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Housing market/California/ZIP 95816

ACS 2023 · FY2027 SAFMR

ZIP 95816 Sacramento, California

Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
19,079
Households
11,085
Median HH income
$90,521
Renter share
70.1%
Median gross rent
$1,647
Vacancy
4.0%
Pop. change
+10.8%
2BR SAFMR
$2,630
SAFMR / rent
1.597×
2–49 unit stock
6,455
LIHTC proj / units
4 / 318
HUD assisted MF
2 / 142

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 95816 · CA — sent to you.

ZIP 95816 · CA

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ACS rent vs 2BR SAFMR

ZIP 95816 — Sacramento, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,647
2BR SAFMR$2,630
90% floor$2,367
110% ceiling$2,893

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 95816

  • 1-unit detached3,96534.3%
  • 1-unit attached3042.6%
  • 2–4 units2,62122.7%
  • 5–49 units3,83433.2%
  • 50+ units8147.0%
  • Mobile150.1%
TypeUnitsShare
1-unit detached3,96534.3%
1-unit attached3042.6%
2 units (duplex)5725.0%
3–4 units2,04917.7%
5–9 units1,75115.2%
10–19 units1,40412.2%
20–49 units6795.9%
50+ units8147.0%
Mobile150.1%

2–4 unit share 22.7% · 5–49 unit share 33.2% · combined 2–49 55.9%.

Units by bedrooms

Studio
1,040
1BR
4,378
2BR
3,418
3BR
1,700
4BR
791
5+
226

Rent burden

Rent ≥30% of income41.3%
Rent ≥50% of income18.4%
  • ACS median gross rent $1,647 (all bedrooms, occupied rentals).
  • Median contract rent $1,532.
  • Renters paying ≥30% of income 41.3%; ≥50% 18.4%.
  • FY2027 2BR SAFMR $2,630 (1.597× ACS median gross rent).

Population

19,079 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +10.8%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 4 projects, 318 units.
  • HUD project-based assisted MF: 2 properties, 142 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 1,799 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 95816 70.1% of occupied households are renters; vacancy is 4.0%; ACS median gross rent is $1,647; population increased +10.8% between the 2018 and 2023 ACS vintages; the housing stock includes 2,621 units in 2–4-unit structures and 3,834 units in 5–49-unit structures; 4 LIHTC projects totaling 318 units; FY2027 2BR SAFMR is $2,630 versus ACS median gross rent of $1,647. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

California research

ZIP 95816 is a Census / HUD profile for Sacramento--Roseville--Arden-Arcade, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 95816 — Sacramento, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
95603Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area32.9%$1,451$1,87095604Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area100.0%—$2,52095608Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area48.1%$1,549$2,14095609Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area——$2,17095610Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area47.7%$1,764$2,34095611Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area——$2,17095613Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area——$2,09095614Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area7.1%$2,665$3,14095619Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area39.5%$1,678$2,19095621Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area31.4%$1,776$2,21095623Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area16.0%$1,387$1,98095624Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area23.1%$1,960$2,430

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 95816?

ZIP 95816 (Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area) has 19,079 residents, 11,085 households, a renter share of 70.1%, median household income of $90,521, and ACS 2023 median gross rent of $1,647. Vacancy is 4.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 95816?

ACS counts 572 units in 2-unit buildings, 2,049 in 3–4 unit buildings, 1,751 in 5–9, 1,404 in 10–19, and 679 in 20–49. Combined 2–49 unit stock is 6,455 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 95816?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,630. See the full schedule and 90–110% payment-standard band on the ZIP 95816 — Sacramento, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 95816 is Census / HUD research for Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.