Housing data for North Highlands, CA
North Highlands, CA has an estimated 47,957 residents and 16,876 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Sacramento County.
48.9% of households rent.
The median gross rent is $1,636 a month.
Figures last updated on .
- Residents
- 47,957 (±2,791)
- Housing units
- 16,876 (±718)
- Households that rent
- 48.9%
- Median gross rent
- $1,636
- Residents since 2015–2019
- +0.6%
What stands out in North Highlands
Median real estate taxes: $2,021 (±$259) in North Highlands, lower than in Sacramento County ($3,921).
Median home value: $367,600 (±$8,885) in North Highlands, lower than in Sacramento County ($534,200).
Homes built before 1980: 70.5% (±4.9 points) in North Highlands, higher than in Sacramento County (48.3%).
Median household income: $65,495 (±$4,671) in North Highlands, lower than in Sacramento County ($92,175).
- Property taxes in North Highlands
- Home values in North Highlands
- Age of homes in North Highlands
- Income and affordability in North Highlands
Housing in North Highlands at a glance
- Median rent: $1,636 median gross rent a month
- Rent by bedrooms: $1,617 median gross rent, 2 bedrooms
- Rent burden: 64.5% of renters pay 30% or more of income
- Renters and owners: 48.9% of households rent
- Income and affordability: $65,495 median household income
- Home values: $367,600 median home value
- Homeowner costs: $1,903 median monthly cost with a mortgage
- Property taxes: $2,021 median real estate taxes a year
- Types of homes: 18.6% of homes are in buildings of 5 or more units
- Bedrooms: 57.3% of homes have 3 or more bedrooms
- Age of homes: 70.5% of homes were built before 1980
- Vacancy rate: 5.6% rental vacancy rate
- Heating fuel: 54.0% heat with utility gas
- Commute and cars: 30.7 minutes average trip to work
- Growth: +0.6% residents since 2015–2019
- How long people stay: 24.1% moved in since 2020
- Crowding and facilities: 11.5% of homes have more than 1 person per room
- Fair Market Rent: $2,040 Small Area FMR, 2 bedrooms (ZIP 95660)
North Highlands against Sacramento County, its state and the nation
| North Highlands | Sacramento County | California | United States | |
|---|---|---|---|---|
| Residents | 47,957 (±2,791) | 1,594,006 (exact) | 39,287,377 (exact) | 334,922,499 |
| Housing units | 16,876 (±718) | 598,385 (±452) | 14,644,735 (±1,665) | 143,775,355 |
| Households that rent | 48.9% (±3.9 points) | 41.0% (±0.6 points) | 44.1% (±0.2 points) | 34.8% |
| Median gross rent | $1,636 (±$59) | $1,790 (±$12) | $2,036 (±$5) | $1,413 |
| Median household income | $65,495 (±$4,671) | $92,175 (±$1,010) | $99,122 (±$310) | $80,734 |
| Median home value | $367,600 (±$8,885) | $534,200 (±$3,984) | $734,700 (±$1,307) | $332,700 |
| Median real estate taxes (a year) | $2,021 (±$259) | $3,921 (±$42) | $5,124 (±$17) | $3,119 |
| Built before 1980 | 70.5% (±4.9 points) | 48.3% (±0.6 points) | 56.0% (±0.2 points) | 49.7% |
| Average commute | 30.7 minutes (±2.4) | 27.3 minutes (±0.3) | 28.7 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 92.0% (±2.2 points) | 94.0% (±0.3 points) | 93.5% (±0.1 points) | 91.0% |
| Median age of residents | 34.2 years (±1.4) | 37.5 years (±0.2) | 37.9 years (±0.1) | 38.9 years |
North Highlands covers 8.8 square miles of land, about 5,445 residents per square mile (Census Bureau Gazetteer).
How North Highlands has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 47,661 (±1,652) | 47,957 (±2,791) | +0.6% | Not a measurable change |
| Housing units | 15,998 (±311) | 16,876 (±718) | +5.5% | Measurable increase |
| Median gross rent | $1,120 (±$33) | $1,636 (±$59) | +46.1% | Up after inflation |
| Median home value | $217,500 (±$7,288) | $367,600 (±$8,885) | +69.0% | Up after inflation |
| Median household income | $45,488 (±$2,512) | $65,495 (±$4,671) | +44.0% | Up after inflation |
| Median owner cost with a mortgage | $1,385 (±$47) | $1,903 (±$66) | +37.4% | Up after inflation |
| Median real estate taxes | $1,477 (±$75) | $2,021 (±$259) | +36.8% | No measurable change after inflation |
| Households that rent | 54.9% (±2.8 points) | 48.9% (±3.9 points) | −6.0 percentage points | Measurable decrease |
| Rental vacancy rate | 2.4% (±1.5 points) | 5.6% (±2.2 points) | +3.2 percentage points | Measurable increase |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Sacramento County
North Highlands has no police department of its own in the FBI’s figures, so this is the figure for Sacramento County as a whole.
