Best Realtors in Carmichael, CA (2026 Guide)
By Matthew Martinez
Carmichael is an unincorporated community of about 78,500 people in Sacramento County, on the north side of the American River between Arden Arcade, Fair Oaks and Citrus Heights. Many addresses carry no city government at all, so Sacramento County sets the zoning, permit and short-term rental rules even when buyers think of Carmichael as part of greater Sacramento.
This guide is published by Diamond Real Estate Group, one of the brokerages listed. Our broker is listed first; other agents are in alphabetical order. The order is not a ranking, and inclusion is not an endorsement.
How we chose the agents in this guide
Each agent below met three checks in October 2026:
- A current California license. We opened each agent’s record on the California Department of Real Estate (DRE) public lookup and confirmed the name, license type (salesperson or broker) and a "Licensed" status, with a responsible broker that matches the brokerage on the agent’s profile.
- A named brokerage. Each agent’s DRE record shows the brokerage they work under.
- A public page that names Carmichael. We opened each agent’s brokerage profile and confirmed that it names Carmichael.
We did not rank agents, and we did not consider sales volume, reviews or awards. Licenses and affiliations change, so check the license yourself before you sign anything, and interview more than one agent.
Carmichael housing in numbers
| Census measure (ACS 2024 1-year) | Carmichael CDP |
|---|---|
| Population | 78,540 |
| Median value of owner-occupied homes | $597,200 (±$22,565) |
| Median household income | $88,573 (±$8,888) |
| Persons per household | 2.5 |
| Median age | 38.8 |
| Mean travel time to work (2024 5-year) | 27.1 minutes |
| Housing units | 33,342 |
Source: U.S. Census Bureau American Community Survey 2024 estimates, as presented by Census Reporter.
Carmichael’s estimated median owner-occupied value of about $597,000 is close to the Sacramento-Roseville-Folsom metro figure of $605,500 on the same profile, though the margin of error is about $22,500 either way. Median household income is somewhat below the metro’s. Lot sizes and home ages vary widely across Carmichael, so a single median hides a wide range; ask any agent for recent sales on comparable streets.
River-adjacent lots, older tracts and an unincorporated community
Carmichael has no city hall, so planning, building permits and code enforcement run through Sacramento County. Housing ranges from smaller older homes on standard lots to larger, sometimes semi-rural parcels, with some homes near the American River corridor. Older homes deserve careful inspection and permit review, and properties near the river or creeks deserve a flood zone check. For an overview, see our Carmichael real estate guide and our neighborhood comparison notes.
Costs and rules specific to a Carmichael purchase
- Transfer tax. The Sacramento County Clerk-Recorder charges documentary transfer tax of $0.55 per $500 of value and says the City of Sacramento is the only city in the county with its own transfer tax. A Carmichael address is not inside the City of Sacramento, so only the County tax applies: about $657 on a $597,200 sale. Our California transfer tax guide explains who usually pays.
- Short-term rentals. The County’s short-term rental permit page requires a permit, a County business license and transient occupancy tax registration in the unincorporated area. The owner, or a long-term renter with the owner’s consent, must live on site at least six months a year, and each stay is limited to 29 days. Do not plan on unhosted vacation-rental income.
- Permit history. Ask for County permits on additions, garage conversions and second units, and compare them with the house; unpermitted work can affect financing and insurance. See our notes on home improvement records.
- Hazards and insurance. Look up the address on the State Fire Marshal’s Fire Hazard Severity Zone maps, check the flood zone for river-adjacent parcels, read the natural hazard disclosure report and get an insurance quote early.
