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Moving to Sacramento: The Relocation Guide
Neighborhoods, prices, commutes and a plan for buying before you arrive.
Who This Guide Is For
This guide is for anyone moving to Sacramento from the Bay Area, another part of California or another state. It sorts nine towns by commute and price, shows what a Bay Area budget buys here, and walks through buying from out of town without guessing.
It comes from the team at Surroundings. Maggie B. Hopkins, a real estate broker and mortgage broker, leads the brokerage and handles the financing. Rachel Dee Minyard, REALTOR® & Creative Director, works with her own relocation buyers from neighborhoods and touring through the offer. The two work together, so the search and the loan move on one plan.
For more depth, our Sacramento relocation hub covers Prop 19, culture, health care and getting around.
Nine Towns by Commute
Start with where you will spend your days, then look at the map.
- Sacramento: downtown, Midtown, Land Park, East Sacramento, Natomas and more. A state order putting most state workers in the office four days a week took effect July 1, 2026, so living close to downtown saves more drive time than it did a year earlier. Natomas sits closest to Sacramento International Airport, about 10.5 miles northwest of downtown.
- Elk Grove: south of the city on Interstate 5 and Highway 99. The Census Bureau's 2020-2024 survey put the average Elk Grove commute at 30.8 minutes. Light rail stops at Cosumnes River College, immediately north of the city.
- Carmichael: east of the city along the American River. The 2024 American Community Survey put the average commute at 27.1 minutes.
- Fair Oaks: on the north bank of the American River. Sunrise Boulevard and Hazel Avenue reach U.S. 50, and Madison Avenue reaches Interstate 80. The Census survey puts the average commute at 29.7 minutes.
- Roseville: Interstate 80 and Highway 65 both run through it. Amtrak's Capitol Corridor stops downtown, and Placer County Transit links to the Watt/I-80 light rail station.
- Rocklin: where Interstate 80 and Highway 65 meet, with its own Capitol Corridor stop.
- Lincoln: north on Highway 65, which runs south to Roseville and is the main way out.
- El Dorado Hills: on Highway 50 at the county line. Local guides put the drive downtown at about 30 to 40 minutes, longer at rush hour. El Dorado Transit's 50 Express connects to light rail in Folsom.
- Davis: about 11 miles west of downtown Sacramento on Interstate 80, across the Yolo Causeway, with a Capitol Corridor stop toward the Bay Area.
Drive times change by the hour. Tell us the address you will travel to and the days you will go, and we will check the route at the hour you would make it.
Nine Towns by Budget
Prices below come from the city pages on this site, each with its own source and date. Sources differ, so treat these as a rough ladder, not a ranking.
- Sacramento County: 1,032 closed sales at a median of $545,000 in September 2026, per MetroList.
- Elk Grove: ZIP 95758 had the least expensive median in the city, about $575,000, for the three months ending September 2026, per Redfin.
- Lincoln: a $627,500 median in ZIP 95648 in September 2026, per MetroList.
- Roseville: a $629,606 median across 165 sales in September 2026, per MetroList.
- Fair Oaks: a $632,500 median in ZIP 95628 in September 2026, per MetroList.
- Rocklin: a $690,950 six-month median across 428 closings, per Resideline data updated October 3, 2026.
- Davis: an $820,000 six-month median across 281 sales, per Resideline as of October 3, 2026.
- El Dorado Hills: a $900,000 median across 455 closings in the six months to October 2026, per Resideline.
Carmichael's sales are reported with Arden-Arcade, so ask us for the current figures there. Newer neighborhoods in Elk Grove, Roseville, Rocklin, Lincoln, Folsom and El Dorado Hills often carry HOA dues or Mello-Roos special taxes, which add to the monthly cost. Our property tax calculator and mortgage calculator help you compare.
