Sacramento Neighborhood Map and Ratings
great schools and low crime. That's why they're all lumped together here.
The Sacramento region of California is experiencing a profound shift in its competitive position - thanks greatly to an influx of entrepreneurs - businesses - creative professionals - and a highly-educated - STEM-driven talent base. In parallel - the profitability of California’s business community continues to top national charts. Combined, these quantifiable advantages have positioned the region as the preferred option for profitable growth within California – the world’s most innovative economy.
READ MORE - The Greater Sacramento Economic Council
We found this excellent article on:
https://www.biggerpockets.com/forums/621/topics/444774-sacramento-neighborhood-map-and-ratings----finally
WRITTEN BY:
Wes Blackwell, Real Estate Agent in AZ (#SA674470000) and CA (#01991457)
HomeSmart ICARE Realty
(480) 482-9564
WesBlackwell123@gmail.com
HOW TO READ THE MAP:
The neighborhoods are numbered in order from left to right - top to bottom - and below you will find the name and description of the neighborhood.
They are color-coded to give you a rough idea of the quality of the neighborhood in general:
BLUE – “A” level neighborhood. Higher prices. Custom homes. Newer construction.
GREEN – “B” level neighborhood. An area you’d be proud to say that you live in.
YELLOW – “C” level neighborhood. Street by street. Some areas great, some not so much.
RED – “D” level neighborhood. You may not feel safe living here, let alone driving through!
NEIGHBORHOOD DESCRIPTIONS:
Name of Neighborhood (Rating)(Median SFR Home Price):
1 – Natomas / North Natomas (B)($360k)
Being on the edge of the city, North Natomas is where a lot of newer construction takes place, and will continue to take place as Sacramento continues to expand. Most of it is built after the year 2000 and roughly 67% of neighborhoods will have an HOA. This helps to keep the area nice and the property values high, so if you're an investor looking for something turnkey and without worry, this may be the area for you.
2 – Rio Linda / Elverta (C)($260k)
The boonies. Rio Linda is a little podunk town with a population of only 15,000 or so. Often referred to by conservative talk show host Rush Limbaugh when addressing listeners of lower intelligence… “For those of you out in Rio Linda…” it’s kind of a small town on the outskirts of Sacramento, has a very rural feel to it, lots of large lots and farmland. Most of you probably won’t be doing deals here.
3 – North Highlands (C)($218k)
Hit or miss. Generally a lot nicer on the southeast side of I-80 than on the northwest side (violent crime drops off dramatically.) North Highlands is located just east of McClellan Park, and the former airforce base is seeking to brings lots of business and new developments into the area, so it could be a completely different neighborhood 20 years from now. Take it street by street and avoid any areas that are violent crime hotspots.
4 – Citrus Heights (C)($300k)
A nice wholesome area full of citrus trees (hence the name). Median home price is close to average for Sacramento, and that’s a perfect word that I would use to describe this area. Average. Violent crime is surprisingly low (maybe it’s all that fresh squeezed orange juice and lemonade?) I’d give it a B rating if it wasn’t for the fact that this area is nicknamed “Syphilis Heights” and I’ll let you check urban dictionary for the reason behind that lol.
5 – Orangevale (B)($340k)
Orangevale is a lot like Citrus Heights in that it’s pretty average. Since it’s a little further on the outskirts of town, there really isn’t much to do there. Most younger people would prefer to live somewhere more urban. But then again, that helps the area avoid the problems that urban areas bring (crime & drugs). Most of the stores and shops are locally owned and you get to know people on a first name basis… which is cool because you can hang around and do nothing together since you’re so far from everything hahahah.
6 – South Natomas (B)($270k)
Pretty nice area. Lots of parks for outdoor activities. Most homes built in the 1980’s. This is a neighborhood I would describe as “up and coming.” What’s great is that it’s priced well too. At $270k you’re below the median home price for Sacramento so it’s considered a great deal by a lot of buyers. Great for lots of people because it’s only a short drive to Downtown / Midtown and you’ll pay way less for housing.
7 – Old North Sacramento / Del Paso Heights (D)($187k)
That median home price is a fitting number lol. This is an area that could most accurately be described as a “war zone” and a place where most investors should avoid. Unless you really know the area or are working with an agent who is, you should probably pass most deals that come up in the 95815 and 95838 zip codes. Definitely take it on a street by street basis. There’s a reason the prices are so low here, folks…
8 – Arden-Arcade (C)($254k)
I remember when I first moved to Sacramento I met some girl on Match.com and when I told her I lived in Arden-Arcade she said “Ewwww….” Needless to say, that relationship didn’t go anywhere lol. But it’s not that bad. The thing is there are lots and lots and lots of renters. You’re close to Sac State and all the freeways, so it’s a pretty populous dense area and is really affordable. Probably most known for the Arden Fair Mall. Contrast this with your experience at the Roseville Galleria and that should give you a good feel for the area lol.