Carmichael agents with verified licenses
Matthew Martinez, Diamond Real Estate Group (publisher of this guide)
Matthew Martinez is the Founder, CEO and Managing Broker of Diamond Real Estate Group. He is based in Sonoma County; contact him to discuss a purchase or sale in Carmichael. Contact Matthew · Broker #01869679 · Diamond Group Estates Inc DBA Diamond Real Estate Group, DRE #02163490
| Agent | Brokerage | License | Areas named on profile |
|---|---|---|---|
| Sharon D’Arelli | Coldwell Banker Realty, Sacramento-Sierra Oaks | Salesperson #01516830 | Carmichael, Arden Oaks, Sierra Oaks, Arden Park, Wilhaggin |
| Susan K. Harrold | Windermere Signature Properties, Sierra Oaks | Salesperson #00584122 | Carmichael, Arden Park, Sierra Oaks, East Sacramento |
| Jackie Merchant-Scharff | Coldwell Banker Realty, Sacramento-Sierra Oaks | Broker #01322198 | Carmichael, Fair Oaks, Sierra Oaks, Arden Park, Del Dayo |
| Doug Reynolds | Coldwell Banker Realty, Sacramento-Sierra Oaks | Salesperson #01734464 | Carmichael, Fair Oaks, Orangevale, Sacramento, Antelope |
| Mandy Scott | Coldwell Banker Realty, Sacramento-Sierra Oaks | Salesperson #02062339 | Carmichael, Fair Oaks, Arden Park, Arden Arcade |
| Britt Wiseman | Coldwell Banker Realty, Sacramento-Sierra Oaks | Salesperson #01414550 | Carmichael, Fair Oaks, Orangevale, Citrus Heights, Sacramento |
On the DRE record, Coldwell Banker Realty agents are licensed under NRT West, Inc., and the Windermere Signature Properties agent under William L Lyon & Associates Inc, whose record lists Windermere Signature Properties as a business name and a branch at 2580 Fair Oaks Boulevard in Sacramento. Every agent listed works from an office on Fair Oaks Boulevard in the Sierra Oaks area of Sacramento, a short drive from Carmichael. For more agents across the county, see our Sacramento County agents guide.
How to vet a Carmichael agent
- Ask for sales on comparable streets. Lot size and river proximity drive large price differences; ask for recent sales of similar homes nearby.
- Confirm the jurisdiction. A "Sacramento" mailing address may still be unincorporated County; ask the agent to confirm which rules and taxes apply.
- Check permits on older homes. Have the agent request County permit records for additions and second units.
- Ask about flood and trees. For river-adjacent or wooded lots, ask about flood zones, large-tree maintenance and insurance.
- Plan rentals around County rules. If you hope to rent a room or ADU short term, review the hosted-only short-term rental rules first.
- Check the license yourself. Confirm a "Licensed" status with a current responsible broker on the DRE lookup.
Carmichael questions we hear
Is Carmichael part of the City of Sacramento?
No. Carmichael is unincorporated, so Sacramento County handles zoning and permits, and the City of Sacramento’s added transfer tax does not apply.
Can I run a vacation rental in Carmichael?
Only as a hosted rental with a County permit. The owner or a long-term renter must live on site at least six months a year, and stays are limited to 29 days.
What is the median home value in Carmichael?
Census estimates put the median owner-occupied value at about $597,200 for 2024, with a margin of error of about $22,500. Ask an agent for recent sales of similar homes.
Why are all the agents based in Sacramento?
None of the profiles we checked list an office in Carmichael itself; each agent works from a Fair Oaks Boulevard office in Sacramento’s Sierra Oaks area and names Carmichael on their profile.
Sources & notes
- California DRE public license lookup (individual records linked in the table)
- Census Reporter, Carmichael CDP profile (ACS 2024)
- Sacramento County Clerk-Recorder, documentary transfer tax FAQ
- Sacramento County Planning, short-term rental permits
- CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones
- William L Lyon & Associates Inc DRE record (Windermere Signature Properties business name and branches)
- Agent profiles on coldwellbankerhomes.com and windermere.com, linked in the table
- License records checked October 2026 on the California DRE public lookup. Last reviewed October 2026 by Matthew Martinez.
Related: Carmichael real estate guide · Carmichael home valuation · Sacramento County agents guide · 20 tips for choosing a real estate agent
License-status update: the linked California DRE public records were checked November 2, 2026 and showed "Licensed." Public profile research retains the dates stated above. Names on DRE records may differ from public profile names; verify status and brokerage before selecting an agent.
