Citrus Heights, CA — Momentum Score, Home Values & Best-For

All states·California·Citrus Heights

Sacramento County · Sacramento-Roseville-Folsom · population 86,909

Citrus Heights, CA
Image: Wikipedia · Citrus Heights, California
OverviewCost of livingMoving guide
View watchlist →
52
Stable
Momentum score · 0–100

Where Citrus Heights stands

Steady, no major recent move.

Median home $476,852
1-year -1.7%
5-yr CAGR +2.5%
vs 5-yr peak -5.9%
Population -0.2%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-06$477k$252k$344k$436k$527k201620182020202220242026

Lifestyle scores

🚶
Walkability
64/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
68/100
Strong remote-work fit
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,855/mo$1,434$1,700$1,966202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent113122100120202220242026

Rent vs buy

Price-to-rent ratio: 21.4
Lean rent

At a 21.4 price-to-rent ratio, the math is starting to lean toward renting in Citrus Heights. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
42 · w22%
Home 5-yr CAGR
50 · w22%
Distance from peak
57 · w18%
Population growth
42 · w16%
Rent YoY
64 · w12%
Home 10-yr CAGR
66 · w10%
Long thesis

Citrus Heights has held up across the cycle: home values at $476,852 with +2.5% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Citrus Heights is a West Coast market off recent highs, and the regional fundamentals (taxes, regulation, out-migration) are still working against it. The bear case isn't that prices go to zero — it's that they don't recover meaningfully for years.

About Citrus Heights

Citrus Heights is a city in Sacramento County, California, with an estimated population of 86,909. It anchors the Sacramento-Roseville-Folsom metro area. The median home value in Citrus Heights is $476,852 as of 2026-04, down 1.7% over the last 12 months. Over the last five years, home values have averaged +2.5% annual growth (-5.9% from the 5-year peak). Rents in Citrus Heights average $1,855 per month, roughly flat year-over-year (+2.9%). The composite momentum score is 52 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

○The data is the data: Citrus Heights has at least 5 years of Zillow tracking, full Census identification, and is included in the 1-criteria momentum score on this page.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Citrus Heights (Wikipedia)

Citrus Heights is a city in Sacramento County, California, United States. As of the 2020 census, Citrus Heights had a population of 87,583, up from 83,301 at the 2010 U.S. census.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorMariJane Lopez-TaffCite web
Area14.22 sq mi
Elevation167 ft
EstablishedJanuary 1, 1997Cite web
Density6160.88/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Sacramento County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Sacramento County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of Citrus Heights

10 tracked · ranked by median home value
1Chase$525,068-0.8%
2Sunrise Oaks$518,643-1.8%
3Birdcage Heights$503,172-2.4%
4Sunrise Ranch$500,307-1.3%
5Sylvan Old Auburn Road$492,451-1.4%
6CHANT$487,876-1.4%
7Park Oaks$472,517-2.1%
8Northwest$454,787-1.7%
9Rusch Park$445,127-2.4%
10Arcade Creek$343,600-4.9%

Cities like Citrus Heights

Redding, CA56 · StableDavis, CA50 · StableVacaville, CA50 · StablePetaluma, CA51 · Stable

Run the numbers for Citrus Heights

ToolCan I afford Citrus Heights?Income → city shortlistToolROI on a Citrus Heights rentalCap rate, cash-on-cash, DSCRToolCompare Citrus Heights to anywhereSide-by-side up to 3 citiesToolCitrus Heights cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Sacramento-Roseville-Folsom area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Citrus Heights listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

Cities similar to Citrus Heights

Explore other places with comparable momentum or affordability.

See all California cities →    Browse best-of lists →