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Sarah Mitchell
Compass Real Estate · ZIP 95820
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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95820 ZIP Code Housing Market
The typical home in ZIP code 95820 is worth $404,452, fell 0.9% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published for this ZIP was $405,000, -3.5% year over year (through May 2026). With homes going under contract in about 14 days, 95820 is a balanced market. At today's 6.66% 30-year fixed rate, 20% down works out to about $2,079/mo in principal and interest.
Key numbers for ZIP code 95820
Typical home value
$404,452
-0.9% in 12 months
Zillow, July 2026
Typical asking rent
$2,189/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$405,000
-3.5% year over year
Redfin, through March 2026
Days on market
14
Fast-moving
Redfin, through March 2026
Active listings
55
Redfin, through March 2026
Sale-to-list ratio
100.2%
Selling above asking
Redfin, through March 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$78,436
Home costs 5.2x income
U.S. Census ACS, 2024
Zillow figures are as of July 2026 and 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.
Is the 95820 ZIP code a buyer's or seller's market?
ZIP code 95820 is a balanced market and homes selling in about 14 days. We classify markets from months of supply, sale-to-list ratio and days on market together — no single number decides it.
What are the latest 95820 housing market stats?
Redfin's final published month for this ZIP code. Redfin, through March 2026
| Metric | Value |
|---|---|
| Median sale price | $405,000 |
| Median list price | $418,000 |
| Year-over-year price change | -3.5% |
| Median price per sq ft | $375/sq ft |
| Median days on market | 14 days |
| Active inventory | 55 listings |
| Sale-to-list price ratio | 100.2% |
| Homes sold (that month) | 87 |
| Market condition | Balanced market |
Reading these: months of supply is how long it would take to sell every active listing at the current pace (under 4 months of supply tilts toward sellers, 4 to 5 months is the neutral band, and above 5 months tilts toward buyers — above 7 months is a glut.). Days on market is the median time from listing to accepted offer. Sale-to-list ratio above 100% means bidding over asking is normal here. Price per square foot lets you compare differently sized homes, but it should not be used to value your own.
How have 95820 home prices moved?
Over the three years through Redfin's final published month, the median sale price in 95820 fell 1.2%, from $410,000 to $405,000. The live Zillow value series has fell 0.9% in the last 12 months — the more current read now that the Redfin series has stopped. ZIP-level medians swing harder than citywide ones because far fewer homes sell in a month; read the shape of the line, not any single point.
Redfin, through March 2026 — the chart ends at Redfin's final published month.
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How does 95820 compare to Fruitridge Pocket, CA?
95820 sits about 0.6 miles from downtown Fruitridge Pocket, but we do not hold ZIP and citywide sale rows for the same period, so putting the two numbers side by side would be comparing different months. The Fruitridge Pocket, CA housing market page has the citywide figures, and the comparison tool puts any two markets against each other.
What does it cost to buy a home in 95820?
Priced off the typical home value of $404,452 at the current 6.66% 30-year fixed rate. Principal and interest only — property taxes, insurance, HOA dues and mortgage insurance are on top and vary too much by property for us to guess.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $80,890 | $323,562 | $2,079/mo |
| 5% | $20,223 | $384,230 | $2,469/mo |
Zillow, July 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
Lenders generally want housing costs under 28% of gross income, so the 20%-down payment of $2,079 implies roughly $89,113 a year before taxes and insurance. The median household in this ZIP earns $78,436, about $10,677 short of it — which is why down payment size, not price, usually decides who buys here. Price-to-income runs 5.2x. Typical asking rent here is $2,189/mo, a price-to-rent ratio of 15.4x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment.
Run it with your own numbers: affordability calculator · mortgage calculator · rent vs. buy calculator
Who lives in 95820?
American Community Survey estimates for this ZIP code tabulation area. U.S. Census ACS, 2024
Population
35,410
Households
13,511
Median income
$78,436/yr
Median age
37.2 years
Owner-occupied
58.8%
Median home value
$416,900
Median gross rent
$1,750/mo
Mean commute
25.78 min
58.8% of occupied homes in this ZIP are owner-occupied — the share that decides how much of the local housing stock ever reaches the for-sale market. Census median gross rent across all leases is $1,750/mo, below Zillow's $2,189/mo asking rent on new leases; the gap is roughly what a mover pays over a stayer.
Which public schools serve ZIP 95820?
10 schools tracked · 5,806 students
The largest public schools serving ZIP code 95820 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.
Hiram W. Johnson High
Grades 9-12 · 1,627 students
West Campus
Grades 9-12 · 881 students
SAVA - Sacramento Academic and Vocational Academy - SCUSD
Grades 7-12 · 701 students
St. HOPE Public School 7
Grades K-8 · 517 students
Oak Ridge Elementary
Grades K-6 · 432 students
Ethel Phillips Elementary
Grades K-6 · 430 students
Earl Warren Elementary
Grades K-6 · 417 students
Tahoe Elementary
Grades K-6 · 302 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Homes for sale in 95820
The last count we hold for 95820 is 55 active listings, with a median asking price of $418,000 (Redfin, through May 2026). Properties Incorporated is a data platform, not a listing portal — we publish what homes cost and how fast they move, and we point you at the portals for the inventory itself. Tell us what you are looking for and we will send the Fruitridge Pocket, CA listings that match instead.
95820 housing market FAQ
How much do homes cost in 95820?
The typical home in ZIP code 95820 is worth $404,452 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published for this ZIP was $405,000, about $375 per square foot (through May 2026).
Is 95820 a buyer's or seller's market?
ZIP code 95820 reads as a balanced market on the supply and pace-of-sale data we hold. Redfin's ZIP-level series stopped in June 2026, so this classification is frozen rather than live.
Is 95820 cheaper than Fruitridge Pocket, CA?
95820 sits in the Fruitridge Pocket, CA area, but we do not hold ZIP and citywide sale rows for the same period, so a direct price comparison would be mixing months. The Fruitridge Pocket, CA page shows the citywide figures we do have.
What income do you need to buy a home in 95820?
At the current 30-year fixed rate of 6.66%, 20% down on a $404,452 home is about $2,079 a month in principal and interest. Under the standard 28% front-end rule that implies roughly $89,113 in gross annual income, before property taxes, insurance, HOA dues or mortgage insurance. Census puts the median household income in this ZIP at $78,436.
Are home prices rising in 95820?
The typical home value in 95820 fell 0.9% over the last 12 months, from $408,249 to $404,452 (Zillow, July 2026). Zillow's index still refreshes monthly, so this is the current read.
What data do you publish for ZIP code 95820?
Zillow's Home Value Index and Observed Rent Index (monthly, current), Redfin's median sale price, days on market, inventory and months of supply (final period May 2026), U.S. Census ACS demographics, NCES public school records, and Freddie Mac's 30-year fixed rate via FRED for the affordability math. Every figure on this page carries its source and period. Properties Incorporated publishes market data; it does not list homes and does not give financial advice.
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