What housing costs when you move to Sacramento
Start with the two numbers that drive most budgets: rent while you look, and the price of buying.
| Measure | Figure | Source and period |
|---|---|---|
| Typical home value, city of Sacramento | $470,552 (down 0.6% in a year) | Zillow, September 2026 |
| Median sale price, all homes | $508,258 (up 3.3%) | Redfin, three months to Sept. 30, 2026 |
| Median days on market | 25 | Redfin, same period |
| Typical asking rent | $2,045 a month (up 1.2%) | Zillow observed rent, September 2026 |
| Median gross rent paid | $1,779 a month | Census ACS 2020-2024 |
| Median household income | $87,321 | Census ACS 2020-2024 |
| 30-year fixed mortgage rate | 7.24% | Freddie Mac, week of Oct. 29, 2026 |
The two rent figures measure different things: Zillow's is what new leases ask now, while the Census figure averages what all renters paid over five years, including long-term tenants. Budget from the Zillow number if you are signing a new lease. About 51.7% of Sacramento homes are owner-occupied (Census 2020-2024), so you will find plenty of rentals. Our Sacramento cost of living guide covers everyday costs.
What Sacramento renters pay by ZIP code
The Census Bureau's median gross rent, which includes utilities the tenant pays, varies by more than $800 a month across the city's ZIP codes. These are five-year averages for 2020 to 2024 and run below today's asking rents, but they show which areas cost more to rent relative to each other.
| ZIP | Main areas | Median gross rent |
|---|---|---|
| 95814 | Downtown | $1,399 |
| 95818 | Land Park, Curtis Park | $1,732 |
| 95816 | Midtown, East Sacramento (west) | $1,779 |
| 95822 | South Land Park, Greenhaven | $1,717 |
| 95833 | South Natomas | $1,911 |
| 95831 | Pocket, Greenhaven | $1,982 |
| 95819 | East Sacramento | $2,047 |
| 95835 | North Natomas | $2,210 |
Newer North Natomas housing has the highest median rent in this list, while downtown's older and smaller units have the lowest. Area pairings are approximate, so check the ZIP of any listing.
Renting first or buying straight away in Sacramento
Why many movers rent first in Sacramento
Prices differ sharply across short distances. Zillow's typical value runs from about $316,000 in the lowest-valued neighborhoods to $837,908 in Land Park. Flood zones, school districts and whether an address is in the city at all also change by block. A six- or twelve-month lease lets you learn the commute and the neighborhoods before you commit. Use our Sacramento neighborhoods guide to shortlist areas.
Buying on arrival
If you buy straight away, get a full lender preapproval before your house-hunting trip. With homes selling in a median of 25 days citywide and faster in the central neighborhoods, you may need to offer during your first visit. Line up a local agent who can preview homes by video, and read our how to buy a house in California guide for the steps.
Moving costs into Sacramento
Choosing a mover
Get at least three written estimates, ideally after a video or in-home survey, and ask whether each is binding or not to exceed. For a move within California, ask for the mover's state household goods carrier permit number; for a move from another state, ask for its USDOT number and check it. Long carries, stairs and shuttle trucks cost extra, so mention a narrow Midtown street or a downtown building with a loading dock up front.
Summer heat and timing
Sacramento's summers are hot, so schedule loading and unloading early in the day from June to September and plan for electronics, candles and anything else that can be damaged in a hot truck. Late spring and fall moves avoid the worst of the heat.
Up-front costs to budget for
Renters should plan for a security deposit plus the first month's rent. Buyers need a down payment and closing costs; our California closing costs guide lists them, and if you sell later, transfer taxes apply, explained in our transfer tax guide. Ask SMUD and the city utility whether a deposit applies when you open each account.
A timeline for moving to Sacramento
Eight to twelve weeks out
Decide whether to rent or buy, set a budget, and pick two or three areas to focus on. If you are buying, get preapproved and choose an agent. Check whether the addresses you like are inside city limits and which school district serves them.
Four to six weeks out
Book the mover, start school enrollment paperwork if you have children, and schedule service start dates with SMUD, the gas provider and the city's Department of Utilities. If you are buying, order inspections and a flood insurance quote early.
Moving week
Confirm truck parking, photograph the meters, forward your mail with the U.S. Postal Service, and keep your lease or closing papers handy: schools, the DMV and the county assessor all ask for proof of address.
The first 20 days in Sacramento
Register any out-of-state vehicle, apply for your California driver's license, register to vote at your new address, and if you bought a home, file the homeowners' exemption. Each step is covered below.
Setting up utilities in Sacramento
Electricity: SMUD
The Sacramento Municipal Utility District supplies electricity in Sacramento. It is community-owned, has served Sacramento since 1946 and says it serves more than 1.5 million people across 900 square miles. Start, stop or transfer service through the SMUD website or its online account. Ask which rate plan the account will start on, and compare the options SMUD lists before summer air-conditioning bills arrive.
Natural gas: check with the seller or landlord
SMUD sells electricity only. If the home has gas appliances, ask the seller or landlord which company supplies the gas; in Sacramento this is generally PG&E, which handles start, stop and transfer requests through its website. Some newer homes are all-electric and need no gas account.
