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City · 32,799 residents · Sacramento County, California

Fair Oaks , California

In Fair Oaks, a typical home is worth $683,000 and typical rent is $1,910 a month. Compared with all of Sacramento County, the typical home value is 28% higher, typical household income is 27% higher, and the share of households that own their home is 12 points higher.

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  • Typical home value

    $683,000

    28% above the county

    7% below California

    • Fair Oaks
    • Sacramento
    • California

  • Typical rent

    $1,910a month

    7% above the county

    6% below California

    • Fair Oaks
    • Sacramento
    • California

  • Typical household income

    $116,975a year

    27% above the county

    18% above California

    • Fair Oaks
    • Sacramento
    • California

  • Households that own their home

    71%

    12 points above the county

    15 points above California

    • Fair Oaks
    • Sacramento
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$611,545
0.8% more than 12 months ago
Typical rent
$2,089 a month
4.5% more than 12 months ago

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

Fair Oaks 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 Fair Oaks apart

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

  1. Nearby, in Citrus Heights, the typical home value is $454,600: 33% less than in Fair Oaks ($683,000).

  2. The typical home in Fair Oaks is worth $683,000, 28% more than in Sacramento County as a whole ($534,200).

  3. The typical household income in Fair Oaks is $116,975, 27% more than in Sacramento County as a whole ($92,175).

  4. 71% of households in Fair Oaks own their home, against 59% in Sacramento County.

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

The homes here

Housing in Fair Oaks

What homes there are in Fair Oaks, 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

The detached house rules in Fair Oaks: 72% of homes, more than in Sacramento County (65%).

Year built

The typical home in Fair Oaks was built in 1977, 4 years before the typical one in Sacramento County.

In Fair Oaks, 69% of homes have 3 bedrooms or more, more than in Sacramento County (62%).

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

With a mortgage

$2,726 a month

Sacramento County: $2,428 a month

Without a mortgage

$891 a month

Sacramento County: $732 a month

Owners with a mortgage

64%

Sacramento County: 69%

The typical cost for an owner with a mortgage in Fair Oaks is $2,726 a month, more than in Sacramento County ($2,428); without one, $891.

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

The typical home value in Fair Oaks rose 44% since 2015–2019, less than in Sacramento County (52%).

The typical rent in Fair Oaks rose 43% since 2015–2019, about the same as in Sacramento County (43%).

The typical household income in Fair Oaks rose 38%: less than home values (+44%) and rent (+43%).

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

MeasureFair OaksSacramento CountyCaliforniaUnited States
Rental vacancy Unreliable estimate4.2%4.2%5.5%
Homeowner vacancy Unreliable estimate0.6%0.8%0.9%
More than one person per room 3.1%6.2%8.2%3.4%
People per household 2.462.752.842.53
Drive alone 65%66%66%69%
Carpool 8%9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 24%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Fewer households are short on space in Fair Oaks: 3.1% have more than one person per room; in Sacramento County, 6.2%.

On average, a household in Fair Oaks has 2.46 people, fewer than in Sacramento County (2.75).

Working from home is more common in Fair Oaks: 24%, against 19% in Sacramento County.

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 Fair Oaks?

A typical home costs more than the typical income allows

We start with a typical home in Fair Oaks, worth $683,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 57% of the typical household income in Fair Oaks, which is $116,975 a year. For that payment to be 28% of income, a household would need to earn about $237,409 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 Fair Oaks. 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 $23,905 (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

$5,540

at 7.18% · 30 years

Loan amount
$670,629
Total interest
$964,878
Paid off in
November 2056

Includes $11,534 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,729 a month

  • Tight

    $2,729 to $3,509 a month

  • Hard

    more than $3,509 a month

    Your payment · 57%

Compared with the typical household income in Fair Oaks ($116,975 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,540
Principal & interest$4,543
Property tax$410
Home insurance$285
FHA mortgage insurance (MIP)$302

You need at least $23,905 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

Fair Oaks and Sacramento County

Fair Oaks 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).