What a Bay Area Budget Buys Here
The California Association of REALTORS® (C.A.R.) reported these median sold prices for existing single-family homes in August 2026:
| County | Median sold price, August 2026 |
|---|---|
| San Mateo County | $2,250,000 |
| Santa Clara County | $1,900,000 |
| San Francisco | $1,875,000 |
| Alameda County | $1,285,000 |
| Contra Costa County | $875,000 |
| Placer County | $692,500 |
| El Dorado County | $690,000 |
| Yolo County | $648,000 |
| Sacramento County | $549,000 |
The Sacramento County median was less than a third of San Francisco's that month. That is the gap between two medians, not a check anyone receives. What you keep from a sale depends on your loan payoff, selling costs and taxes. The same budget here can mean a single-story layout, more land, a newer build, a smaller loan, or money left in reserve.
If you are 55 or older and selling a California home, Prop 19 may let you bring your property tax base with you. The two-year window matters, which is one reason to plan the sale and the purchase together. Read moving from the Bay Area to Sacramento for the full picture.
Buying From Out of Town, Step by Step
- A first call. We talk by phone or video about where you will spend your days, the home you want and your budget.
- Get pre-approved. Maggie shops your loan across a network of approved lenders, so you see real options before you look. Get a quote from us and compare it. You are free to bring your own lender.
- A short list of towns and streets. Rachel narrows the region to the neighborhoods that fit your commute, budget and list of must-haves.
- Tour on live video. When you cannot be here, we walk homes for you on live video and send what we notice that the photos do not show.
- Plan one visit. When you can come, we pack the trip with the homes and streets that made the list.
- Write the offer and open escrow. Your deposit goes to a neutral escrow company. Before you wire any money, call your escrow officer at a number you already know.
- Inspect and review disclosures. We send inspection findings to you in writing.
- Sign and close. Signing can be arranged with a notary near you.
Our home buying process explains each step in more depth.
Renting First or Buying Right Away
Renting first lets you drive the commute, learn the neighborhoods and feel a Sacramento summer before you commit. The cost is moving twice and paying rent while you look. The Census Bureau's surveys put median gross rent at $2,262 a month in Elk Grove for 2020 to 2024, and $1,802 in Carmichael for 2024. Some people rent a furnished short-term place for a few weeks or months as a trial run before buying.
Buying right away means one move and no rent, and it works best when you already know where you will spend your days. With video tours and a clear short list, many buyers choose without living here first.
One timing trap. If you are 55 or older, selling a California home and planning to use Prop 19, the new home has to be bought within two years of the sale. Renting longer than that can cost you the tax transfer. Plan the dates before you list.
Your Next Step
Start with a conversation, not a listing. Book a relocation call or call or text Maggie at (916) 549-3131, about the search or the loan. Tell us where you are moving from, where you will spend your days and the budget you have in mind, and we will send back a short list of towns and a plan for the loan.
Maggie B. Hopkins, CA DRE #01750680, NMLS #349517. Surroundings NMLS #2528307. Prices are medians from the sources and dates named, not a quote on any home. This guide is general information and is not legal, tax, or lending advice. Nothing here is a commitment to lend.
Frequently Asked Questions
How much less do homes cost in Sacramento than in the Bay Area?
In August 2026, C.A.R. put the median sold price of an existing single-family home at $549,000 in Sacramento County, against $1,875,000 in San Francisco and $1,285,000 in Alameda County. Medians are context, not a quote on any one home.
Which towns near Sacramento have a train to the Bay Area?
Amtrak's Capitol Corridor stops in Auburn, Rocklin, Roseville, Sacramento and Davis on this end, and runs to Oakland and San Jose.
Can I buy a home in Sacramento without visiting first?
Yes. We tour homes on live video, send inspection findings in writing and arrange signing with a notary near you. We still suggest one visit once the short list is set, if you can.
Should I rent first or buy right away?
Renting first lets you learn the area but means moving twice. Buying right away saves a move and works best when you know your commute. If you are using Prop 19, buy within two years of selling your California home.
Who helps with what on your team?
Maggie B. Hopkins, a real estate broker and mortgage broker, leads the brokerage and handles the financing. Rachel Dee Minyard, REALTOR® and Creative Director, works with her own relocation buyers from neighborhoods and touring through the offer, and the two work together on one plan.
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