9 – Carmichael (B)($370k)
Carmichael is known for being very “anti-sidewalk” and that gives the area a sleepy rural feel. And the residents would like to keep it that way, and are trying to prevent the “urbanization” of the area. Probably most well-known for it’s San Juan Unified School District which is one of the best in the region and one I just so happen to be a part of :-) This is an area I’d recommend looking into if you’re moving to Sacramento.
10 – Fair Oaks (A)($420k)
At nearly $100k above the median home price for Sacramento, this is the area you buy into if you’ve got money and don’t want to know what your neighbors look like. Very rural, very hilly, very anti-sidewalk like Carmichael. Most lot sizes are around a quarter-acre or more and have 4-5 bedrooms. You could definitely pull-off some higher end flips here as property values can reach over a million.
11 – North West Sacramento (C)($270k)
The north part of West Sacramento has an “industrial” feel to it for lack of a better word. Maybe it just feels dirty hahah. Not much to do out here, and to most of Sacramento you might as well be on another planet. There have been some developments out near Raley Field, and we’ll have to see how the area develops over the next decade or two as Downtown runs out of housing.
12 – Downtown/Midtown (A)($535k)
The pièce de résistance, the crème de la crème, the hot spot where everyone wants to be and where Bay Area transplants feel most at home. Tons of nightlife, entertainment, culture and business to be had for people of all ages. But if you live here you probably a broke millennial who really ought to buy a house instead lol. Not very many homes come up for sale, and when they do they’re expensive as hell. Fourplexes will run you $850k but are a great long-term investment if you’ve got the dough, because rents just keep going up.
13 – East Sacramento (A)($545k)
A close second to Midtown in terms of desirability, and this is where most of the high income earners in the region live. Very walkable and has plenty of cool little restaurants and eateries to help soak up some of that disposable income. Also home to some of Sacramento’s most expensive homes in the Fabulous Forties. An area you’d be proud to own or be glad to pay way too much to rent in just so you could say you live in East Sac.
14 – Sierra Oaks / Wilhaggin / Arden Park (A)($610k)
One of Sacramento’s more ritzy areas. Lots of big fancy custom homes. Lots of professionals and well-known socialites live in this area. Has some nicer restaurants nearby, and plenty of shopping (Whole Foods and Loehman’s Plaza being the hot spots). If you want to sell you $1.5 million dollar home in the Bay Area and come live in one of Sacramento’s most exclusive neighborhoods, this is an area you should look into.
15 – Rancho Cordova (C)($321k)
Hit or miss. Some nice areas, some not so nice. I happen to find the description from Urban Dictionary particularly hilarious: “Nicknamed "The Cho," Rancho Cordova is a suburb located East of Sacramento. Known for white trash meth users strolling down Folsom Blvd. on a 10-Speed bikes and ghetto *** people scattered everywhere drinking 40's all day, this town was a thriving economic mecca before the closure of Mather Air Force Base. Also, The Cho serves as a Russian-Ukranian Mafia Hub for illegal activities.” LMAO. But it’s not all that bad. Take it street by street.
16 – South West Sacramento (B)($384k)
Being priced more than $100k higher than North West Sacramento should tell you a lot about the differences between these two areas. Lots of newer construction makes for higher home values. Once again, not much to do out here and you’re hella far away from everything. But some people like that (people with money lol). A lot of Downtown professionals live out here and take the short commute into town for work. Solid area.
17 – Curtis Park / Land Park (A)($505k)
An area where all the first-time home buyers aspire to live one day. The two parks the neighborhoods are named after are some of the nicest in the area and attract all sorts of outsiders to keep the parks full of activity. Priced high for Sacramento, but an absolute STEAL for anyone coming from the Bay Area. Almost bought a house here myself actually.
18 – North Oak Park / Elmhurst (B)($369k)
Without a doubt one of the hottest neighborhoods in the region right now. Competition is FIERCE for properties when they come out. I’m talking 100 people at an open house and 20+ offers on the regular. And that’s all because of the UC Davis Med Center. It’s helping to gentrify the area and is bringing in lots of residents with high paying jobs and disposable income. The best part is that it’s priced $150-200k lower than East Sac, Curtis Park, Midtown, Etc. Stay north of Broadway and this area should only get better and better over time.
19 – College Glen / Rosemont / La Riviera (B)($283k)
Don’t let the lower than median price fool you… this area is pretty dang nice. Since it’s so close to Sac State and the freeways you see a lot of College Grads and young professionals moving into this area. Great area for commuters as well since you’re right off of 50. Good area for those looking for a nicer neighborhood but are shopping on a budget.
