Sacramento home prices are roughly flat: Zillow's typical value in the city was $470,552 in September 2026, down 0.6% in a year, up 2.1% in five years and about 9% below the July 2022 high. Across the metro, homes took 45 days to reach an accepted offer and 30% of listings cut their price, so buyers have time to compare, and the asking price matters more than the month you list.
You own a rental house in or around Sacramento and want a plain read of where prices and buyer demand stand before you decide whether, and how, to sell it.
Sacramento housing market: home values by city and neighborhood
Zillow's typical Sacramento home value was $470,552 in September 2026: down 0.6% on a year earlier, up 2.1% over five years and still about 9% below its July 2022 high of $516,899. Typical asking rent rose 14.6% over the same five years, to $2,045 a month.
| City | Typical value | Past year | Typical rent | Gross yield |
|---|---|---|---|---|
| Sacramento | $470,552 | −0.6% | $2,045 | 5.2% |
| Elk Grove | $624,643 | −1.6% | $2,688 | 5.2% |
| Roseville | $643,854 | +0.8% | $2,521 | 4.7% |
| Folsom | $754,898 | −0.0% | $2,667 | 4.2% |
| Rancho Cordova | $528,888 | −1.4% | $2,412 | 5.5% |
| Citrus Heights | $468,847 | −0.3% | $1,883 | 4.8% |
| West Sacramento | $520,898 | −1.7% | $2,263 | 5.2% |
| Carmichael | $549,825 | +0.4% | $1,757 | 3.8% |
| Neighborhood | Typical value | Past year | 5 years |
|---|---|---|---|
| Land Park | $837,908 | +3.3% | +4.8% |
| East Sacramento | $770,878 | +3.5% | +4.9% |
| Curtis Park | $723,988 | +2.5% | +1.8% |
| Greenhaven | $626,108 | +1.3% | +4.7% |
| Midtown (Winn Park, Capitol Avenue) | $624,543 | −4.3% | −21.2% |
| $624,454 | +0.6% | +4.3% | |
| Natomas Park | $603,757 | −1.1% | +2.8% |
| Arden-Arcade | $499,050 | +0.7% | +3.5% |
| Tahoe Park | $494,567 | +2.1% | +3.5% |
| South Natomas | $437,583 | −0.7% | +2.5% |
| Central Oak Park | $361,340 | −0.6% | −2.6% |
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.
How fast homes sell in the Sacramento housing market
Zillow metro data for the Sacramento-Roseville-Folsom metro area, all price points: these are metro figures, not the city of Sacramento alone.
Are home prices going down in the Sacramento housing market?
A little, and slowly. Zillow's typical Sacramento value fell 0.6% in the 12 months to September 2026. It's about 9% below the July 2022 high of $516,899, which means most of the drop from the peak came before the past year. Over five years the value is up 2.1%, and over ten years it's up 64.0%.
For an owner who bought more than a few years ago, that's still a large gain. For one who bought near 2022, the house may be worth less than they paid.
Sacramento home prices against the 2022 peak
The peak matters when you set a price. Neighbors and online estimates sometimes anchor on what houses fetched in 2022. Buyers in 2026 are working from today's sales, and a list price set from memory of the peak tends to end in a price cut.
Median sale price vs typical value in the Sacramento metro
You'll also see a higher figure: the metro median sale price was $576,000 in August 2026. That covers the whole Sacramento metro at all price points, including pricier suburbs such as Roseville and Folsom, and it's the middle of what sold that month. Zillow's typical value for the city is a different measure of a different area. Neither is your house's value.
Suburb by suburb: the Sacramento-area housing market
The city table above shows each suburb's typical value and its change over the past year. The pattern: small moves in both directions, with no suburb up or down by more than 2% in a year.
Elk Grove, Rancho Cordova and West Sacramento home prices slipped
West Sacramento (-1.7%), Elk Grove (-1.6%) and Rancho Cordova (-1.4%) had the largest one-year declines. Over five years all three are still up: Elk Grove 4.4%, Rancho Cordova 2.2% and West Sacramento 1.7%.
Roseville and Folsom housing markets held level
Roseville rose 0.8% in the year to $643,854 and is up 5.6% over five years. Folsom, the highest-value suburb here at $754,898, was flat for the year and up 2.5% over five.
