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Conceptual AI rendering showing how the Elsie Gardens 30-lot community could look once built — the homes shown do not exist and the site is currently vacant land
◆ Conceptual AI rendering · homes not built
Land · 30-Lot Residential Subdivision · Zoned RD-7

Thirty Mapped Lots, Two Blocks Off Stockton

Elsie Gardens · 7508–7514 Elsie Avenue · Sacramento, CA 95828

Offered at $3,600,000 $120,000 per lot
30Residential Lots
4.42±Acres Per Assessor
RD-7No Rezone Required
GatedWalled Community
Call Harp Now Request the Offering Package
★★★★★ Rated 5/5 by every client · Land & new-construction specialist · Site access by appointment

The image above is a conceptual AI rendering created to illustrate the approved 30-lot layout. No homes have been built. The property is currently vacant land, shown as it is today in the photography below.

$3,600,000Offering Price
$120,000Per Lot
Jan 2022Board Approved
30Residential Lots

The Offering

Zoned, Mapped, Drawn, and Cleared — With Utilities Already at the Frontage.

Elsie Gardens is a 30-lot residential subdivision on three contiguous parcels totalling 4.42± acres per Assessor records in unincorporated Sacramento County, roughly 200 feet east of Stockton Boulevard. All three parcels are zoned RD-7 single-family residential — no rezone is required to build the plan. The site is generally level, cleared, and served by wet and dry utilities at the frontage.

An approved tentative subdivision map carries the 30-lot layout, supported by a Special Development Permit and Design Review approved concurrently in January 2022. The County-approved site plan — Exhibit A, Sheet A-0 — is signed by the Clerk of the Board and dated 25 January 2022. A preliminary civil improvement set prepared by Area West Engineers covers grading, private streets, sanitary sewer, water and fire service, storm drainage with bioretention, street lighting and the masonry perimeter wall; that set remains in County review and is not approved for construction.

What a buyer is acquiring: entitlement and engineering, subject to open items we want you to see up front. County application materials identify 25 July 2026 as the prior tentative-map expiration date; Extension of Time application PLNP2026-00109 was filed 5 June 2026 and remains pending. County approval records and current parcel/GIS records also read inconsistently on the Victory Avenue Neighborhood Preservation Area. Both are laid out in full below — nothing is hidden, and we would rather you hear it from us than find it in escrow.

Request the Full Offering Memorandum →

Property Facts

  • Address7508–7514 Elsie Avenue
    Sacramento, CA 95828
  • APN115-0061-004 · -005 · -044
  • JurisdictionSacramento County, unincorporated
  • ZoningRD-7 — Single-Family Residential
  • OverlayVictory Ave NPA · records inconsistent
  • Acreage4.42± per Assessor
    4.276 per approved site plan
  • Lots30 residential
  • Approved Site PlanExhibit A, Sheet A-0 · 25 Jan 2022
  • Tentative MapPLNP2016-00356 · extension pending
  • Improvement PlansPreliminary · Area West · June 2024

Why It Trades

Six Reasons This Penciled for a Regional Builder

🏷️

Zoned

RD-7 single-family across all three parcels. No rezone is required, and the density is consistent with the approved map.

🗺️

Mapped

An approved 30-lot tentative subdivision map, with an extension of time currently in review at the County.

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Drawn

Preliminary civil set in County review — a block of pre-development time and cost already spent by the seller.

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Serviced

Sewer, water, electric and telecom are in Elsie Avenue. All-electric project — natural gas infrastructure is prohibited.

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Cleared

Generally level and scraped, with the preliminary grading plan drawn toward a near-balanced earthwork condition.

🎯

Right-Sized

Thirty lots suits a regional builder looking for a clean infill project without master-plan overhead.

Property Images

Level, Cleared, and Shovel-Ready.

The first image is a conceptual rendering of the approved layout. Every image after it is unedited drone photography of the site as it stands today — the 4.42± acre assemblage across three contiguous APNs, the Elsie Avenue frontage, the adjoining Stockton Boulevard retail, and the boundaries on all four sides.

Parcel boundaries shown on aerial photography are approximate illustrations only and are not a survey. The lead image is an AI-generated conceptual rendering produced by The Saini Realty to illustrate the approved lot layout; it is not a photograph, no homes have been constructed, and it is not an architectural or elevation approval. Drone photography was captured on site and has not been retouched.

The Layout

The County-Approved Site Plan.

This is the plan the Board of Supervisors approved on 25 January 2022 — Exhibit A, Sheet A-0 under PLNP2016-00356. Thirty numbered lots front private drives running south from a single gated entry on Elsie Avenue, with a landscaped lot at the entry and the common area on the southern boundary.

