12-01 | LA CAILLE ESTATES DEVELOPMENT II L | R1A | 1 | 2.3 | 6.82 | $378,850 | $55,550 |
| 2022-04-29 | YOUNG ROBERT DAVID & AYMOND HO | R1 | 1 | 1.8 | 5.09 | $282,697 | $55,540 |
| 2023-05-04 | ACORN ENTERPRISES INC IRA SECTION | CG | 1 | 3.5 | 6.88 | $356,999 | $51,889 |
| 2024-09-12 | THE PROPERTY INC CA CORP | R1A | 2 | 1.4 | 10.07 | $440,982 | $43,792 |
| 2026-01-26 | NEAL TAGGART F & TAMI L | R3A | 1 | 6.2 | 5.00 | $212,559 | $42,512 |
| 2022-05-26 | VAN VOORHIS RONALD L | IL | 1 | 2.1 | 5.69 | $239,699 | $42,126 |
| 2023-05-11 | EQUIPAGE INC CA CORP | R20K | 1 | 5.6 | 4.37 | $181,127 | $41,448 |
| 2024-12-27 | PONY EXPRESS CA LLC | R1A | 1 | 4.3 | 8.76 | $362,100 | $41,336 |
| 2022-01-12 | PENSCO TRUST CO LLC CUST FBO & | RM | 1 | 2.3 | 24.42 | $942,322 | $38,588 |
| 2022-05-16 | MRJD LLC | IL | 1 | 7.1 | 15.96 | $611,999 | $38,346 |
| 2023-01-20 | PLOOG VOLKER & DORIS MOREY DE | RM | 1 | 2.8 | 8.04 | $306,000 | $38,060 |
| 2026-05-04 | SALBERG REV TR 4/20/22 | R1 | 3 | 2.6 | 29.85 | $1,110,000 | $37,186 |
| 2025-09-30 | DION MITCHELL S & PERI D | R1A | 1 | 1.7 | 5.00 | $175,000 | $35,000 |
| 2023-03-10 | SHINGLE SPRINGS BAND OF MIWOK INDI | R3A | 1 | 7.7 | 6.62 | $224,399 | $33,897 |
| 2025-02-03 | SILVER SPRINGS 181 VENTURE DE LLC | R1 | 2 | 2.3 | 97.52 | $3,119,584 | $31,989 |
| 2022-05-02 | SHINGLE SPRINGS BAND OF MIWOK INDI | R3A | 1 | 7.3 | 6.42 | $203,999 | $31,776 |
| 2022-04-22 | PROMONTORY CONSTRUCTION COMPANY A | PR-SP | 6 | 6.1 | 107.60 | $2,364,905 | $21,979 |
| 2023-10-11 | WINN RIDGE INVESTMENTS LLC CA LLC | R&D | 1 | 4.5 | 24.02 | $502,562 | $20,923 |
| 2025-12-01 | BORDGES TIMOTHY L & DAY BREAK | R1A | 1 | 8.5 | 30.95 | $600,000 | $19,386 |
| 2025-08-29 | ALFANO T L TR & TERREY L & | R1A | 1 | 4.4 | 10.00 | $163,271 | $16,327 |
| 2025-06-06 | SIPIORA JEFFREY P & CHRISTINA | R1 | 1 | 6.7 | 31.72 | $484,500 | $15,274 |
| 2023-07-12 | SHINN FAMILY HOLDINGS LLC CA LLC | R1 | 1 | 6.9 | 10.00 | $144,175 | $14,418 |
| 2024-06-03 | MRJD LLC | IL | 1 | 6.6 | 35.47 | $387,600 | $10,928 |
| 2023-01-20 | PLOOG VOLKER | R1A | 1 | 2.4 | 31.25 | $317,435 | $10,158 |
| 2023-01-20 | PLOOG DORIS MOREY DE | R1A | 1 | 2.6 | 41.00 | $380,073 | $9,270 |
| 2022-04-13 | GHANDEHARI REV TRUST 3/22/22 | R1A | 1 | 9.2 | 22.64 | $198,355 | $8,761 |
| 2026-04-14 | PARSONS MARK C & SILVA MARYANN | R1 | 1 | 6.6 | 30.09 | $155,138 | $5,156 |
53 transactions. Commercial (CR, CG, CPO), industrial (IL, R&D) and single-family (R1, R1A) land is listed for context; only the multifamily and affordable-housing purchases are used in the valuation.
