What is the median home value in Sacramento County, CA?

The median home value in Sacramento County, CA is $498,900, according to the latest Census ACS 5-Year Estimates.

What is the cap rate in Sacramento County, CA?

The cap rate proxy in Sacramento County, CA is 5.4% (estimated from HUD Fair Market Rent and Census home values with a 35% expense ratio). This is moderate — deal-by-deal analysis recommended.

How much new construction is happening in Sacramento County, CA?

Sacramento County has 1.6 million residents and issued 6,294 building permits over the trailing twelve months, according to the Census Building Permits Survey.

Sacramento-Roseville-Folsom, CA · California

Sacramento County

1.6M residents6,294 permits TTM$88,724 median HHI55 ZIP codesUpdated April 28, 2026

Investor first look

Median home value

$498,900

ACS 5-Year

Cap rate proxy

5.4%

FMR × 0.65 ÷ Home Value

Rent-to-income

23.0%

HUD FMR ÷ ACS HHI

Net migration

+1.85%

IRS SOI

Permits (TTM)

6,294

Census BPS

Climate risk

98.1

FEMA NRI (0–100)

ZIP code breakdown55 ZIP codes

ZIP	Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
95824	$362,311	$1,800	6.0%	5.5%	8.2%
95673	$445,380	$2,300	6.2%	4.6%	26.0%
95827	$470,341	$2,290	5.8%	4.4%	25.3%
95825	$396,623	$2,260	6.8%	5.1%	25.4%
95671	$498,900county est.	$3,010	7.2%	4.1%	43.5%

Ranked by composite score

Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
$414,028	$2,470	7.2%	7.2%	-1.2%
$384,102	$2,090	6.5%	6.7%	-2.8%
$397,415	$1,980	6.0%	6.5%	-9.5%
$354,810	$1,860	6.3%	6.5%	-3.0%
$421,423	$1,980	5.6%	6.3%	-12.4%
$392,720	$2,080	6.4%	6.3%	0.8%
$448,436	$2,100	5.6%	6.3%	-11.5%
$450,418	$2,480	6.6%	5.8%	11.5%
$417,123	$2,070	6.0%	5.8%	1.9%
$428,518	$2,090	5.9%	5.8%	0.3%
$569,078	$2,840	6.0%	5.7%	4.9%
$530,474	$1,950	4.4%	5.4%	-23.0%
$481,805	$2,160	5.4%	5.4%	-0.2%
$617,842	$3,380	6.6%	5.4%	18.1%
$586,724	$2,720	5.6%	5.3%	3.9%
$497,397	$2,680	6.5%	5.3%	17.4%
$462,830	$2,040	5.3%	5.3%	0.5%
$524,583	$2,310	5.3%	5.3%	0.5%
$572,249	$2,460	5.2%	5.2%	-1.8%
$634,198	$2,510	4.7%	5.1%	-8.3%
$402,113	$1,370	4.1%	5.1%	-24.2%
$447,231	$2,180	5.8%	5.1%	13.4%
$427,045	$2,100	5.9%	4.8%	18.1%
$695,350	$3,280	5.7%	4.8%	15.1%
$466,324	$2,180	5.6%	4.6%	17.2%
$501,476	$2,410	5.8%	4.5%	21.2%
$551,867	$2,440	5.3%	4.4%	16.2%
$539,367	$2,120	4.7%	4.2%	11.0%
$621,276	$2,550	4.9%	4.1%	16.4%
$498,900county est.	$2,710	6.5%	4.1%	37.2%
$498,900county est.	$2,470	5.9%	4.1%	31.1%
$498,900county est.	$1,950	4.7%	4.1%	12.7%
$498,900county est.	$2,730	6.6%	4.1%	37.7%
$498,900county est.	$1,990	4.8%	4.1%	14.5%
$498,900county est.	$1,350	3.2%	4.1%	-26.1%
$501,850	$2,130	5.1%	4.1%	20.1%
$734,568	$2,640	4.3%	4.0%	7.7%
$607,786	$2,480	4.9%	3.9%	19.5%
$563,953	$2,190	4.7%	3.9%	15.7%
$753,195	$3,010	4.8%	3.9%	18.1%
$488,087	$1,990	4.9%	3.9%	19.9%
$583,242	$2,380	4.9%	3.9%	20.3%
$731,232	$2,370	3.9%	3.9%	0.3%
$533,382	$1,720	3.9%	3.8%	1.1%
$567,402	$3,070	6.5%	3.6%	44.6%
$696,976	$2,520	4.3%	3.5%	20.3%
$693,726	$2,730	4.7%	3.1%	34.7%
$703,688	$3,370	5.7%	2.9%	49.5%
$783,960	$2,200	3.4%	2.6%	22.6%
$916,985	$2,480	3.2%	2.2%	31.4%

Demographics

Owner-occupied

58.6%

Census ACS

Vacancy rate

4.3%

Census ACS

Bachelor's degree +

33.3%

Census ACS

Rent burdened

52.7%

Census ACS (>30% income)

Median age

37.2

Census ACS

Data sources

U.S. Census Bureau — American Community Survey 5-Year Estimates

U.S. Census Bureau — Building Permits Survey

U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)

Internal Revenue Service — Statistics of Income Migration Data

FEMA — National Risk Index

Last updated: April 28, 2026

Sacramento County

See all 55 ZIPs ranked by yield and cap rate