Best Realtors in Orangevale, CA (2026 Guide)
By Matthew Martinez
Orangevale is an unincorporated community of about 36,000 people in northeastern Sacramento County, between Fair Oaks, Citrus Heights and Folsom. Ranch-style homes, some on larger lots, sit alongside postwar and newer subdivisions, and the agents who name Orangevale work from offices in nearby communities.
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 or broker-associate affiliation 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 Orangevale. We opened each agent’s public profile and confirmed it names Orangevale, as a service area or as the location of the agent’s sales or listings.
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.
Orangevale housing in numbers
| Census measure (ACS 2024 5-year) | Orangevale CDP |
|---|---|
| Population | 35,958 |
| Median value of owner-occupied homes | $565,100 (±$15,034) |
| Median household income | $99,832 (±$7,505) |
| Persons per household | 2.6 |
| Median age | 41.3 |
| Mean travel time to work | 28.4 minutes |
| Housing units | 14,184 |
Source: U.S. Census Bureau American Community Survey 2024 5-year estimates, as presented by Census Reporter.
Census Reporter puts Orangevale’s median owner-occupied value slightly below the Sacramento-Roseville-Folsom metro figure of $589,500, and its median age a few years above the metro’s. These are survey estimates of the existing housing stock, not current sale prices. Lot size matters a lot here, so ask any agent for recent sales of homes with similar acreage.
Large lots, ranch homes and the Folsom edge
Orangevale has no city government, so Sacramento County handles zoning, building permits and code enforcement. Lot sizes vary widely, from standard tract lots to larger parcels, and zoning determines what a parcel allows, such as animals or accessory buildings. For more, see our Orangevale real estate guide and our notes on home improvement records, inspection and insurance planning and comparing neighborhoods.
Costs and rules specific to an Orangevale 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. Orangevale is unincorporated, so only the County tax applies: about $622 on a $565,100 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, with the owner or a long-term renter living on site at least six months a year and stays capped at 29 days.
- Permits on additions and outbuildings. On larger lots, ask whether shops, barns, pools and second units were permitted with the County.
- Hazards and disclosures. Read the natural hazard disclosure report, check the State Fire Marshal’s Fire Hazard Severity Zone maps, and get an insurance quote before you remove contingencies.
Orangevale 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 Orangevale. Contact Matthew · Broker #01869679 · Diamond Group Estates Inc DBA Diamond Real Estate Group, DRE #02163490
| Agent | Brokerage | License | Areas named on profile |
|---|---|---|---|
| Dana Gray (licensed as Dana Lynn Gray) | Coldwell Banker Realty, Sacramento-Sierra Oaks | Salesperson #01971825 | Orangevale, Fair Oaks, Carmichael, Arden-Arcade |
| Michelle Nosal (licensed as Michelle Lynn Nosal) | Windermere Signature Properties, Fair Oaks | Salesperson #01818179 | Orangevale (listings), Fair Oaks, Carmichael, Citrus Heights |
| Geanne Pack (licensed as Geanne Ann Pack) | Compass | Broker #01395755 | Orangevale (sales), Citrus Heights, Carmichael, Folsom, Roseville |
| Doug Reynolds (licensed as Douglas James Reynolds) | Coldwell Banker Realty, Sacramento-Sierra Oaks | Salesperson #01734464 | Orangevale, Fair Oaks, Carmichael, Folsom, Rancho Cordova |
| Britt Wiseman (licensed as Britt Sabrina Wiseman) | Coldwell Banker Realty, Sacramento-Sierra Oaks | Salesperson #01414550 | Orangevale, Fair Oaks, Carmichael, Citrus Heights, Sacramento |
On the DRE record, Coldwell Banker Realty agents are licensed under NRT West, Inc.; the Windermere Signature Properties agent under William L Lyon & Associates Inc, whose DRE record lists Windermere Signature Properties as a business name; and Geanne Pack as a broker associate for Compass California II, Inc. For more agents across the county, see our Sacramento County agents guide.
How to vet an Orangevale agent
- Ask about large-lot sales. Ask how the agent prices homes on larger lots against standard tract homes nearby.
- Check zoning for animals or a shop. If you want horses, chickens or a large workshop, ask the agent to confirm the parcel’s County zoning.
- Review permit history. Ask for County permits on additions, garage conversions and outbuildings.
- Confirm sewer service. Ask whether the home is on public sewer or a septic system, and inspect accordingly.
- Get insurance quotes early. Build the premium into your budget during the contingency period.
- Check the license yourself. Confirm a "Licensed" status with a current responsible broker on the DRE lookup.
Orangevale questions we hear
Is Orangevale a city?
No. Orangevale is unincorporated, so Sacramento County handles zoning and permits, and the City of Sacramento’s added transfer tax does not apply.
How much is the transfer tax on an Orangevale home?
Only the County’s $0.55 per $500 of value, about $622 on a $565,100 sale.
What is the median home value in Orangevale?
Census estimates put the median owner-occupied value at about $565,100 for 2020–2024. Ask an agent for recent sales of similar homes and lot sizes.
Can I run a vacation rental in Orangevale?
Generally only as a hosted rental. The County requires the owner or a long-term renter to live on site at least six months a year and caps each stay at 29 days.
Sources & notes
- California DRE public license lookup (individual records linked in the table)
- Census Reporter, Orangevale CDP profile (ACS 2024 5-year)
- 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
- Agent profiles on homes.com and coldwellbankerhomes.com, linked in the table
- License records checked October 2026 on the California DRE public lookup. Last reviewed October 2026 by Matthew Martinez.
Related: Orangevale real estate guide · Orangevale 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.