County-approved Elsie Gardens site plan, Exhibit A Sheet A-0, showing 30 numbered lots, the main entry road, gated entry on Elsie Avenue, guest parking and the landscaped common areas

Tap to enlarge · Exhibit A, Sheet A-0, approved by the Sacramento County Board of Supervisors 25 January 2022 under PLNP2016-00356. The stamped and signed sheet is in the data room. Lot dimensions are controlled by the tentative map and its conditions of approval — request both.

Per the Approved Plan

  • Lots30 · numbered 1–30
  • Total Lot Size4.276 acres
  • Guest Parking22 spaces · 17 standard / 5 compact
  • EntryMain entry gate + pedestrian gate on Elsie Ave
  • Common AreasLandscaped lot at entry · common area south

Boundary & Section

  • Perimeter Wall6 ft masonry per approved plan
  • Decorative FenceRod iron fence and gates, west frontage
  • East Boundary6 ft solid wood fence · possible future road connection
  • Entry Road Section38 ft overall · 28 ft pavement
  • Internal DrivesPrivate access driveway · 5 mph
On wall height. The approved site plan shows a 6 ft masonry wall. Substantial Compliance revision PLNR2023-00147 addressed masonry wall height and the preliminary civil set carries a taller wall. Confirm the governing height against the approved revision before you price the boundary.

Characteristics

  • TopographyGenerally level
  • Site ConditionVacant · former residences removed
  • Pad Elevations33.83 – 34.60
  • EarthworkNear-balanced per preliminary grading plan
  • Bearing Capacity2,500 PSF
  • Entry Driveway45' Type A
  • Perimeter Wall6 ft grouted CMU per approved plan
  • Private StreetsThree

Surrounding Uses

  • NorthElsie Ave · residential beyond
  • WestRetail fronting Stockton Blvd
  • SouthCommercial truck & trailer yard
  • EastVacant land · residential
Lot dimensions are carried on the tentative map, not the improvement plans. Request the map and the conditions of approval as part of your diligence. The site is a generally level, irregularly configured assemblage of three contiguous parcels.

Entitlement

Where the Approvals Stand.

Zoning is confirmed and the 30-lot tentative map, Special Development Permit and Design Review were approved by the Board of Supervisors in January 2022. An Extension of Time is pending. A buyer is acquiring entitlement and engineering, subject to that extension.

Approval Tracking

  • ZoningRD-7 · all three parcels
  • OverlayVictory Ave NPA · records inconsistent
  • Tentative MapPLNP2016-00356 · approved 25 Jan 2022
  • Approved Site PlanExhibit A, Sheet A-0 · signed
  • Prior Map Expiration25 July 2026
  • Extension of TimePLNP2026-00109 · filed 5 June 2026 · pending
  • Substantial CompliancePLNR2023-00147 · PLNR2025-00103
  • Building PermitsNone submitted
  • Improvement Plans3rd submittal · per plans · not County-confirmed
  • SWPPP / WDID5S34C403945 · per plans · not County-confirmed
  • Conditions of ApprovalRequest from seller

Source. Zoning, NPA location, tentative map status, extension of time, substantial compliance revisions and building permit status per Sacramento County Planning & Environmental Review, written response dated 30 July 2026. County correspondence is preliminary and general; an official determination follows formal application or a pre-application meeting. Improvement plan status, SWPPP/WDID, NPA development standards and the 30-lot count are drawn from consultant documents and the published ordinance and have not been confirmed by the County.

Zoning confirmed. All three parcels carry Sacramento County's RD-7 single-family residential designation. No rezone is required to implement the 30-lot plan, and the density is consistent with the approved map.
Tentative map — extension pending. County application materials identify 25 July 2026 as the prior expiration date for Tentative Subdivision Map PLNP2016-00356. Extension of Time application PLNP2026-00109 was filed 5 June 2026 and remains pending with the County. Two Substantial Compliance revisions have been processed since the original approval — PLNR2023-00147 (landscaping and masonry wall height) and PLNR2025-00103 (minor modifications to Lot 7). Buyers should confirm the status of the extension, and the map's conditions of approval, directly with the County before removing contingencies.
Victory Avenue Neighborhood Preservation Area — records conflict. Ordinance SZC-2022-0002, adopted with the 2022 project approvals, removed APNs 115-0061-004 and -005 from the Victory Avenue NPA boundary. County GIS and the published ordinance library have not been updated to reflect that amendment, so the parcel viewer still shows the overlay. Written County confirmation has been requested. Purchasers should verify current applicability independently before removing contingencies.