Water, sewer and drainage: City of Sacramento Department of Utilities
Inside city limits, the city's Department of Utilities bills for water, sewer and storm drainage. To set up a new account or change an existing one, call 916-808-5454 or email utilitiescs@cityofsacramento.org; the line is open Monday to Thursday 8 a.m. to 4 p.m. and Friday 8 a.m. to 11:30 a.m. Its customer service office is at 1395 35th Avenue. Report water or sewer problems through 311. Homes outside city limits are served by other water agencies, so check the bill the seller or landlord gets.
Garbage and recycling
The City of Sacramento's Recycling and Solid Waste division collects garbage, recycling and organics for city homes and publishes a collection calendar on the city website. Ask the seller or landlord for the collection day and container sizes, since container size affects the bill. In an apartment building or an HOA, collection is often handled by the building.
Internet
Providers vary by street. Enter the exact address on the FCC's national broadband map or on providers' sites before you sign a lease, especially if you work from home.
Driver's license, car registration and voting in Sacramento
California driver's license
The DMV treats you as a resident if you intend to live in California for six months or more in a year, and says a new resident who drives must apply for a California license. Start the application online through a MyDMV account, then book an office visit with your identity and residency documents. Since May 7, 2025, you need a REAL ID or another accepted document to board domestic flights.
Registering your car
The DMV says a vehicle registered in another state or country must be registered in California within 20 days of becoming a resident or bringing it into the state. Ask the DMV whether your car needs a smog check first, and keep your out-of-state title and registration ready.
Registering to vote in Sacramento County
Register online through the Secretary of State. California's deadline is 15 days before each election; for the November 3, 2026 election it was October 19, 2026. Elections in the city are run by Sacramento County Voter Registration and Elections, which also lets you check whether you are registered. Re-register whenever you move.
Filing the homeowners' exemption in Sacramento County
What the exemption saves
The Sacramento County Assessor says the homeowners' exemption takes $7,000 off your home's assessed value, saving about $70 to $80 a year in property tax. It is free, but you must apply. You qualify if you own the home and it is your principal residence at 12:01 a.m. on January 1; a rental, vacant home or second home does not qualify.
Deadlines for new Sacramento buyers
File by February 15 for the full exemption, or from February 16 to December 10 for 80% of it. If you bought or built after January 1, file within 30 days of the supplemental tax notice, and you must move in within 90 days of the purchase or completion. The assessor now accepts the claim online. For the rest of the tax bill, including supplemental bills and Prop 13, see our Sacramento County property tax guide.
Flood, wildfire and earthquake preparation in Sacramento
Flood: the risk most Sacramento movers underrate
Sacramento sits where the American and Sacramento rivers meet, and much of the city is protected by levees. The city's flood preparedness page links flood maps, evacuation maps showing flood depths, and how to get a flood insurance quote. New FEMA rules took effect in the Natomas Basin A99 flood zone on July 1, 2024. Standard homeowners and renters policies do not cover flood, so price a separate policy before you sign.
Wildfire zone and smoke
Look up the address on CAL FIRE's Fire Hazard Severity Zone maps. Smoke from fires elsewhere in Northern California can still affect air quality, so a home with good air filtration is worth asking about. If insurers decline a home, see our FAIR Plan guide.
Earthquake insurance
Earthquake damage is not covered by a standard homeowners policy in California. Check the address on Cal OES's MyHazards tool, and read our earthquake insurance guide before deciding whether to buy a policy.
Emergency alerts
Sign up for the City of Sacramento's email and text alerts from the city website, and turn on Wireless Emergency Alerts on your phone. During a flood watch, the city's evacuation maps show routes out of each area.
Enrolling in Sacramento schools
Most of the city is served by the Sacramento City Unified School District, but parts of Sacramento, including some newer Natomas subdivisions, belong to other districts such as Twin Rivers Unified. Confirm the district for your address before you sign anything.
Documents Sacramento City Unified asks for
SCUSD's enrollment page lists photo identification for the parent or guardian, address verification, proof of birth, the immunization record, current grades or transcripts for grades 9 to 12, and an IEP if one applies. The address document must be in the same name as the ID and issued within the last 30 days: a utility bill, property tax receipt, lease with payment receipts, voter registration, government letter or pay stub. If nothing is in your name, the district has an address affidavit.
Finding schools by address
Use the district's own address lookup and the California School Dashboard for results. We never say a home is zoned for a particular school, and attendance areas can change. See our Sacramento schools guide.
Getting around after you move to Sacramento
Sacramento workers spend a mean of 25.3 minutes getting to work (Census 2020-2024). Interstate 5, Interstate 80, Business 80, Highway 50 and Highway 99 carry most traffic. The city has a light rail network, and builders such as KB Home list light rail stations near their communities. Sacramento International Airport (SMF) handles commercial flights; its website lists nonstop destinations and airlines. If you will commute downtown, test the drive or train at rush hour from each area on your shortlist before you choose.
Your first month in Sacramento: a checklist
- Open SMUD and city utility accounts, and set up gas if the home has it.
- Register any out-of-state vehicle within 20 days and apply for a California license.
- Register to vote at your new address.
- File the homeowners' exemption if you bought.
- Check your FEMA flood zone, price flood insurance and save the city evacuation map for your area.
- Sign up for city emergency alerts.
- Enroll children with the right district, using a utility bill from your new address.
- Find your garbage and recycling day.
- Learn your nearest light rail station and your route to the airport.
For prices and areas, see is Sacramento a good place to live and Sacramento real estate.