In 2025, the police departments that report for Sacramento County recorded 497 violent and 1,698 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in North Highlands
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 95660 | 94% | 35,451 | $1,689 | $356,200 | $68,235 |
| 95841 | 55% | 20,500 | $1,669 | $424,500 | $61,054 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near North Highlands
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| McClellan Park | 1.7 mi | $1,888 | — | 100.0% |
| Foothill Farms | 1.7 mi | $1,695 | $414,000 | 47.6% |
| Antelope | 3.1 mi | $2,189 | $489,800 | 29.8% |
| Carmichael | 3.8 mi | $1,702 | $579,500 | 47.8% |
| Rio Linda | 3.9 mi | $1,839 | $458,300 | 27.1% |
| Citrus Heights | 4.8 mi | $1,827 | $454,600 | 39.3% |
| Arden-Arcade | 4.9 mi | $1,588 | $560,200 | 53.8% |
| Elverta | 5.1 mi | $1,551 | $453,100 | 18.7% |
Places in California most like North Highlands
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Foothill Farms | $1,695 | $414,000 | $68,260 | 47.6% |
| San Bernardino | $1,508 | $422,300 | $67,415 | 50.0% |
| Lompoc | $1,589 | $472,900 | $72,004 | 51.0% |
| Willowbrook | $1,570 | $559,200 | $62,582 | 57.2% |
| Montclair | $1,889 | $569,100 | $77,659 | 45.2% |
| Pomona | $1,810 | $593,800 | $79,479 | 46.0% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across California.
HUD Fair Market Rent for North Highlands, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,742 | $1,793 | $2,201 | $2,887 | $3,329 |
HUD also publishes a Small Area Fair Market Rent for each ZIP code in the area; the Fair Market Rent page for this place lists its ZIP codes.
HUD income limits for North Highlands, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $27,600 | $46,000 | $73,600 |
| 2 people | $31,550 | $52,600 | $84,100 |
| 3 people | $35,500 | $59,150 | $94,600 |
| 4 people | $39,400 | $65,700 | $105,100 |
| 5 people | $42,600 | $71,000 | $113,550 |
| 6 people | $45,750 | $76,250 | $121,950 |
| 7 people | $50,040 | $81,500 | $130,350 |
| 8 people | $55,720 | $86,750 | $138,750 |
These are the limits HUD sets for its housing programs in the Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area, where HUD’s median family income for fiscal year 2026 is $124,000.
A program can use its own limits; tax-credit and local programs often do.
North Highlands is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about North Highlands
What is the average rent in North Highlands, CA?
The Census Bureau publishes the median rather than the average: the median gross rent in North Highlands is $1,636 (±$59) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in North Highlands?
The median gross rent for a one-bedroom home in North Highlands, CA is $1,350 (±$137) a month (2020–2024 American Community Survey).
Are renters in North Highlands rent-burdened?
64.5% of renting households in North Highlands pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in North Highlands?
North Highlands has an estimated 7,776 (±745) renting households, 48.9% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in North Highlands?
The median household income in North Highlands is $65,495 (±$4,671) a year (2020–2024 American Community Survey).
What is the average home value in North Highlands, CA?
The Census Bureau publishes the median: $367,600 (±$8,885) for owner-occupied homes in North Highlands (2020–2024 American Community Survey).
Is North Highlands growing?
In North Highlands, the number of residents went from 47,661 in 2015–2019 to 47,957 in 2020–2024 (+0.6%), not a measurable change.
What ZIP codes are in North Highlands?
The ZIP codes that cover North Highlands are 95660, 95841.
What is the median rent in ZIP code 95660?
The median gross rent in ZIP Code Tabulation Area 95660 is $1,689 (±$69) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — North Highlands CDP, California
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — North Highlands CDP, California
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — North Highlands CDP, California
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — North Highlands CDP, California
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — North Highlands CDP, California
- Total Population (B01003), 2015–2019 ACS 5-year estimates — North Highlands CDP, California
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — North Highlands CDP, California
- HUD Fair Market Rents, fiscal year 2027: Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area
- HUD Small Area Fair Market Rents, fiscal year 2027
- HUD Income Limits, fiscal year 2026: Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for North Highlands CDP, California (place:51924, in state:06).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .