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City · 76,948 residents · Sacramento County, California

Carmichael , California

In Carmichael, a typical home is worth $579,500 and typical rent is $1,702 a month. Compared with all of Sacramento County, the typical home value is 8% higher, typical household income is 7% lower, and the share of households that own their home is 7 points lower.

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  • Typical home value

    $579,500

    8% above the county

    21% below California

    • Carmichael
    • Sacramento
    • California

  • Typical rent

    $1,702a month

    5% below the county

    16% below California

    • Carmichael
    • Sacramento
    • California

  • Typical household income

    $85,914a year

    7% below the county

    13% below California

    • Carmichael
    • Sacramento
    • California

  • Households that own their home

    52%

    7 points below the county

    4 points below California

    • Carmichael
    • Sacramento
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$549,825
about the same as 12 months ago
Typical rent
$1,757 a month
0.5% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Carmichael is in Sacramento County. The FHA loan limit ($764,750 for a one-unit home), the fair market rents and the help on this page are those of all of Sacramento County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Carmichael apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in North Highlands, the typical home value is $367,600: 37% less than in Carmichael ($579,500).

  2. 52% of households in Carmichael own their home, against 59% in Sacramento County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Carmichael

What homes there are in Carmichael, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses are the majority in Carmichael (55%), but less so than in Sacramento County (65%).

Year built

Homes in Carmichael are older: the typical year built is 1972; in Sacramento County, 1981.

In Carmichael, 18% of homes have 1 bedroom or none (studios); 55% have 3 bedrooms or more, against 62% in Sacramento County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Sacramento County is $2,201; about 81% of rents in Carmichael are below it.

With a mortgage

$2,512 a month

Sacramento County: $2,428 a month

Without a mortgage

$762 a month

Sacramento County: $732 a month

Owners with a mortgage

63%

Sacramento County: 69%

Owning costs about the same in Carmichael as in Sacramento County: with a mortgage, $2,512 a month; without one, $762.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Carmichael does not have the same boundaries as in 2015–2019: that is why there is no change to compare. For reference, in Sacramento County the typical home value rose 52%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCarmichaelSacramento CountyCaliforniaUnited States
Rental vacancy 4.7%4.2%4.2%5.5%
Homeowner vacancy Unreliable estimate0.6%0.8%0.9%
More than one person per room 4.7%6.2%8.2%3.4%
People per household 2.412.752.842.53
Drive alone 66%66%66%69%
Carpool 8%9%10%9%
Public transit 1%1%3%3%
Walk or bike 2%2%3%3%
Work from home 21%19%17%15%
Other means 1%2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Open rentals in Carmichael look like those in Sacramento County: the rental vacancy rate is 4.7%.

Fewer households are short on space in Carmichael: 4.7% have more than one person per room; in Sacramento County, 6.2%.

Households in Carmichael are smaller: 2.41 people on average; in Sacramento County, 2.75.

The car rules in Carmichael: 66% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Carmichael?

A typical home costs more than the typical income allows

We start with a typical home in Carmichael, worth $579,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 65% of the typical household income in Carmichael, which is $85,914 a year. For that payment to be 28% of income, a household would need to earn about $199,984 a year.

The calculator's FHA and conventional loan limits are those of all of Sacramento County.

Your numbers

Local data
$

Starts at the typical home value in Carmichael. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $20,283 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,666

at 7.18% · 30 years

Loan amount
$569,003
Total interest
$818,662
Paid off in
November 2056

Includes $9,786 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,005 a month

  • Tight

    $2,005 to $2,577 a month

  • Hard

    more than $2,577 a month

    Your payment · 65%

Compared with the typical household income in Carmichael ($85,914 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,666
Principal & interest$3,855
Property tax$314
Home insurance$242
FHA mortgage insurance (MIP)$256

You need at least $20,283 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Carmichael and Sacramento County

Carmichael is in Sacramento County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Carmichael's own numbers

Typical home value
$579,500
Typical monthly rent
$1,702
Typical yearly household income
$85,914
Households that own their home
52%
Effective property tax rate
0.65%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Sacramento County

FHA limit, one-unit home
$764,750
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,201
Price change over 5 years (FHFA)
+37%
Homes in a high flood-risk zone
8.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Sacramento County.

Everything about Sacramento County

Buying

Buying a home in Carmichael

A typical home in Carmichael is worth $579,500: 8% above the county and 21% below California. With the typical household income in Carmichael ($85,914 a year), a typical home costs 6.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Carmichael 6.7 years
  • Sacramento 5.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Sacramento County

According to FHFA’s house price index, home prices in Sacramento County rose 91% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Sacramento County.

