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Featured local agent — North Highlands, CA
Sarah Mitchell
Compass Real Estate · North Highlands, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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North Highlands, CA Housing Market
The last median sale price Redfin published was $415,000, +2.5% year over year (through May 2026). With 2.0 months of supply and homes going under contract in about 10 days, North Highlands is a seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $415,000 home is about $2,134/mo in principal and interest.
Key numbers for North Highlands, CA
Median sale price
$415,000
+2.5% year over year
Redfin, through May 2026
Days on market
10
Fast-moving
Redfin, through May 2026
Active listings
50
2.0 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$65,090
Home costs 6.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
99.4%
Selling below asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is North Highlands a buyer's or seller's market?
North Highlands, CA is a seller's market, based on 2.0 months of supply and homes selling in about 10 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the North Highlands housing market data show?
Every row below is Redfin's final published month for North Highlands, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $415,000 |
| Median list price | $427,500 |
| Year-over-year price change | +2.5% |
| Median price per sq ft | $319/sq ft |
| Median days on market | 10 days |
| Active inventory | 50 listings |
| Months of supply | 2.0 months |
| Sale-to-list price ratio | 99.4% |
| Homes sold (that month) | 25 |
| New listings (that month) | 44 |
| Listings with a price cut | 32.0% |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for North Highlands is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in North Highlands is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have North Highlands home prices moved?
Over the last three years the median sale price in North Highlands, CA rose 5.1%, from $395,000 to $415,000. 32.0% of North Highlands listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 2.0 months while the sale-to-list ratio slips below its current 99.4%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in North Highlands?
Priced off the median sale price of $415,000 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $83,000 | $332,000 | $2,134/mo |
| 5% | $20,750 | $394,250 | $2,534/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,134, that implies roughly $91,437 a year before you add taxes and insurance. The median household in North Highlands earns $65,090, about $26,347 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 6.4x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in North Highlands in the next 12 months?
Tell us your timeline. We send the North Highlands market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in North Highlands?
Zillow does not publish a rent index (ZORI) for North Highlands, CA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in North Highlands?
Active listings in North Highlands, CA went from 44 in May 2025 to 50 in May 2026, a +13.6% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 45 | 34 |
| July 2025 | 58 | 47 |
| August 2025 | 54 | 29 |
| September 2025 | 49 | 30 |
| October 2025 | 45 | 31 |
| November 2025 | 45 | 23 |
| December 2025 | 41 | 17 |
| January 2026 | 44 | 26 |
| February 2026 | 49 | 38 |
| March 2026 | 42 | 34 |
| April 2026 | 37 | 32 |
| May 2026 | 50 | 44 |
Redfin, through May 2026
How does North Highlands compare to California and the U.S.?
North Highlands homes sell for $415,000 — 53% below the California median of $887,400. Against the national median of $410,700, North Highlands runs 1% higher. Year-over-year, North Highlands moved +2.5% against California's +3.4% — a smaller swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| North Highlands, CA | $415,000 | +2.5% | 10 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in North Highlands
What buyers should watch
- Months of supply, currently 2.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 32.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $400 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $415,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median North Highlands listing goes under contract in 10 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 99.4% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month North Highlands added 44 new listings against 25 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside North Highlands varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in North Highlands
There are currently 50 homes listed for sale in North Highlands, California. The median listing price is $427K.
Active listings
50
Homes on market
Median list price
$427K
Avg. days on market
10
Days until sale
New this week
44
Newly listed
How much do homes cost in North Highlands by property type?
How the North Highlands, CA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $411,000 | $322/sq ft | 21 | 8 days |
| Condo / co-op | $225,000 | $298/sq ft | 1 | 37 days |
| Townhouse | $290,000 | $275/sq ft | 1 | 69 days |
Who lives in North Highlands?
American Community Survey estimates for North Highlands. U.S. Census ACS, 2023
Population
47,900
Households
15,938
Median income
$65,090/yr
Median age
34.5 years
Owner-occupied
50.9%
Median home value
$344,900
Median gross rent
$1,585/mo
Mean commute
30.9 min
50.9% of occupied homes in North Highlands are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which public schools serve North Highlands?
12 schools tracked · 5,153 students
The largest public schools serving North Highlands, CA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Highlands High
Grades 9-12 · 754 students
Madison Elementary
Grades K-6 · 745 students
Creative Connections Arts Academy
Grades K-12 · 705 students
Oakdale Elementary
Grades K-8 · 547 students
Frederick Joyce Elementary
Grades K-8 · 513 students
Village Elementary
Grades K-8 · 456 students
Warren A. Allison Elementary
Grades K-6 · 389 students
Kohler Elementary
Grades K-8 · 374 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near North Highlands, CA?
Ordered by distance from North Highlands, not by size. Compare North Highlands side by side with any of them.
North Highlands housing market FAQ
Is North Highlands a buyer's or seller's market?
North Highlands, CA is currently a seller's market. That read comes from 2.0 months of supply, homes going under contract in about 10 days, and sellers getting 99.4% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in North Highlands?
The median sale price in the last month Redfin published was $415,000, about $319 per square foot.
Is North Highlands cheaper than the rest of California?
North Highlands's median sale price of $415,000 is 53% lower than the California statewide median of $887,400, and 1% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in North Highlands?
Homes in North Highlands, CA spent a median of 10 days on market before going under contract, versus 33 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in North Highlands?
At the current 30-year fixed rate of 6.66%, 20% down on a $415,000 home is about $2,134 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $91,437 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $65,090.
Are home prices rising in North Highlands?
Redfin's last published year-over-year change for North Highlands, CA was +2.5%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in North Highlands?
North Highlands ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in North Highlands?
That depends on your timeline, not on a headline. What the data says today: North Highlands, CA is a seller's market with 2.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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