Sacramento Home Prices: $523K, Down 1.4% — 25 ZIPs Analyzed (2026)

$522,790. That’s what a typical home costs in Sacramento right now. Prices are down 1.4% compared to a year ago, but the decline has slowed. Month-over-month, values have been creeping upward since bottoming out in September 2025.

Quick answer: The average home price in Sacramento, CA is $522,790 as of February 2026, down 1.4% year over year according to Zillow.

Current Home Prices in Sacramento

Sacramento sits in the Sacramento-Roseville-Folsom metro area, one of California’s more affordable major markets. Here’s the snapshot:

That -1.4% annual decline puts Sacramento in mild correction territory. But context matters. A year ago, the median sat around $530,000. The drop amounts to roughly $7,400 — not a crash, more of a slow exhale after years of rapid appreciation.

The gap between the cheapest and priciest neighborhoods is striking. The most affordable ZIP trades at $354,810 while the most expensive tops $991,526. That’s nearly a 3x spread within the same city limits.

For buyers, the current market offers something that hasn’t existed in Sacramento for a while: slight pricing relief. Sellers still hold equity from the pandemic-era surge, but they’re no longer setting the terms.

Sacramento Home Prices by Neighborhood

Prices vary sharply across Sacramento’s 25 tracked ZIP codes. Here’s the full breakdown:

Most Expensive

95837 leads Sacramento at $991,526 — nearly double the city median and the only ZIP approaching seven figures. 95819 comes in at $734,568 with rents around $2,438, an established neighborhood where home values run 40% above the city average. 95864 rounds out the top three at $731,232 with a similar premium.

Most Affordable

95815 is Sacramento’s entry point at $354,810 — about 32% below the city median — with rents averaging $1,915. 95824 follows at $362,311 with the lowest typical rent in the city at $1,652. 95660 at $384,102 offers rents of $2,148, putting it among the more affordable options despite relatively higher rental costs.

Rent vs Buy in Sacramento

Renting is cheaper on paper. But the gap depends on where you live.

Across Sacramento’s ZIP codes, typical monthly rents range from $1,595 (95821) to $2,701 (95835). Most neighborhoods fall between $1,900 and $2,300.

Here’s the rough math on buying. Take the city median of $522,790 with 20% down ($104,558). That leaves a $418,232 mortgage. At a 7% rate over 30 years, your monthly principal and interest comes to about $2,782. Add property taxes and insurance, and the all-in cost pushes past $3,200.

That’s a gap of roughly $1,000 per month in favor of renting. However, buyers build equity and lock in their housing costs. Renters face annual increases.

In the most affordable ZIPs like 95815 and 95824, the calculus shifts. A $355,000 home with 20% down yields a mortgage payment around $1,889 — close to what you’d pay in rent for the same area.

Population Growth and Migration

Sacramento added over 10,000 residents in four years. The city’s population grew from 525,579 in 2020 to 535,798 in 2024 — a 1.9% increase.

Growth wasn’t linear. The city actually lost a handful of residents in 2021, likely part of the pandemic-era shuffle. But from 2022 onward, the trend reversed. The 2023-to-2024 jump of nearly 6,000 people was the largest single-year gain in this window.

How does Sacramento compare to similar California cities?

Bakersfield is growing faster at 3.0%, but from a smaller base. Sacramento’s 1.9% growth outpaces San Diego, Fresno, Stockton, and Oakland. More people means more housing demand. That population pressure should put a floor under prices even as the market cools.

Sacramento Housing Market Trends

Here’s how the median home value moved over the past 12 months:

The pattern tells a clear story. Sacramento prices declined steadily from March through September 2025, shedding about $11,400 from peak to trough. Then the market turned. October marked the first month-over-month gain, and prices have risen for five consecutive months since.

The recovery is modest — about $3,975 total from the September low. And the pace of gains is slowing. February’s $414 increase was the smallest monthly uptick since the reversal began.

Is Sacramento a Good Place to Buy in 2026?

The data points to a market in transition. Prices are below their year-ago levels but rising month over month. That’s a pattern that tends to favor buyers who are ready to act.

Sacramento’s median of $522,790 is accessible by California standards. Compare that to the Bay Area or Los Angeles, where median values run well above $700,000. For California buyers priced out of coastal markets, Sacramento offers more house for the money.

The 25 ZIP codes tracked here span a $637,000 range. You can enter the market at $355,000 in 95815 or stretch past $990,000 in 95837. That kind of range gives buyers options at multiple price points.

Population growth adds a layer of confidence. A city gaining 6,000 residents in a single year isn’t likely to see a sustained price collapse. The demand side is intact.

Sacramento Housing Market Outlook for 2026-2027

Five straight months of gains suggest the price floor has been found. But the gains are getting smaller — from $1,100 in December to $414 in February. If this pace continues, Sacramento could end 2026 near $525,000 to $530,000.

The year-over-year number is still negative. It would take several more months of steady gains before annual comparisons flip positive. The trend suggests that might happen by mid-to-late 2026.

One thing to watch: the spread between the cheapest and most expensive ZIPs has been widening. The top end (95837) gained more ground than the bottom end (95815). If that continues, the city’s affordable pockets may hold flat while premium neighborhoods resume appreciation.

Similar Markets in CA

If you’re shopping in Sacramento, these California markets offer different price points and growth profiles:

• Los Angeles — A much larger market with higher prices, but worth comparing if you’re weighing Southern California options.
• Bakersfield — Growing faster than Sacramento at 3.0% and considerably more affordable.
• San Diego — Coastal pricing with slower population growth than Sacramento.
• Fresno — Similar population size to Sacramento with a lower price point.
• Long Beach — An LA-adjacent market that draws buyers looking for relative value in Southern California.

Frequently Asked Questions

What is the average home price in Sacramento?

The average home price in Sacramento is $522,790 as of February 2026. This reflects the Zillow Home Value Index, which measures typical values in the 35th to 65th percentile range. Prices range from $354,810 in ZIP code 95815 to $991,526 in ZIP code 95837.

Are home prices going up or down in Sacramento?

Year over year, Sacramento home prices are down 1.4%. However, the monthly trend has reversed — prices have risen for five consecutive months since bottoming at $518,815 in September 2025. The decline is slowing, and annual comparisons may turn positive by mid-2026.

Is it cheaper to rent or buy in Sacramento?

Renting is currently cheaper in most Sacramento neighborhoods. Typical rents range from $1,595 to $2,701 per month, while a mortgage on the median-priced home runs about $2,782 in principal and interest alone (assuming 20% down and a 7% rate). In the most affordable ZIPs, the gap narrows significantly.

What is the most affordable neighborhood in Sacramento?

ZIP code 95815 is the most affordable at $354,810 — roughly 32% below the city median. ZIP code 95824 is a close second at $362,311. Both areas offer rents under $2,000 per month.

Methodology

Home values are based on the Zillow Home Value Index (ZHVI), a smoothed measure of typical home values in the 35th to 65th percentile range. Rent estimates use the Zillow Observed Rent Index (ZORI). Population figures come from the U.S. Census Bureau Population Estimates Program (2020-2024 vintage). All datasets are publicly available. Housing data updated 2026-02-28.