Requiring Separate Submittal

  • ◆Private access gate — separate County permit plus a plan submittal to Sacramento Metro Fire.
  • ◆Private underground fire service — separate submittal from the installing contractor.
  • ◆Sewer access permit for the tie-in at Station 7+27.29, ten business days for review.
  • ◆Homes over 3,600 SF under roof require a Fire District Certificate of Release.

Buyer Cost Items — To Be Determined

  • Site DevelopmentTBD
  • County Impact FeesTBD
  • SacSewer ConnectionTBD
  • Cal-Am ConnectionTBD
  • School FeesTBD

Grading & Earthwork

Engineered to Balance on Site.

The preliminary grading plan sets thirty pads across a generally level site, with cuts and fills stripped and re-spread toward a near-balanced condition. Perimeter walls, private drainage and the Elsie Avenue driveway are drawn to County standard details.

Earthwork & Pads

  • Pad Elevations33.83 – 34.60
  • Residential Pads30 lots
  • Assumed Strip Depth0.25 ft
  • Benchmark30.60′ NAVD88
  • Earthwork BalanceNear-balanced per plan
  • New AC Paving±34,040 SF
  • Paving Section3″ AC / 8″ AB

Walls & Frontage

  • Masonry Perimeter Wall260 + 640 LF
  • Structural Block Wall80 LF
  • Type 1A Curb & Gutter2,060 LF
  • Type 2 Curb & Gutter1,170 LF
  • Entry Driveway45′ Type A · Sta 11+46.45

Storm Drainage

  • ◆Bioretention pond ±6,000 SF, top of soil FG 31.40, at the southern boundary.
  • ◆Public 48″ SDMH per County Std Dtl 9-7A; overland release to an existing 48″ manhole.
  • ◆Perforated 4″ PVC underdrain at 550 LF, S=0.00%, plus 12″ and 15″ SDR-35 collectors.
  • ◆“No Dumping — Flows to Creek” plaques cast at each drainage inlet.
Earthwork is drawn near-balanced on an assumed 0.25 ft of stripping. Because strip depth, consolidation and shrinkage are hard to predict, import or export may be required. Grades were set to a 30.60′ NAVD88 benchmark; the contractor verifies quantities and advises the engineer of any import or export condition. We would rather show you this caveat now than have it surprise your estimator.

Infrastructure

Wet and Dry Utilities at the Frontage.

Stormwater

The post-construction plan achieves 100.9 LID points against the County's Stormwater Quality Design Manual through preserved trees, interceptor trees, and amended soil and mulch beds. All lots use disconnected roof downspouts to vegetated strips.

Maintenance

Interior streets, private drainage and bioretention basins are privately maintained in perpetuity. An HOA or comparable entity will be required.

Location

South Sacramento, Off the Arterial.

The site sits roughly 200 feet east of Stockton Boulevard, a principal north–south arterial carrying retail, grocery, medical office and regional transit. Highway 99 is a short drive west, connecting north to downtown Sacramento and south to Elk Grove. Immediate frontage is established neighbourhood retail and service commercial, with single-family housing directly north across Elsie Avenue.

Drive Times

  • Highway 99±0.5 mi
  • Costco Wholesale±0.4 mi
  • Grocery Outlet±0.3 mi
  • Florin Towne Centre±1.9 mi

Grocery & Retail

  • Grocery Outlet±0.3 mi
  • Costco Wholesale±0.4 mi
  • Foods Co±1.2 mi
  • Florin Towne Centre±1.9 mi
  • Walmart Supercenter±2.0 mi

Fuel & Convenience

  • Chevron · ExtraMile±0.1 mi
  • Sinclair · Truck Stop±0.2 mi

Schools & Childcare

  • Happy Time PreschoolAdjacent east
  • Anna Kirchgater Elem.±0.7 mi
  • David Reese Elem.±1.3 mi
  • Isabelle Jackson Elem.±1.3 mi
An established retail corner. The Elsie Avenue and Stockton Boulevard intersection is a mature neighbourhood service node. Jack in the Box, Denny's, Crab City, AB Indian Cuisine, Shalimar Grill and Kabab N Chutney all sit within a short walk of the site, with a Chevron and ExtraMile at the corner itself.

Distances are approximate straight-line measurements and should be independently verified. School district assignment to be confirmed.

Due Diligence

What's in the Data Room.

