Relocating to Sacramento · Cost of living
Sacramento Cost of Living vs the Bay Area
Compare Sacramento and the Bay Area with dated federal price indexes, August 2026 home prices, electric bills and California's property tax rules.
Written by Maggie B. Hopkins, Broker-Owner · Real Estate & Mortgage Broker at Surroundings. Facts checked October 2026.
How Much Cheaper Is Sacramento Than the Bay Area?
Overall, it is somewhat cheaper. For housing, it is far cheaper. The U.S. Bureau of Economic Analysis publishes Regional Price Parities, a federal index where 100 equals the national average price level. Its 2024 figures for all goods and services are:
- San Francisco-Oakland-Hayward metro: 115.6
- San Jose-Sunnyvale-Santa Clara metro: 110.4
- Sacramento-Roseville metro: 106.7
By that measure, overall prices in the Sacramento metro ran about 8% below the San Francisco metro in 2024.
Where Is the Biggest Difference?
Housing shows the biggest difference. BEA's 2024 housing index, which tracks rents, was 194.7 for the San Francisco metro and 211.9 for the San Jose metro. The Sacramento metro was 130.2.
Purchase prices tell the same story. The California Association of REALTORS® (C.A.R.) reported these August 2026 median sold prices for existing single-family homes:
- San Francisco Bay Area region: $1,272,000
- Placer County: $692,500
- El Dorado County: $690,000
- Yolo County: $648,000
- Sacramento County: $549,000
In dollars, the Bay Area region's median was $723,000 above Sacramento County's that month. That is the gap between two medians, not a price on any home, and your own numbers depend on the home you sell and the one you buy. The mortgage calculator lets you try your own price.
Do Prices Differ Inside the Sacramento Region?
Yes, and the spread is wide enough to change a plan. In August 2026 the C.A.R. median for Placer County was $143,500 above Sacramento County's, and El Dorado and Yolo sat between the two. Inside each county, a downtown bungalow, a new home on the suburban edge and a foothill property with acreage can all land near the same price.
That is why we compare places by what you want the home to do, not by a county name. The county guides for Yolo County and El Dorado County show what each one is known for.
Are Electric Bills Lower in Sacramento?
In much of Sacramento County, yes. The Sacramento Municipal Utility District (SMUD) is a community-owned utility serving Sacramento County and parts of Placer County. SMUD's own comparison, as of June 1, 2026, puts a 750 kWh monthly residential bill at $149 with SMUD and $290 with PG&E.
That is SMUD's comparison, at one usage level, so your bill will differ. Electric service also depends on the address. Outside SMUD's territory, ask which utility serves a home before you compare costs. Ask us to check it for any home on your list.
Is Property Tax Different in Sacramento?
The rules are the same statewide, and the bill follows the price. The State Board of Equalization explains that under Proposition 13 the tax rate is 1 percent of the assessed amount plus voter-approved bonds. A home is reassessed when it changes hands, and yearly increases are limited to no more than 2 percent after that.
So a lower purchase price here usually means a lower base tax bill than the same home would carry in the Bay Area. Two things change the math:
- Special taxes in newer neighborhoods. Many newer communities carry Community Facilities District taxes, also called Mello-Roos. The City of Roseville lists the districts that apply to parts of the city. Check each address.
- Prop 19. Homeowners 55 or older, or with a severe disability, may be able to bring a Bay Area tax base with them. See the Prop 19 guide and the property tax calculator.
What Costs Should You Not Assume Are Lower?
Some costs stay the same or depend on the house, not the region.
- State income tax. You stay in California, so the state income tax is the same on either side of the move.
- Homeowners insurance. It is priced by the address, and wildfire risk is part of that price. Get a quote before you write an offer.
- Driving. If you keep a Bay Area job, add the cost of the trip back. Our Bay Area commute guide covers the train and the freeway.
Every number on this page has a date. Prices move, and we would rather show you a dated fact than a round claim.
How Do We Help You Run Your Own Numbers?
Your budget is personal, and a median can't tell you what your move costs. Maggie B. Hopkins, a Mortgage and Real Estate Broker, runs the numbers on both homes with you: what the Bay Area sale may leave you, and what a payment looks like here across a network of approved lenders. Rachel Dee Minyard, our REALTOR® and Creative Director, matches that budget to real neighborhoods and homes.
For a loan quote to run against your budget, or to talk neighborhoods and homes, call or text Maggie at (916) 549-3131 or book a relocation consultation. Get the free Moving to Sacramento guide, compare Sacramento County and Placer County, or read about relocating to El Dorado Hills.
Frequently Asked Questions
Is Sacramento cheaper than the Bay Area?
