Sacramento · CA
North Natomas, Sacramento: Neighborhood Guide
North Natomas is former farmland north of I-80, built out since the mid-1990s, with newer homes close to the airport and downtown.
What is North Natomas?
North Natomas is the part of Natomas north of Interstate 80, in the northwest corner of the City of Sacramento. Natomas as a whole runs from the Sacramento County line south to Garden Highway and the American River, between the Sacramento River on the west and Steelhead Creek on the east. I-80 splits it into North and South Natomas.
North Natomas is made up of named subdivisions rather than one grid. They include Natomas Park, Natomas Crossing, Westlake, the Hamptons, Westshore, Regency Park, Heritage Park, Gateway West, Sundance Lake and Willowcreek.
Natomas homes carry the 95833, 95834 and 95835 ZIP codes. Sacramento International Airport sits within the wider Natomas area, several miles from the homes.
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How did North Natomas grow up?
North Natomas was farmland on the Sacramento River floodplain until the mid-1990s. Then it grew fast, with subdivisions, office parks and shopping centers. ARCO Arena, later Sleep Train Arena, was the Kings' home here before they moved downtown. It was torn down in 2022.
Flood risk then stopped the building. A FEMA moratorium on new construction took effect in the Natomas Basin on December 8, 2008, while the levees were rebuilt. CapRadio reported on March 31, 2015, that FEMA was lifting the restrictions now that the city had passed the halfway point of repairs to 42 miles of levees. Construction resumed that year for the first time in seven years.
Reclamation District 1000 describes an ongoing Army Corps of Engineers project meant to give the Natomas Basin at least 200-year flood protection, with some levee reaches scheduled for construction in 2025 and 2026.
What types of homes are in North Natomas?
North Natomas homes were almost all built since the mid-1990s, so the housing is newer than anywhere in the central city. Most are tract homes in named subdivisions, and the subdivision name often tells a buyer more about lot size and floor plans than the ZIP code does. Check whether a home sits inside an HOA, and what the dues cover, before you write.
North Natomas also holds the city's two gated 55+ communities. MetroList closed sales flagged as senior communities from April through September 2026 showed 17 sales at a median of $495,000 in Heritage Park and 5 sales at a median of $585,000 in Four Seasons at Westshore. Each has its own guide.
The flood zone shapes every purchase. Check the FEMA designation for the exact address and get a flood insurance quote before you write an offer, because the lender may require coverage.
How do you get around North Natomas?
North Natomas sits beside three highways. Interstate 5 runs along its west side toward the airport and downtown, Interstate 80 forms its southern edge, and the northern part of Highway 99 is close by.
Downtown is a straight drive south on I-5, across the American River. The airport is about 10.5 miles northwest of downtown, so flights out are a short trip from most North Natomas streets.
Which school district serves North Natomas?
Most of North Natomas is in Natomas Unified School District, and a small part is in Twin Rivers Unified School District. Confirm the assigned school with the district directly.
What draws buyers to North Natomas?
North Natomas Regional Park is the centerpiece. It has a water spray area, ball fields, playgrounds, picnic areas, two dog parks, walking and riding paths and a permanent farmers market structure. The ONE Natomas farmers market runs there on Saturdays from May to September.
Shopping is close. The Promenade at Sacramento Gateway and Natomas Marketplace are in Natomas. Open land stays nearby too, because the Natomas Basin Conservancy manages habitat preserves for 22 special-status species.
The trade-off is the flood question. Compared with Elk Grove, North Natomas has similar newer homes and sits much closer to the airport and downtown, with flood insurance as the cost to ask about.
What should sellers in North Natomas know?
North Natomas sellers compete with homes of similar age and floor plan nearby, so condition, updates and lot position decide the price. Have your flood zone and current flood insurance cost ready, because a buyer's first question is often what that coverage will cost them.
Surroundings is led by Maggie B. Hopkins, a real estate broker and a mortgage broker. Because she arranges loans, she can explain how a buyer's lender will treat flood insurance and HOA dues in the payment. See selling your home in Sacramento.
Only in Natomas
A place where farmland is part of the plan.
The Natomas Basin Habitat Conservation Plan covers 53,537 acres in Sacramento and Sutter counties. The Natomas Basin Conservancy manages preserve lands, including rice fields and managed marsh, for 22 plants and animals, among them the giant garter snake and Swainson's hawk.
The numbers: a full year of sales
Every neighborhood has a median, and in Sacramento the median only tells part of the story. Lot sizes vary. Eras mix. Custom homes sit beside tract homes. So even where the median is $490,000, there are one-of-a-kind homes that sell for far more, and the street, the lot and the details move the number.
Natomas splits into two price pictures, so here are both.
South Natomas and Gateway (ZIPs 95833 and 95834): Last year, 439 single-family homes sold (October 1, 2025 to September 30, 2026). The typical home was built in 2004, with 3 bedrooms and about 1,609 square feet, on a lot of about 4,726 square feet. Half of the sales landed between $440k and $550k, depending on lot size, condition, square footage and more, and the median was $490,000. Condos and townhomes aren't included.
North Natomas and Westlake (ZIP 95835): Last year, 410 single-family homes sold. The typical home was built in 2004, with 4 bedrooms and about 2,044 square feet, on a lot of about 5,160 square feet. Half of the sales landed between $515k and $650k, depending on lot size, condition, square footage and more, and the median was $580,000. Condos and townhomes aren't included.
This is what happened, not what will happen. Ask us for today's numbers.
Source: MetroList, single-family homes that closed October 1, 2025 to September 30, 2026. Any single-month figure elsewhere on this page is a separate, shorter snapshot.
Good to know before you look
Natomas is a historical floodplain. New building was paused from 2008 until a revised FEMA flood map took effect on June 16, 2015, after levee standards were raised. Flood zone, special assessments and HOA status vary by parcel. We look these up for each address.
Ready to talk about North Natomas?
If you are buying here, start with buying a home in Sacramento. If you are comparing nearby, read our guide to South Natomas, or the Sacramento neighborhoods guide. Then talk with Maggie about the house, the flood check and the loan together.
Frequently Asked Questions
Where is North Natomas?
North Natomas is the part of Natomas north of Interstate 80, in the northwest corner of the City of Sacramento.
When was North Natomas built?
North Natomas was farmland until the mid-1990s, when rapid residential, office and retail growth began.
Do I need flood insurance in North Natomas?
It depends on the address and the lender. Natomas is a historical Sacramento River floodplain, so check the FEMA flood zone and get an insurance quote for each home before you write an offer.
Why was there a building moratorium in Natomas?
FEMA halted new construction in the Natomas Basin on December 8, 2008, while the levees were rebuilt. FEMA lifted the restrictions in 2015 after the city passed the halfway point of repairs to 42 miles of levees.
What school district serves North Natomas?
Most of North Natomas is in Natomas Unified School District, and a small part is in Twin Rivers Unified School District. Confirm the assigned school with the district directly.
Are there 55+ communities in North Natomas?
Yes. Heritage Park and Four Seasons at Westshore are both gated 55+ communities in North Natomas, and each has its own guide on our site.
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