Documents

  • Approved Site Plan · Exh AAvailable
  • Tentative Map & ConditionsAvailable
  • Civil Improvement PlansAvailable · preliminary
  • Wall Structural DetailsAvailable
  • Aerial PhotographyAvailable
  • Geotechnical ReportOn request
  • Landscape PlansOn request
  • Architectural PlansConfirm
  • Preliminary TitleTo be ordered
Full package released on execution of a confidentiality agreement.

Consultant Team

  • Civil EngineeringArea West Engineers, Inc.
  • Engineer of RecordAndrei Sapun, PE 83438
  • GeotechnicalARA Engineering Company
  • StructuralCaruso Turley Scott Inc.
  • Job Number20018 · June 2024

Offer Process

  • ✓Offers in writing with proof of funds or lender commitment.
  • ✓State price, deposit, diligence period, closing timeline and contingencies.
  • ✓Site access by appointment only.
  • ✓Seller may accept, counter or reject any offer.
Harp Saini, The Saini Realty

Exclusively Marketed By · DRE# 02165868

Work Directly With Harp Saini

A results-driven agency serving the Sacramento region, specializing in listing, marketing and delivering maximum value for every seller. Harp Saini represents buyers and sellers across Sacramento, Elk Grove, Roseville, Antelope, Turlock and the surrounding Central Valley, under HomeSmart PV & Associates.

  • ✓ Straight answers — the open items on this deal are published above, not buried
  • ✓ Direct access to the seller and the full engineering package
  • ✓ Personal circulation to regional builders, developers and land investors
  • ✓ Site tours arranged by appointment, evenings and weekends included
  • ✓ When you call, you get Harp — not a call center, not a hand-off

Office 916-888-9877  ·  Cell 669-254-6129
Email harp@thesainirealty.com

📞 Call or Text Harp — +1 (669) 254-6129

Reviews

Rated 5 out of 5 Across Every Closed Transaction

★★★★★

"We had a great experience working with Harparteek. He was professional, knowledgeable, and very responsive throughout the entire home-buying process. He made everything smooth and stress-free, and always had our best interests in mind. We would recommend him to anyone."

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Parth SawhneyHome Buyer
★★★★★

"If you want your dream to come true and you truly need an expert and advisor at the same time, contact Harparteek Saini. This guy knows how to achieve complete satisfaction and happiness for his clients. Such a kind-hearted, honest and dedicated soul."

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Gagan AulakhClient
★★★★★

"They got us 11 offers and most exceeded our expectations. Harp knew exactly how to position our home and the results speak for themselves. We could not have asked for a better experience."

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George ThomasHome Seller

How We Work

Honest Information, Modern Tools.

We would rather lose a deal than win one on a half-truth. On this listing that means the prior map expiration, the pending extension, the overlay records conflict and the unconfirmed plan status are all printed on the page — not saved for the disclosure packet. And it means telling you plainly which images are photographs and which are renderings.

🤝

Honesty first

What we know, we tell you. What we do not know, we label as unconfirmed and point you to the agency that can confirm it. No pressure, no polish over problems.

📄

Sourced, not guessed

The entitlement facts here trace to a written Sacramento County response dated 30 July 2026 and to the consultant plan set. Where a figure comes from a consultant rather than the County, we say so.

🤖

AI, disclosed

We use AI and modern visualization to render approved layouts, build listing sites, and reach the right buyers faster. Any AI-generated image on our listings is labelled on the image itself — never passed off as a photograph.

🔍

Verify everything

We hand you the documents and encourage independent verification with the County, your engineer and your title officer. A buyer who checks our work is a buyer we want.

The Saini Realty Standard

Known for Out-Marketing the Competition at Every Price Point.

Every listing gets professional media, paid campaigns, a dedicated property site, and direct circulation to the buyers most likely to transact.

📸

Exceptional Media

HDR photography, cinematic video, drone and a Matterport 3D tour on every listing.

🚀

Paid Campaigns

Targeted social and search advertising with retargeting, placing the property in front of active buyers and builders.

📱

10K+ Community

Over 100K video views across Instagram · YouTube · TikTok · Facebook.

🤝

Direct Outreach

Personal circulation to regional builders, developers and land investors alongside MLS, CoStar and Crexi syndication.

★★★★★

Next Step

Request the Offering Memorandum & Data Room

The full package — the approved site plan and tentative map, preliminary civil improvement plans, wall structural details, aerial photography, and the geotechnical report and landscape plans on request — is released on execution of a confidentiality agreement. Tell us who you are and we'll send it the same day.

Site access is by appointment only. Offers in writing with proof of funds or lender commitment.

📞 +1 (669) 254-6129

Request the Package

Takes 20 seconds. We'll confirm by text and send the documents.

Your info goes directly to Harp — not a call center.

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