Yes, most of all for housing. BEA's 2024 housing index was 130.2 for the Sacramento metro, 194.7 for San Francisco and 211.9 for San Jose. For all goods and services, Sacramento was 106.7 and San Francisco 115.6.
What is the median home price in Sacramento compared with the Bay Area?
In August 2026, C.A.R. reported a median sold price for existing single-family homes of $549,000 in Sacramento County and $1,272,000 across the Bay Area region.
Is SMUD cheaper than PG&E?
SMUD's own comparison, as of June 1, 2026, puts a 750 kWh residential bill at $149 with SMUD and $290 with PG&E. SMUD serves Sacramento County and parts of Placer County.
Are property taxes lower in Sacramento?
The rules are the same statewide: 1 percent plus voter-approved bonds, with yearly increases capped at 2 percent until the home sells. A lower purchase price usually means a lower base bill, but newer areas may add Mello-Roos taxes.
Will my state income tax change if I move from the Bay Area?
No. Both are in California, so the state income tax is the same. Talk with a tax professional about anything specific to your move.
Who can help me compare my own costs?
Maggie B. Hopkins runs the numbers on the sale and the loan, and Rachel Dee Minyard matches them to neighborhoods and homes. Call or text Maggie at (916) 549-3131.
More relocation guides
Moving from the Bay Area
See Bay Area and Sacramento prices side by side. Then plan the equity, the routes back and the sale there with the purchase here.
Read the guide →Moving from San Francisco
San Francisco's August 2026 median was more than three times Sacramento County's. See how many make the move, the train and BART route back, and how Maggie and Rachel plan it with you.
Read the guide →Moving from San Jose and Silicon Valley
Santa Clara County leads Bay Area moves to the Sacramento region. See where South Bay movers buy, what housing costs here and the train to San Jose Diridon.
Read the guide →Moving from the East Bay
Alameda County sends more people to Sacramento County than any other Bay Area county. See where East Bay movers settle, prices and three routes back.
Read the guide →Moving from Los Angeles and Southern California
Los Angeles County sends Sacramento County more people than it takes back in IRS data. See what the migration data really shows, prices county by county and the trip back south.
Read the guide →Moving from Nevada
Nevada is the top out-of-state source of newcomers to the Sacramento region. See what the data shows, the California rules that surprise movers and the route over the Sierra.
Read the guide →Best places for a Bay Area commute
Keeping a Bay Area job? See which towns sit on the Capitol Corridor and I-80, the Delta route, and what the data shows about how often newcomers still commute.
Read the guide →Buying a home before you move
See how video tours, the loan, the offer and closing work from out of town. Maggie lines up the loan. Rachel shows you the homes and neighborhoods.
Read the guide →Property tax and Prop 19
Learn how a California base-year transfer works and who the law makes eligible. The deadlines decide whether it works for you.
Read the guide →Downsizing and single-level living
Sell a long-held home and move to one level. This guide covers single-story options, 55+ communities and timing.
Read the guide →Culture, food and wine
Sacramento pairs Farm-to-Fork dining with Broadway and repertory theatre. Museums, five wine regions and golf sit close by.
Read the guide →Healthcare and getting around
Meet the region's four health systems. Then see how the airport, the trains and the river trails connect it all.
Read the guide →
Sources
- U.S. Bureau of Economic Analysis, Regional Price Parities by state and metro area, 2024 data.
- FRED (BEA data), Regional Price Parities for Sacramento-Roseville-Arden-Arcade: all items and housing, 2024 data.
- FRED (BEA data), Regional Price Parities for San Francisco-Oakland-Hayward: all items and housing, 2024 data.
- FRED (BEA data), Regional Price Parities for San Jose-Sunnyvale-Santa Clara: all items and housing, 2024 data.
- California Association of REALTORS®, August 2026 home sales and price report (released September 16, 2026), August 2026 data.
- SMUD, how our rates compare (750 kWh residential bill), as of June 1, 2026.
- Wikipedia, Sacramento Municipal Utility District (service area), checked October 2026.
- California State Board of Equalization, Publication 29, California Property Tax: An Overview, checked October 2026.
- City of Roseville, special taxes and assessments (Community Facilities Districts), checked October 2026.
- California State Board of Equalization, Proposition 19, checked October 2026.
Price indexes and medians describe whole metro areas and counties for the dates shown. They are context, not a quote on any home, bill or tax. Electric bills depend on usage, plan and which utility serves the address.
This page describes our general process and is not legal, tax, or lending advice.
Loans are arranged by Maggie B. Hopkins, NMLS #349517, at Surroundings, NMLS #2528307. All loans are subject to credit approval and underwriting, and this page is not a commitment to lend.
Relocating to Sacramento: keep exploring
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