Sell your rental in Natomas

Zillow tracks two Natomas neighborhoods. Natomas Park's typical value is $603,757 (September 2026), down 1.1% in a year and up 2.8% in five. South Natomas is $437,583, down 0.7% in a year and up 2.5% in five. That's a $166,174 gap inside one flood basin, and it follows the age of the houses more than anything else.

Both sit inside the City of Sacramento, so the City's transfer tax and rental programs apply, and both share the same levee system and flood map. Zillow publishes no neighborhood rents, so this page doesn't quote a Natomas rent.

Zillow Home Value Index (typical home value, all home types) and Zillow Observed Rent Index (typical asking rent, all rental types including apartments), September 2026. Gross yield is a year of typical rent divided by the typical value: a market signal, not any one house's return. Zillow neighborhood boundaries are its own.

FEMA's A99 designation for the Natomas Basin

After the Army Corps of Engineers re-evaluated the levees, FEMA mapped the Natomas Basin into an AE flood zone in December 2008. AE required building at or above the 100-year flood level, up to 20 feet in places, which the City describes as a de facto building moratorium. Since June 16, 2015 the basin has carried an A99 designation. FEMA defines A99 as an area with a 1% annual chance of flooding that will be protected by a federal flood control system under construction. The City calls it an interim designation that is still a high-risk flood zone.

Flood insurance for Natomas buyers with federally backed loans

The City says owners in the Natomas Basin with a federally backed mortgage still need flood insurance because the levee work isn't complete. Most buyers who finance will have such a loan, so they'll add a premium to their monthly cost. An all-cash investor isn't bound by that rule but will still weigh the risk. Have your own flood policy and premium history ready to share.

SAFCA and Army Corps work on the 42 miles of Natomas levees

The Sacramento Area Flood Control Agency says the basin is surrounded by 42 miles of levees. SAFCA and the State finished upgrades on 18.3 miles by 2013, and the Corps began work on the remaining 24 miles in 2019, aiming for at least 200-year protection. SAFCA lists the project as in progress and gives no completion date, so don't promise a buyer a remap.

Natural Hazard Disclosure for a Natomas rental

The Natural Hazard Disclosure Statement under Civil Code 1103.2 asks whether the house is in a FEMA Special Flood Hazard Area, defined as any Zone A or V. A99 is an A zone, so expect that answer to be yes. Read your disclosure report before you price the house; buyers will read it before they write an offer.

Census ZIP codes give a rough split. The 2020-2024 American Community Survey shows sharply different housing ages on either side of Interstate 80.

North Natomas rentals built since 2000

In ZIP 95834, 67.3% of homes were built in 2000 or later; in 95835 it's 86.4%, with a median year built of 2005 in both. These houses inspect cleanly and suit an owner-occupant who wants newer construction, but many carry Mello-Roos special taxes on the bill, which buyers add to their payment.

South Natomas rental houses from the 1960s to the 1980s

In ZIP 95833, 53.4% of homes were built from 1960 to 1989 and the median year built is 1987. The lower price draws investors as well as owner-occupants. Older roofs, HVAC and plumbing will show up in the inspection, and any house built before 1978 needs the federal lead-paint disclosure.

Renters occupy a large share of homes in 95833 (about 49%) and 95834 (about 48%), and about 30% in 95835. A high rented share means plenty of comparable leases for an investor to check your rent against.

North Natomas Drainage CFD No. 97-01

North Natomas was built with community facilities district financing. One example is the City's North Natomas Drainage CFD No. 97-01, whose 2015 special tax refunding bonds ($24,325,000) the City still reports to the state's debt advisory commission each year. Other City CFDs also levy in the area. Whether your parcel pays any of them shows as a special tax line on your county tax bill, so check the bill; don't assume.

Civil Code 1102.6b notice for a Natomas rental sale

If your house carries a Mello-Roos special tax, Civil Code 1102.6b requires a good-faith effort to get a notice from each levying agency and give it to the buyer. The notice states the current annual tax, the maximum tax and how long it can be levied. Two similar houses with different special taxes won't sell for the same price, because the buyer pays that tax every year.

Rental Housing Inspection Program for a Natomas rental

Every rental property in City limits must be registered with the Rental Housing Inspection Program, houses included, at $25 per unit a year (effective July 1, 2025). Properties built in the last five years can apply for an exemption, which matters for the newest North Natomas houses. After you sell, file the City's exemption form so the bills go to the new owner.

Tenant Protection Program and Natomas houses

The City's program exempts single houses on their own lot, condos and any unit built after February 1, 1995. That leaves most North Natomas rentals outside it, though an older South Natomas duplex or apartment may be covered, with an 8.6% cap from July 1, 2026. Houses outside the City program usually fall under the AB 1482 rules for Sacramento rentals; the Sacramento rental rules guide covers the City programs.

Natomas transfer taxes: county and City

On a $603,757 Natomas Park sale, the county's $0.55 per $500 comes to $664.40 and the City's $2.75 per $1,000 to $1,660.33. By custom the seller pays the county tax and the parties split the City tax, but either can be negotiated. The full list of closing lines is in the Sacramento rental selling costs guide.

A rough check, with labelled assumptions: Zillow's gross yield for the City of Sacramento is 5.21%. To pay South Natomas's typical $437,583 at that yield, an investor needs rent of about $1,900 a month. For Natomas Park's $603,757, it's about $2,621. The city's typical asking rent is $2,045, so an occupied sale fits a South Natomas house better, while a North Natomas house tends to reach its price with an owner-occupant. Your lease, the flood premium and any special tax move both numbers.

Test your own figures in the rent vs sell calculator. If you need the house empty, read the California notice to vacate when selling first.

Natomas rental sale checklist

• Look up your parcel's flood zone on the FEMA map and find your current flood premium.
• Pull this year's tax bill and note every special tax line and its amount.
• Order the Natural Hazard Disclosure report early and read it before pricing.
• Compare your rent with $1,900 (South Natomas) or $2,621 (Natomas Park), the rents that match typical values at a 5.21% yield.
• Confirm the City rental registration is current, or that the house holds an exemption.

Justin collects the flood zone, your flood policy, the tax bill with any CFD lines and the lease before he prices anything, so buyers' questions are answered in the listing. He then prices the house occupied and vacant from recent Natomas sales. For a tenant who's staying, selling a rental with a tenant in place covers the deposit and showings. Owners comparing levee towns can read about selling a West Sacramento rental, which is mapped differently, or start with selling a rental in Sacramento.