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City · 47,957 residents · Sacramento County, California

North Highlands , California

In North Highlands, a typical home is worth $367,600 and typical rent is $1,636 a month. Compared with all of Sacramento County, the typical home value is 31% lower, typical household income is 29% lower, and the share of households that own their home is 8 points lower.

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  • Typical home value

    $367,600

    31% below the county

    50% below California

    • North Highlands
    • Sacramento
    • California

  • Typical rent

    $1,636a month

    9% below the county

    20% below California

    • North Highlands
    • Sacramento
    • California

  • Typical household income

    $65,495a year

    29% below the county

    34% below California

    • North Highlands
    • Sacramento
    • California

  • Households that own their home

    51%

    8 points below the county

    5 points below California

    • North Highlands
    • Sacramento
    • California

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

North Highlands 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 North Highlands apart

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

  1. The typical home in North Highlands is worth $367,600, 31% less than in Sacramento County as a whole ($534,200).

  2. The typical household income in North Highlands is $65,495, 29% less than in Sacramento County as a whole ($92,175).

  3. 51% of households in North Highlands own their home, against 59% in Sacramento County.

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

The homes here

Housing in North Highlands

What homes there are in North Highlands, 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

In North Highlands, 6 in 10 homes are single-family detached houses; in Sacramento County, 7.

Year built

In North Highlands, half of the homes were built before 1971; in Sacramento County, before 1981.

In North Highlands, 14% of homes have 1 bedroom or none (studios); 57% 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

With a mortgage

$1,903 a month

Sacramento County: $2,428 a month

Without a mortgage

$537 a month

Sacramento County: $732 a month

Owners with a mortgage

69%

Sacramento County: 69%

The typical cost for an owner with a mortgage in North Highlands is $1,903 a month, less than in Sacramento County ($2,428); without one, $537.

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

From 2015–2019 to 2020–2024, the typical home value in North Highlands rose 69%; in Sacramento County, it rose 52%.

The typical rent in North Highlands rose 46% over the same time; in Sacramento County, it rose 43%.

The typical household income in North Highlands rose 44% over that time; home values changed +69% and rent +46%.

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

MeasureNorth HighlandsSacramento CountyCaliforniaUnited States
Rental vacancy 5.6%4.2%4.2%5.5%
Homeowner vacancy Unreliable estimate0.6%0.8%0.9%
More than one person per room 11.5%6.2%8.2%3.4%
People per household 2.992.752.842.53
Drive alone 70%66%66%69%
Carpool 12%9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 13%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In North Highlands, the rental vacancy rate is 5.6%; in Sacramento County, 4.2%.

In North Highlands, 11.5% of households live with more than one person per room, against 6.2% in Sacramento County.

On average, a household in North Highlands has 2.99 people, more than in Sacramento County (2.75).

To get to work, 70% of workers in North Highlands drive alone; in Sacramento County, 66%.

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 North Highlands?

A typical home costs more than the typical income allows

We start with a typical home in North Highlands, worth $367,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 54% of the typical household income in North Highlands, which is $65,495 a year. For that payment to be 28% of income, a household would need to earn about $125,545 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 North Highlands. 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 $12,866 (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

$2,929

at 7.18% · 30 years

Loan amount
$360,942
Total interest
$519,311
Paid off in
November 2056

Includes $6,208 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,528 a month

  • Tight

    $1,528 to $1,965 a month

  • Hard

    more than $1,965 a month

    Your payment · 54%

Compared with the typical household income in North Highlands ($65,495 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,929
Principal & interest$2,445
Property tax$169
Home insurance$153
FHA mortgage insurance (MIP)$163

You need at least $12,866 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

North Highlands and Sacramento County

North Highlands 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).

North Highlands's own numbers

Typical home value
$367,600
Typical monthly rent
$1,636
Typical yearly household income
$65,495
Households that own their home
51%
Effective property tax rate
0.55%

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 North Highlands

A typical home in North Highlands is worth $367,600: 31% below the county and 50% below California. With the typical household income in North Highlands ($65,495 a year), a typical home costs 5.6 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.