Carmichael, Fair Oaks and Citrus Heights: five-year market trend
The best five-year gains came from Carmichael (+5.7%), Roseville (+5.6%) and Citrus Heights (+5.4%), with Fair Oaks at +4.2% and Orangevale at +3.9%. For context, California's statewide typical value was $761,538, so every Sacramento-area suburb here except Folsom sits well below the state figure.
For what each suburb means for a rental sale, see selling a rental in Roseville, Elk Grove rental sales, selling a Folsom rental, Rancho Cordova rentals and selling a rental in West Sacramento while values are flat.
Sacramento neighborhoods in the housing market data
Neighborhood figures cover far fewer homes than city ones, so they swing more. Treat a big move as a reason to look at the recent sales on your own street.
Land Park, East Sacramento and Curtis Park home prices
The established central neighborhoods rose in the past year: East Sacramento 3.5% to $770,878, Land Park 3.3% to $837,908 and Curtis Park 2.5% to $723,988. Tahoe Park (+2.1%) and Greenhaven (+1.3%) also rose.
Midtown and Central Oak Park, Sacramento
Midtown (Winn Park, Capitol Avenue) is the outlier: down 4.3% in a year and 21.2% over five years, to $624,543. Central Oak Park was down 0.6% for the year and 2.6% over five, at $361,340. If your rental is in either, price it from recent sales nearby, not from the city's direction.
Natomas, Pocket and Arden-Arcade market trends
Natomas Park (-1.1%) and South Natomas (-0.7%) dipped in the year. Pocket (+0.6%) and Arden-Arcade (+0.7%) edged up. All four are up between 2.5% and 4.3% over five years.
Selling an East Sacramento rental explains why owner-occupants set the price there, and selling a Natomas rental covers pricing in the A99 flood zone.
What the Sacramento housing market pace means for your price
The pace figures above are for the Sacramento metro, all price points. Read together, they describe buyers who take their time and push back on prices that are too high.
45 days to an accepted offer in the Sacramento metro
Homes took 45 days to go pending in September 2026, against 47 a year earlier. That's about six and a half weeks from listing to contract, then escrow on top. A rental with a tenant in place can take longer, because showings run on the tenant's notice.
Price cuts on 30% of Sacramento metro listings
Three in ten listings cut their price in September 2026. A cut costs you twice: the lower price, and the weeks the house sat while buyers watched it. The fix is a list price set from the last few months of comparable sales, adjusted for the lease and the condition.
Sacramento sale-to-list ratio of 99.6%
Homes that sold in August 2026 sold, on average, at 99.6% of their list price. That's the other side of the price cuts: houses priced in line with the market sell close to asking. It doesn't mean every list price holds.
Homes for sale in the Sacramento metro
There were 7,097 homes for sale against 7,412 a year earlier, about 4% fewer. Fewer competing listings help a seller a little, but not enough to offset a price set too high.
Mortgage rates and the buyer pool for a Sacramento rental
Freddie Mac's 30-year average was 7.4% in the week of October 15, 2026. Rates decide how much a buyer can borrow, and for a rental they also decide which buyers you're selling to.
What a 7.4% rate means for Sacramento buyers
As a worked example: a buyer putting 20% down on Sacramento's typical $470,552 house borrows about $376,442. At 7.4% over 30 years, principal and interest come to about $2,606 a month before tax and insurance. That's well above the city's typical asking rent of $2,045, which helps explain why buyers are careful on price.
Investor buyers for a Sacramento rental
An investor sees a 5.21% gross yield in the city (a year of typical rent against the typical value) and a 7.4% cost of borrowing. Financed at that rate, the house costs more than it brings in, so investors either pay cash, put more down or offer less. They price on your rent, your lease and the repairs they'll inherit. The Sacramento rent report has the rent and yield by suburb.
Owner-occupant buyers need the Sacramento house empty
Buyers who will live in the house usually pay more than investors, but they need it vacant at closing. Reaching them means waiting out the lease, giving a lawful notice or agreeing a move-out. Selling a rental with a tenant in place sets out both routes, and the notice to vacate guide covers what California requires.