Fair Oaks's own numbers

Typical home value
$683,000
Typical monthly rent
$1,910
Typical yearly household income
$116,975
Households that own their home
71%
Effective property tax rate
0.72%

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 Fair Oaks

A typical home in Fair Oaks is worth $683,000: 28% above the county and 7% below California. With the typical household income in Fair Oaks ($116,975 a year), a typical home costs 5.8 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.

  • Fair Oaks 5.8 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

Fair Oaks 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
  • Fair Oaks $683,000
  • Sacramento $534,200
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Fair Oaks $1,910
  • Sacramento $1,790
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Fair Oaks $116,975
  • Sacramento $92,175
  • California $99,122
  • United States $80,734
See the full table
Fair Oaks next to Sacramento County and California
Measure Fair Oaks Sacramento County California U.S.
Typical home value $683,000 $534,200 $734,700 $332,700
Typical monthly rent $1,910 $1,790 $2,036 $1,413
Typical yearly household income $116,975 $92,175 $99,122 $80,734
Households that own their home 71% 59% 56% 65%
Typical yearly property tax $4,950 $3,921 $5,124 $3,119
Effective property tax rate 0.72% 0.73% 0.7% 0.94%
Renters with high rent for their income 51% 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 Fair Oaks

For a typical $683,000 home in Fair Oaks, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Fair Oaks's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,540a month

    Least cash to close
    Down payment
    $23,905
    Cash to close
    $44,395
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $302

  • Conventional, 5% down $5,414a month

    Down payment
    $34,150
    Cash to close
    $54,640
    Rate
    7.18%
    Mortgage insurance
    PMI · $324

  • Conventional, 20% down, no PMI $4,396a month

    Down payment
    $136,600
    Cash to close
    $157,090
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,027a month

    Down payment
    $102,450
    Cash to close
    $122,940
    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 Fair Oaks and for Sacramento County.

Property tax

Effective rate in Fair Oaks

0.72%of the home’s value each year

$4,950 a year for the typical owner in Fair Oaks.

  • Fair Oaks 0.72%
  • 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 Fair Oaks

Typical rent in Fair Oaks is $1,910 a month: 7% above the county. In Fair Oaks, 51% 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 Fair Oaks

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Fair Oaks is in ZIP code 95628.

For 2 bedrooms it is $2,420: $219 more than the fair market rent for Sacramento County ($2,201).

  • 95628 $2,420$3,170

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Fair Oaks 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 Fair Oaks

HUD lists 3 buildings with rents for lower incomes in Fair Oaks. These are the largest.

  • Vintage Woods Senior Apts 8780 Madison Ave, Fair Oaks 95628 185 low-income homes · 1 bd: 96 · 2 bd: 89 · In service since 2001 · For older adults
  • Summit at Fair Oaks 4440 San Juan Ave, Fair Oaks 95628 70 low-income homes · For families (916) 966-2131
  • Fairway Village 4922 Vir Mar St, Fair Oaks 95628 52 homes, 44 low-income · For families (916) 967-1867

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

Free help

Help to buy or rent in Fair Oaks

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 Fair Oaks

No down payment, repair or rent-help program on our list is for Fair Oaks or Sacramento County. The ones below are statewide in California: they work in Fair Oaks 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 Fair Oaks

The HUD-approved agencies closest to the center of Fair Oaks, 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 · 8 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 · 10 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 · 14 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 Fair Oaks

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 Fair Oaks

HUD’s record names them for Fair Oaks 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 Fair Oaks, 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 Fair Oaks.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Fair Oaks

Short answers with the numbers for Fair Oaks 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 Fair Oaks?

The typical home value in Fair Oaks is $683,000, 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 Fair Oaks?

Typical rent in Fair Oaks is $1,910 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 Fair Oaks?

Fair Oaks 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 Fair Oaks?

The typical homeowner in Fair Oaks pays $4,950 a year, according to the U.S. Census Bureau. That is 0.72% of the home’s value; in Sacramento County, the rate is 0.73%.

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

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).