Single-Level Homes in Petaluma: What to Look For Before You Buy
The short answer: a single-level home has all its living space on one floor, with no stairs between the bedrooms, the kitchen and the living areas. They come in many styles, from older ranch-style homes to newer construction. Before you fall for one, check the entry, the garage, the bathrooms and the lot, because a home can be "one story" and still have steps in the places that matter most to you. Write your must-have list first, and your search gets much shorter.
Pattie Philibosian is a REALTOR® with eXp Realty of Northern California helping buyers and sellers in Sonoma and Petaluma. Single-level homes are one of the home types she focuses on, and here's what she has buyers check.
What counts as a single-level home?
Listings use a few different words, and they don't all mean the same thing:
- Single-story or single-level: all the living space is on one floor. This is usually what people mean.
- Main-floor primary bedroom: a two-story home with the main bedroom, a full bath and the everyday rooms on the ground floor. Upstairs rooms are optional.
- Split-level: a few short flights of stairs between parts of the home. Not single-level, even though no floor is stacked fully on top of another.
If no stairs at all is the goal, ask about every step, not just the number of stories.
What should I check when I tour one?
Walk it the way you'd live in it, every day.
- The way in. Are there steps up to the front door? From the driveway? Is there a door you could use with no steps at all?
- The garage. Many homes have a few steps from the garage into the house. That's the door you'll use most with groceries.
- Hallways and doors. Are they wide enough to move comfortably, and to move furniture in?
- The bathrooms. Is there a walk-in shower or a tub? Where is the closest full bath to the main bedroom?
- The laundry. Is it inside the home, in the garage, or down a step?
- The yard. How big is it, how much upkeep does it need, and does the lot slope? A sloped lot can mean steps outside even when the house is flat.
- The floors. Note any changes in level between rooms, like a step down into a family room.
- The light. One-story homes can be darker in the middle. Check for skylights or good windows in the main rooms.
Take photos and notes as you go. They make comparing homes much easier.
What should I watch for in older single-level homes?
Many single-level homes in established neighborhoods are decades old, which is part of their appeal: mature trees, bigger lots, solid construction. Older homes also come with things to check:
- The roof. A one-story home has a big roof for its size. Ask its age and condition.
- The foundation. Some homes sit on a slab, others on a raised foundation with a crawl space. Your inspector will look at both.
- The sewer line. Older lines can crack or fill with roots. A camera inspection is worth it.
- Electrical and plumbing. Ask what's been updated and when.
- Windows and insulation. Older windows can be drafty and cost more to heat and cool.
None of these is a reason to walk away. They're things to know before you set your price.
Can I make a home single-level after I buy it?
Sometimes. A few common projects:
- Adding a ramp or regrading a path to make a step-free entry.
- Swapping a tub for a walk-in shower.
- Moving the laundry inside.
Some projects need permits, and some are bigger than they look. If you're counting on a change, get a contractor's opinion during your inspection period, before you're committed.
What mistakes do buyers make?
- Trusting the word "single-story" in the listing. Check the entry, the garage and the yard for steps.
- Touring before writing a must-have list. You'll spend weekends on homes that were never right.
- Forgetting the yard. Less house is great. A big yard is still a lot of upkeep.
- Skipping the inspections on an older home because it looks well kept.
- Not lining up the timing if you're selling a home at the same time. See Sell First or Buy First?
What does this look like in real life?
Here's how it can go. This is an example to show the process, not a real client.
A buyer wants no stairs, a small yard, a main bedroom with its own full bath, and laundry inside. On their first tour, a "single-story" home turns out to have four steps from the garage and three up to the front door. The second has a step-free side entry, laundry off the kitchen and a walk-in shower. The inspection flags an older sewer line, which gets priced into the offer. Because the list was clear, the search took weeks instead of months.
How do I start a single-level search?
- Write your must-have list: no stairs, or a main-floor bedroom? Yard size? Bathroom needs? What you want to be close to?
- Talk to a lender, or confirm your budget if you're paying cash.
- If you're selling too, plan the timing before you start touring.
- Tour with a checklist and take photos.
- Line up your inspectors so you can schedule quickly once you're in contract.
Tell me your list, and I'll send you only the homes that fit it.
One client said: "Pattie has made herself available for any questions as we are working through this process." (Lucy S.)
Don't worry about sorting through every listing yourself. I'll help you.
For the first steps of a move, see Downsizing in Petaluma: Where to Start.
Frequently asked questions
What is a single-level home? A home with all its living space on one floor, with no stairs between the bedrooms, kitchen and living areas.
Is a main-floor primary bedroom the same as single-level? Not quite. It's a two-story home where you can live mostly on the ground floor. The upstairs is still there.
Does single-story mean there are no steps at all? No. Many single-story homes have steps at the front door, from the garage, or in the yard. Check each one.
What inspections should I get on an older single-level home? A general home inspection, a termite and pest inspection, and a sewer line camera inspection are a good start. Your inspector will tell you if you need more.
Can I add a step-free entry after I buy? Often, yes, with a ramp or a regraded path. Get a contractor's opinion during your inspection period, and check whether a permit is needed.
How do I find single-level homes in Petaluma? Start with a clear must-have list, then search by number of stories. Call or text Pattie to set up a search that sends you only homes that fit.
About Pattie
Pattie Philibosian is a REALTOR® with eXp Realty of Northern California helping buyers and sellers in Sonoma and Petaluma. Single-level homes are one of the home types she focuses on.
Looking for a home with no stairs? Call or text Pattie at 415.897.4774, or email pattie.philibosian@exprealty.com.