Should you wait to sell a rental in Sacramento?
Nothing in these numbers says prices are about to jump, and this page doesn't forecast them. Values have moved within a couple of percent a year for five years. Waiting costs you the rent's net, positive or negative, plus another year of repairs and risk.
So decide on your own cash flow and plans: what the house nets each month, the repairs coming, and what the equity would do for you elsewhere. The keep-or-sell guide walks through it. If you decide to sell, Justin prices the house from recent sales both rented and vacant. Start with what your rental is worth, or read about selling a rental property in Sacramento.
Sacramento housing market: questions sellers ask
Are home prices going down in Sacramento?
Slightly. Zillow's typical home value in the city of Sacramento was $470,552 in September 2026, down 0.6% from a year earlier and about 9% below its July 2022 high of $516,899. Over five years it's up 2.1%. Most suburbs moved less than 2% either way in the past year, with West Sacramento, Elk Grove and Rancho Cordova down most and Roseville, Fair Oaks and Orangevale up slightly.
Is it a good time to buy a house in Sacramento?
That depends on the buyer's finances, but the data shows buyers have room to negotiate. Across the Sacramento metro, homes took 45 days to go under contract in September 2026, 30% of listings cut their price, and the 30-year mortgage averaged 7.4% (Freddie Mac). For a seller, that means pricing from recent sales rather than hoping a buyer will stretch.
How long does it take to sell a house in Sacramento?
In September 2026, homes across the Sacramento metro took a typical 45 days from listing to an accepted offer, down from 47 a year earlier (Zillow). Escrow then adds several weeks before closing. A rental with a tenant in place can take longer, because showings need notice to the tenant, and an overpriced listing that needs a price cut usually adds weeks.
What is the median home price in Sacramento?
Two figures get quoted. The median sale price across the Sacramento metro was $576,000 in August 2026, covering every price point in the wider area, including Roseville and Folsom. Zillow's typical home value for the city itself was $470,552 in September 2026. They measure different things over different areas, so use recent sales near your house to price it.
Is Sacramento a buyer's or a seller's market?
The metro figures point to a balanced market that leans toward buyers on price. Homes take about 45 days to an accepted offer and three in ten listings cut their price, yet the ones that sell close at 99.6% of list on average. Inventory was about 4% lower than a year earlier. In practice, well-priced homes sell near asking and overpriced ones sit.
Should I wait for Sacramento prices to recover before selling my rental?
Only if the rental pays you to wait. Sacramento's typical value rose 2.1% in five years and is about 9% below its 2022 peak, and nothing in the data points to a quick return to that high. If the house nets a solid monthly return and you're happy managing it, holding can work. If it costs you money each month, waiting adds to the cost.
How do Sacramento home prices compare with California?
They're well below the state. California's typical home value was $761,538 against $470,552 for the city of Sacramento in September 2026 (Zillow). Of the nearby suburbs, Folsom ($754,898) comes closest to the state figure, while Citrus Heights ($468,847) sits just under the city. Gross yields across those suburbs ran from 3.83% to 5.47%, so the area's lower prices haven't made every rental a strong earner.
Sources
Reviewed by Justin Vierra
Justin reviewed this page for accuracy on October 28, 2026. Figures come from the sources listed above. Our research process.
Justin Vierra is a Sacramento Realtor® with GUIDE Real Estate and Principal of the Vierra Group who sells rental homes for their owners, with tenants in place or vacant. He spent six years in Midtown property management before he began selling homes in 2010.
- Since 2010Licensed in California, DRE #01880488
- 6 yearsManaging Midtown rental property before he sold homes
- 447Vierra Group team sales on Zillow, 26 in the past 12 months
- 440+Career sales, as reported by Justin
- Six years in property management: Midtown Sacramento: older buildings, multifamily property, maintenance and tenants
- Principal, Vierra Group: His team at GUIDE Real Estate, 3001 I Street, Sacramento
- Sacramento Real Producers: Top 250 agent for 2025, as reported by Justin
Realtor®, DRE #01880488. Vierra Group, GUIDE Real Estate, 3001 I St, Suite 200, Sacramento, CA 95816. General information, not legal, tax or financial advice.
More about Justin →