East Sacramento at a glance
- Location: east of downtown and Midtown, generally described as the area between Business 80 and US 50, out to Elvas Avenue, Sacramento State and the American River.
- Zillow typical value: $770,878 in September 2026, up 3.5% in a year. Zillow tracks neighboring River Park separately, at $708,089.
- Main ZIP: 95819, with the McKinley Park blocks toward Alhambra Boulevard in 95816. See the 95819 ZIP data page.
- Redfin, three months to September 2026: 95819 median sale price $820,259 on 61 sales, a median 12 days on market, and 43.3% sold above list.
- Census, ZIP 95819 (ACS 2020-2024): median household income $136,306, 70.9% of occupied homes owner-occupied, median rent $2,047, median year built 1950.
- City council: part of the city of Sacramento, so city services, the city transfer tax and city permits apply.
Is East Sacramento a good area to live?
That depends on what you want from a house. On the numbers, East Sacramento is one of the most expensive and fastest-moving parts of the city. Its Zillow typical value is about 64% above the city's $470,552, and homes in 95819 went under contract in a median 12 days over the three months to September 2026, against 25 days citywide. Inventory was thin: Redfin counted 18 active listings in 95819 at the end of September, under one month of supply.
The trade-offs are age and price. The median home in 95819 dates from 1950, lots are small away from the Fab Forties, and the entry price is high for Sacramento. Buyers who want a newer house or a larger yard for the money can compare Natomas or the suburbs. Our is Sacramento a good place to live guide covers the wider city.
What East Sacramento is known for
Three things define the area. The first is McKinley Park, a 31.88-acre city park at 601 Alhambra Boulevard with the Clunie Community Center, the Shepard Garden and Arts Center, a pool, tennis courts, a jogging trail and the Frederick N. Evans Memorial Rose Garden, which can be reserved for events. In 2019 the city fenced off the old baseball field area for a water vault project, which included new park amenities.
The second is the Fab Forties, the blocks roughly between 38th and 47th streets, J Street and Folsom Boulevard, where lots are among the largest in East Sacramento and the houses are bigger and more formal. The third is the age of the housing. Residential building here began in the 1890s and the area was annexed to the city in 1911. Census figures show 26% of homes in 95819 were built in 1939 or earlier, and the median home dates from 1950.
East Sacramento homes and prices
Zillow and Redfin measure different things. Zillow's typical value covers all homes; Redfin's median covers only homes that sold. Both put East Sacramento near the top of the city.
Period houses in East Sacramento's 95819
Most sales are detached houses of two or three bedrooms on the numbered streets. Zillow's typical value for ZIP 95819 was $740,399 in September 2026, up 2.9%, and Redfin's median price per square foot was $543.80 over three months, against $328.76 for the city. Sellers got 100.9% of list price on average. A buyer at Redfin's $820,259 median with 20% down would pay about $4,472 a month in principal and interest at Freddie Mac's 7.24% rate for late October 2026.
Larger homes in the Fab Forties
Wikipedia describes the Fab Forties as a very pricey location, with large period homes on some of the area's biggest lots. Zillow does not publish a separate value for them, so compare recent sales on the same block, and ask how much of the price is land. Many of these houses have been remodeled or added to; check permits for every addition with the city.
McKinley Park blocks and condos in 95816
West of the park toward Alhambra Boulevard, ZIP 95816 mixes houses with small apartment buildings and condos. Only 29% of its homes are owner-occupied (ACS 2020-2024). Redfin counted 38 sales over three months at a median of $711,291, down 15.3% on a small sample, so look at individual comparables rather than the ZIP median.
Living in East Sacramento
Parks near East Sacramento
Besides McKinley Park, East Portal Park at 1120 Rodeo Way is a 7.38-acre city park with bocce courts, a small clubhouse, play areas and a softball field. To the north, Sutter's Landing Regional Park at 20 28th Street covers 204.28 acres along the American River, including the 28th and B skate and urban art park; the city adopted an updated site amenities plan for it in September 2025 and is designing an accessible river access trail.
School lookup for East Sacramento addresses
Most of East Sacramento is in Sacramento City Unified. Schools with East Sacramento addresses include Phoebe A. Hearst Elementary on 60th Street, which scored 82.0 points above standard in English on the 2025 California School Dashboard, Theodore Judah Elementary on McKinley Boulevard (31.5 above) and Caleb Greenwood, an IB World School on Carlson Drive (68.3 above). Attendance is set by address, so enter the exact address in the district's School Finder. See our Sacramento schools guide.
Getting around East Sacramento
Business 80 and US 50 border the area, so downtown is a short drive, and J Street and Folsom Boulevard run east through the Fab Forties. Sacramento State sits at the southeast edge. Check commute times at the hours you would travel.
Costs of owning in East Sacramento
Property tax on an East Sacramento purchase
Under Prop 13 your assessed value resets to the purchase price. In the Sacramento City Unified tax rate area the county's 2026-27 rate is 1.138746%, so a home bought at Zillow's typical $770,878 would owe about $8,778 a year before the homeowners' exemption and any direct levies. The Sacramento County property tax guide shows the full calculation.
Flood levies and insurance in East Sacramento
East Sacramento borders the American River, so check whether the address is on the city's map of areas that depend on levees. SAFCA's benefit assessments for levee work appear as direct levies on county tax bills where a property benefits, so check the latest bill. Look up the flood zone on the city's flood maps page and get a flood quote even if the lender does not require one.
Older-house repair costs
Budget for sewer lateral, electrical and foundation work in a pre-war house. If a home is a listed historic resource, a Mills Act contract can lower property tax in return for a 10-year work plan; check eligibility with the city's Land Use Information lookup. Our seller disclosure guide explains what the seller must tell you.
Pros and cons of East Sacramento
Pro: East Sacramento's parks and river access
McKinley Park, East Portal Park and Sutter's Landing put three city parks and the American River within the area or next to it.
Pro: Values that held up
Zillow's typical value rose 3.5% in the year to September 2026 while the city's fell 0.6%.
Con: High entry price for Sacramento
Redfin's 95819 median of $820,259 was about $312,000 above the citywide median of $508,258.
Con: Old houses and few listings
With under one month of supply in 95819, buyers compete for a small number of homes, and most of them need some updating. If you want help with an offer here, read about our featured East Sacramento agent.