C · Measured terrain of the subject and every graded comp
| Site | Acres (GIS) | Median slope | Under 15% | 30%+ | Buildable ac | Relief |
|---|---|---|---|---|---|---|
| Subject 082-430-005 (Cameron Park) | 16.16 | 15.7% | 46% | 9% | 7.39 | 133 ft |
| Adjacent REL 082-442-014 | 3.27 | 10.4% | 82% | 3% | 2.69 | 98 ft |
| Bass Lake Family site 115-410-011 | 5.27 | 7.9% | 93% | 2% | 4.92 | 57 ft |
| Visionary 102-110-024 | 3.33 | 4.1% | 94% | 2% | 3.14 | 28 ft |
| 3120 Perlett Dr 083-465-025 | 2.92 | 10.5% | 74% | 2% | 2.17 | 45 ft |
| PENSCO 109-050-012 | 24.35 | 7.8% | 93% | 0% | 22.65 | 66 ft |
| Ploog 070-011-003 | 8.87 | 3.0% | 100% | 0% | 8.86 | 22 ft |
| El Dorado Senior Village 331-221-035/036 | 3.57 | 5.3% | 99% | 0% | 3.52 | 19 ft |
| Alder Creek, Folsom 072-3670-036 | 10.67 | 1.3% | 94% | 2% | 10.04 | 27 ft |
USGS 3DEP bare-earth elevation at 2 m. El Dorado Senior Village measured on parcel 035 only (3.57 of 8.08 ac).
Sacramento County sales checked and excluded
All 33 recorded sales of multifamily or plan-area land of 1.5+ acres and $1M+ since 2023 were researched. Only Alder Creek qualified as an arm's-length sale of approved apartment land.
| Group | Sales | Why excluded |
|---|---|---|
| Lent Ranch / Promenade Pkwy, Elk Grove | 5 | Commercial land bought by Wilton Rancheria around Sky River Casino ($12–46M each). |
| Elk Grove subdivisions (Elliott Springs, Arbor Ranch, Souza Dairy, Treasure Homes, Mendes, Triangle) | 7 | Single-family lots. Treasure Homes: 192 lots to Lennar, about $160,000 per lot. |
| Metro Air Park, Natomas | 7 | Industrial park where housing is not allowed. Includes Costco's 91.65 acres for $43.0M. |
| Rancho Cordova Logistics Center | 1 | New Trader Joe's warehouse, $85.2M. |
| 2804–2830 Auburn Blvd, Sacramento | 1 | Former Nissan dealership, $16.5M. |
| 3169 Mabry Dr, Natomas | 1 | Charter school campus site. |
| Greenwood Cottages, Galt | 1 | Bulk sale of for-sale home lots. |
| Folsom Rd / Aerojet, Rancho Cordova | 1 | Likely auto-dealer site; zoning allows no housing. |
| 1118 Sutter St, Folsom | 1 | City of Folsom purchase for future affordable housing; no project. $1.55M for 1.94 ac. |
| Antelope North Rd (RD-20), Antelope | 1 | Zoned for ~102 units but no approved project. $2.0M for 5.12 ac ($391k/ac). |
| 7501 Jacinto Rd, Sacramento | 1 | Bought by A.G. Spanos; no project found. |
| Elk Grove-Florin Rd, Coral Blossom | 1 | Listed above as a weak affordable data point. |
| Others (Folsom Riley St, Galt Dry Creek Oaks, Folsom Alder Creek) | 3 | Listed above. |
Listings (asking prices, not sales)
| Property | Acres | Asking | $ / ac | Notes |
|---|---|---|---|---|
| Subject, LoopNet #30412049 | 15.82 | $4,999,950 | $316,000 | On market 12/20/2023, Intero. No longer advertised. |
| 3981 Panther Ln, Diamond Springs (RM) | 4.22 | $1,699,000 | $403,000 | Owner's basis about $525,000 (2018). |
| 4000 Via Del Gatos, Cameron Park | — | $1,700,000 | — | Crexi. |
| Merrychase Dr, Cameron Park | — | $1,450,000 | — | Crexi. |
| 2557 Merrychase Dr, Cameron Park (commercial) | 2.48 | $1,200,000 | $484,000 | LoopNet. |
| 3416 Hacienda Rd, Cameron Park | 4.04 | $795,000 | $197,000 | Commercial / mixed / multifamily use. |
| Bass Lake Estates, 2701 Bass Lake Rd, El Dorado Hills | — | $3,000,000 | — | Approved tentative map for 36 lots. |
- El Dorado County Assessor property pages (current document number, date and roll value) and parcel GIS (zoning, owner, acreage).
- El Dorado County Recorder official records index, deed type and parties.
- El Dorado County eTRAKiT permits: PA22-0004, TS22-0004, P23-0009, DR23-0003, MISC25-0029, P-A24-0001.
- El Dorado County Board of Supervisors traffic-fee offset memo, Apr 2, 2024. El Dorado LAFCO staff report, May 28, 2025 (El Dorado Senior Village).
- LoopNet listing #30412049, viewed Oct 6, 2026.
- USGS 3DEP bare-earth elevation (slope of subject and comps); USGS 3DEP LiDAR 2022 (subject).
- Sacramento County Assessor recorded sales (Alder Creek, APN 072-3670-036). CEQAnet 2008092051. Roseville Today, Traded and Multi-Housing News (The Harper).
- City of Elk Grove staff report, Jun 12, 2024 (Coral Blossom). HUD small-area fair market rents, Sacramento metro.