Next, look at business filings with the California Secretary of State. Search the entity name they give you. You want to see if the business actually exists, who’s listed as the agent for service of process, and whether the entity is active or suspended. A suspended entity can’t do much of anything legally, so that matters. Compare the name on the filing to the name on the contract. If they don’t match, ask why. Sometimes it’s a subsidiary or an assignee, and sometimes it’s just sloppy. Either way, get it explained before you sign.
Then check the county recorder. Sacramento County records deeds, and you can search grantor and grantee indexes. Look up the buyer’s name and the entity name. See how many properties they’ve taken title to and whether they resell quickly. You’re not judging volume, just confirming they’ve actually closed deals. If they’ve never appeared on a recorded deed, that’s worth asking about. Also check whether the deed they want you to sign is a grant deed or something else, and whether any liens or notices show up on your own property. If anything looks odd, the county recorder’s office can help you understand what’s recorded, but they can’t give legal advice.
Reviews are useful but treat them like weather reports. Look for patterns, not single complaints. A few bad reviews can happen to anyone. A steady stream of the same complaint, like pressure at the signing table or promises that changed later, tells you more. Ask for references from people who actually sold in Sacramento County, and call them. Ask how the final number compared to the first number.
Contract red flags matter most. Watch for an offer that’s verbal only, a price that changes after inspection with no clear reason, a power of attorney tucked in, or a clause letting them assign the contract to someone else without telling you. Watch for fees that appear at closing that nobody mentioned. Watch for anything that waives your right to review. If the paperwork is confusing, that’s the moment to stop. A real estate lawyer can read it with you, and a CPA can explain tax consequences. A HUD-approved housing counselor can help if you’re facing foreclosure. None of this is a substitute for your own diligence, and when in doubt, get it reviewed before you sign.
More notes on this topic are at sac-seller-check.pages.dev.