  • North Highlands 5.6 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

North Highlands 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
  • North Highlands $367,600
  • Sacramento $534,200
  • California $734,700
  • United States $332,700
Typical monthly rent
  • North Highlands $1,636
  • Sacramento $1,790
  • California $2,036
  • United States $1,413
Typical yearly household income
  • North Highlands $65,495
  • Sacramento $92,175
  • California $99,122
  • United States $80,734
See the full table
North Highlands next to Sacramento County and California
Measure North Highlands Sacramento County California U.S.
Typical home value $367,600 $534,200 $734,700 $332,700
Typical monthly rent $1,636 $1,790 $2,036 $1,413
Typical yearly household income $65,495 $92,175 $99,122 $80,734
Households that own their home 51% 59% 56% 65%
Typical yearly property tax $2,021 $3,921 $5,124 $3,119
Effective property tax rate 0.55% 0.73% 0.7% 0.94%
Renters with high rent for their income 64% 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 North Highlands

For a typical $367,600 home in North Highlands, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, North Highlands's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,929a month

    Least cash to close
    Down payment
    $12,866
    Cash to close
    $23,894
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $163

  • Conventional, 5% down $2,862a month

    Down payment
    $18,380
    Cash to close
    $29,408
    Rate
    7.18%
    Mortgage insurance
    PMI · $175

  • Conventional, 20% down, no PMI $2,314a month

    Down payment
    $73,520
    Cash to close
    $84,548
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,654a month

    Down payment
    $55,140
    Cash to close
    $66,168
    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 North Highlands and for Sacramento County.

Property tax

Effective rate in North Highlands

0.55%of the home’s value each year

$2,021 a year for the typical owner in North Highlands.

  • North Highlands 0.55%
  • 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 North Highlands

Typical rent in North Highlands is $1,636 a month: 9% below the county. In North Highlands, 64% 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 North Highlands

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). North Highlands has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,040 in 95660 to $2,070 in 95841.

None is above the fair market rent for Sacramento County ($2,201).

  • 95660 $2,040$2,680
  • 95841 $2,070$2,710

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for North Highlands 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 North Highlands

HUD lists 8 buildings with rents for lower incomes in North Highlands. These are the largest.

  • Norden Terrace Apts 3685 Elkhorn Blvd, North Highlands 95660 204 homes, 202 low-income · 1 bd: 48 · 2 bd: 104 · 3 bd: 52 · In service since 2009 · For families
  • Oak Valley Apts 5520 Harrison St, North Highlands 95660 140 low-income homes · 2 bd: 141 · In service since 2011
  • Larchmont Gardens Apts 7330 Watt Ave, North Highlands 95660 116 low-income homes · 1 bd: 32 · 2 bd: 56 · 3 bd: 28 · In service since 1998 · For families
  • Corsair Park Senior Apts 6920 Watt Ave, North Highlands 95660 112 homes, 111 low-income · 1 bd: 88 · 2 bd: 24 · In service since 2010 · For older adults
  • The Courtyards on Orange Grove 3425 Orange Grove Ave, North Highlands 95660 92 low-income homes · Studio: 20 · 1 bd: 60 · 2 bd: 12 · In service since 2020 · For people with disabilities, people experiencing homelessness

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

Free help

Help to buy or rent in North Highlands

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 young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in North Highlands

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

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

  • The Greater Sacramento Urban League

    3725 Marysville Blvd, Sacramento · 4 miles away · Spanish

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

  • 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

  • Greater Sacramento Urban League-Oak Park

    2331 Alhambra Blvd, Sacramento · 10 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 North Highlands

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 North Highlands

HUD’s record names them for North Highlands 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 North Highlands, 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 North Highlands.

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

Questions

Housing questions about North Highlands

Short answers with the numbers for North Highlands 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 North Highlands?

The typical home value in North Highlands is $367,600, 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 North Highlands?

Typical rent in North Highlands is $1,636 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 North Highlands?

North Highlands 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 North Highlands?

The typical homeowner in North Highlands pays $2,021 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Sacramento County, the rate is 0.73%.

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

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).