20 – Greenhaven / Pocket (B)($381k)
Really nice area. The guy who wrote the Wikipedia article for this neighborhood is flipping amazing and is practically an area historian and long-time resident: “The Pocket-Greenhaven neighborhood is in the Southwest area of Sacramento that is now primarily populated by upper, upper-middle, and middle-class families. Original homeowners are generally older and live in Pocket-Greenhaven's periphery, while newer residents are typically younger and reside more centrally. Home construction in the neighborhood began in the mid-1980s, and over the years, several noteworthy have resided within the community, including Hollywood Actor Eddie Murphy and members of the Sacramento Kings professional basketball team.”
21 – South Land Park (B)($371k)
Perfect area for people looking to live near Curtis Park / Land Park but are on a budget. One of the things this area is known for are it’s Eichler Homes designed by post-war real estate developer Joseph Eichler. Eichler homes are examples of Modernist architecture that has come to be known as "California Modern", and typically feature glass walls, post-and-beam construction, and open floorplans. These often make for AMAZING flips or if you just want something a little different for yourself to live in. Great area with lots of character.
22 – Hollywood Park / North City Farms (B)($283k)
For people who can’t afford Curtis Park and Land Park but still treat the neighborhood with the same pride of ownership. Hollywood Park was recently named by Redfin to be the #8 hottest neighborhood in the nation (which is all fluff, but still). Definitely an area I would look into and the value is amazing for the low prices. Great neighborhood!
23 – Central Oak Park / South Oak Park (C)($208k)
One of the most talked about neighborhoods in all of Sacramento. When you talk about C level neighborhoods for real estate investing, this is the prime example. Definitely street by street. Prices are great, yet the area has enough flips to help you get in there and make some money on a rehab. Great starter home area IF you buy on the right street. Just search Oak Park here on this site and you’ll see there are volumes to be read on this neighborhood. Lots of deals to be found here, but also lots of deals to avoid.
24 – Tahoe Park (B)($305k)
If you ask me, THIS is actually the hottest neighborhood in Sacramento, because it has a higher turnover rate than any other area in the region I’ve surveyed. And that’s because it’s the Goldilocks neighborhood just above starter homes but not quite the forever home for some people. Built around an amazing park and has some KILLER places to stuff your face after a long day’s work. Great area.
25 – Colonial Village North / Fruitridge (C)($233k)
Typical C level neighborhood. Chain link fences, stray dogs, uncut grass, broke down cars in the driveway… and the list goes on and on. Not all bad though, just really want to take it street by street. South of Fruitridge the violent crime ramps up dramatically, so make sure it isn’t creeping into your area.
26 – Brentwood / Woodbine (C)($235k)
Entry level starter home area. Lots of beat-up abandoned homes and chain link fences in the front yard for miles and miles. Despite all that, crime isn’t too bad for the area and so this would make a great area for someone on a budget looking to move to Sacramento or get a rental. Although, there are better neighborhoods to invest in. But if a deal comes up at the right price don’t hesitate to pass it up.
27 – Meadowview (C)($230k)
A lot like Brentwood / Woodbine above, but the violent crime picks up south of Florin Rd. Schools are abysmal and the neighborhood doesn’t have too much going for it, so hard to say whether or not it will improve in the future. Definitely go street by street in this area and double check your comps if you’re doing a flip.
Surprised this sign doesn't have any bullet holes in it...
28 – Parkway / South Sac (D)($225k)
Another one of Sacramento’s War Zones. This is an area most investors are probably going to want to avoid. Bad crime, bad schools, and a bad reputation will prevent it from becoming of note in the future. Of course, if the price is low enough you can find a deal for sure, but it may be more trouble than it’s worth to most of you beginners.
29 – Lemon Hill (C)($209k)
A lot like Meadowview above, and it’s close proximity to Parkway-South Sac will affect it heading into the future. Proceed with caution and analyze deals on a street by street basis. Be sure to check the local crime before you make a purchase decision.
30 – Florin (C)($240k)
You’re on the outskirts of town at this point. Very rural and industrial feel to the area. For me, it’s simply too damn far away from everything. You could live out here… but why would you want to? You can do deals out here but don’t expect the property to be in the highest demand for rents or new buyers.
BONUS - Folsom, Roseville, Elk Grove, Etc.
For anyone wondering about these areas, you could essentially treat them as suburbs of Sacramento that have a couple rough spots, but are mostly nice, family friendly areas with great schools and low crime. That's why they're all lumped together here.
The Sacramento region is experiencing a profound shift in its competitive position, thanks in large part to an influx of entrepreneurs, businesses, creative professionals, and a highly-educated, STEM-driven talent base. In parallel, the profitability of California’s business community continues to top national charts. Combined, these quantifiable advantages have positioned the region as the preferred option for profitable growth within California – the world’s most innovative economy.