Period County California U.S.
Last year (2025) +0.6% +0.8% +2.9%
5 years (2020–2025) +37% +40% +47%
10 years (2015–2025) +91% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Carmichael next to Sacramento County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Carmichael $579,500
  • Sacramento $534,200
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Carmichael $1,702
  • Sacramento $1,790
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Carmichael $85,914
  • Sacramento $92,175
  • California $99,122
  • United States $80,734
See the full table
Carmichael next to Sacramento County and California
Measure Carmichael Sacramento County California U.S.
Typical home value $579,500 $534,200 $734,700 $332,700
Typical monthly rent $1,702 $1,790 $2,036 $1,413
Typical yearly household income $85,914 $92,175 $99,122 $80,734
Households that own their home 52% 59% 56% 65%
Typical yearly property tax $3,784 $3,921 $5,124 $3,119
Effective property tax rate 0.65% 0.73% 0.7% 0.94%
Renters with high rent for their income 59% 56% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Sacramento County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Carmichael

For a typical $579,500 home in Carmichael, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Carmichael's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,666a month

    Least cash to close
    Down payment
    $20,283
    Cash to close
    $37,668
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $256

  • Conventional, 5% down $4,560a month

    Down payment
    $28,975
    Cash to close
    $46,360
    Rate
    7.18%
    Mortgage insurance
    PMI · $275

  • Conventional, 20% down, no PMI $3,696a month

    Down payment
    $115,900
    Cash to close
    $133,285
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,232a month

    Down payment
    $86,925
    Cash to close
    $104,310
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Carmichael and for Sacramento County.

Property tax

Effective rate in Carmichael

0.65%of the home’s value each year

$3,784 a year for the typical owner in Carmichael.

  • Carmichael 0.65%
  • Sacramento 0.73%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Sacramento County

FEMA does not publish these numbers by city: they are for all of Sacramento County.

Homes in the high-risk zone
8.1%
35,666
Of those, with NFIP insurance
81%
County California U.S.
Homes in the high-risk zone 8.1% 2.8% 3.5%
Of those, with NFIP insurance 81% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Carmichael

Typical rent in Carmichael is $1,702 a month: 5% below the county. In Carmichael, 59% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Sacramento County, by unit size. To pay the 2-bedroom one ($2,201 a month) without spending more than 30% of your income, you would need to earn $42.33 an hour working full time.

HUD fair market rent for all of Sacramento County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,742 $33.50 $69,680
1 bedroom $1,793 $34.48 $71,720
2 bedrooms $2,201 $42.33 $88,040
3 bedrooms $2,887 $55.52 $115,480
4 bedrooms $3,329 $64.02 $133,160

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Carmichael

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Carmichael is in ZIP code 95608.

For 2 bedrooms it is $2,140: $61 less than the fair market rent for Sacramento County ($2,201).

  • 95608 $2,140$2,810

A ZIP code counts for Carmichael when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Carmichael

HUD lists 7 buildings with rents for lower incomes in Carmichael. These are the largest.

  • Sierra Sunrise Senior Apts I 4525 Manzanita Ave, Carmichael 95608 119 homes, 117 low-income · Studio: 65 · 1 bd: 54 · In service since 2005 · For older adults
  • Sierra Sunrise Senior Apartments 4525 Manzanita Ave, Carmichael 95608 119 homes, 114 low-income · For older adults (916) 481-9494
  • Fairwood Apartments 8893 Fair Oaks Blvd, Carmichael 95608 86 low-income homes · 1 bd: 22 · 2 bd: 48 · 3 bd: 16 · In service since 2019 · For families (916) 944-0152
  • Kenneth Park 5945 Kenneth Ave, Carmichael 95608 97 homes, 71 low-income · For families (916) 488-8520
  • The Groves at Manzanita 5701 Manzanita Ave, Carmichael 95608 89 homes, 47 low-income · For families (916) 332-8829

See all 248 buildings in Sacramento County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Carmichael

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 4 HUD-approved agencies with an office in Sacramento County; 4 say they serve in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Carmichael

No down payment, repair or rent-help program on our list is for Carmichael or Sacramento County. The ones below are statewide in California: they work in Carmichael the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Carmichael

The HUD-approved agencies closest to the center of Carmichael, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • NSC (naca Counseling Subsidiary) - Sacramento, CA

    3336 Bradshaw Rd Ste 100, Sacramento · 5 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    425-892-6222-1385

  • The Greater Sacramento Urban League

    3725 Marysville Blvd, Sacramento · 6 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (916) 286-8652

  • Greater Sacramento Urban League-Oak Park

    2331 Alhambra Blvd, Sacramento · 9 miles away · Spanish

    • Budget and credit workshops
    • Homelessness services
    • and 4 more
    (916) 286-8652

Every agency in Sacramento County All counseling agencies in California

Help in Spanish near Carmichael

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Carmichael

HUD’s record names them for Carmichael or Sacramento County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • County of Sacramento Housing Authority Public housing and Section 8 vouchers (916) 440-1319

One other authority has an office in Sacramento County: see the list Source: HUD

Cities

Other cities in Sacramento County

These cities are also in Sacramento County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Sacramento County Housing in California
See 11 more cities in Sacramento County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Carmichael, with the typical home value.

Neighboring counties

If Sacramento County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Carmichael.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Carmichael

Short answers with the numbers for Carmichael and all of Sacramento County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Carmichael?

The typical home value in Carmichael is $579,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Sacramento County it is $534,200.

How much does it cost to rent in Carmichael?

Typical rent in Carmichael is $1,702 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Sacramento County is $2,201.

What is the FHA loan limit in Carmichael?

Carmichael uses the FHA limit for all of Sacramento County (2026): $764,750 for a one-unit home and $1,470,700 for a four-unit home.

How much property tax do owners pay in Carmichael?

The typical homeowner in Carmichael pays $3,784 a year, according to the U.S. Census Bureau. That is 0.65% of the home’s value; in Sacramento County, the rate is 0.73%.

Where can I find free help to buy or rent in Carmichael?

There are 4 HUD-approved counseling agencies with an office in Sacramento County. 4 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).