Natomas Real Estate Agent | North & South Natomas

Quick answer

DJ's Brokerage helps people buy and sell homes in North and South Natomas (ZIPs 95833, 95834 and 95835). Natomas is in the City of Sacramento, so the $3.85 per $1,000 transfer tax applies. Most of the basin is FEMA Zone A99, so buyers with federally backed loans still need flood insurance. Call (916) 613-0107.

Updated October 2026

Natomas at a glance

Natomas facts buyers and sellers ask about

City	City of Sacramento
ZIP codes	95833, 95834, 95835
Flood zone	FEMA Zone A99 (high risk, levee work in progress)
Transfer tax	$3.85 per $1,000 ($1,925 on a $500,000 sale)
Schools	Mostly Natomas Unified; Twin Rivers Unified in parts
Freeways	I-5, I-80 and the north end of Highway 99
Recent closing	5812 Harveston Way, 95835: $670,000 (Aug 2025)

Call (916) 613-0107

What is the difference between North and South Natomas?

Interstate 80 splits them. South Natomas was mostly built from the 1950s through the 1980s. North Natomas grew fast from the mid-1990s on.¹

That age gap matters when you price a home. A 1970s home in South Natomas should be compared to other homes of that age, not to a 2005 build north of I-80. We price your home against close matches on your side of the freeway.

Do Natomas homes need flood insurance?

Often, yes. This is the biggest local issue in Natomas real estate.

What happened in 2008?

In December 2008, FEMA remapped the Natomas basin to Zone AE. New homes had to be built 10 to 20 feet up, which stopped most building.²

Where do things stand now?

On June 16, 2015, a new A99 map took effect and building permits started again.³ Natomas is still a high-risk A99 zone because the levee work isn't finished. If you buy with a federally backed loan, you still need flood insurance. The goal is 100-year flood protection first, then 200-year.²

What this means for you

If you're buying, get a flood insurance quote before you make an offer and count it in your monthly payment. If you're selling, have your current flood policy ready to share. Buyers who see the real cost up front are less likely to back out.

Does Natomas have Mello-Roos?

Parts of it do. The City of Sacramento has Natomas Community Facilities Districts, including North Natomas CFD No. 4 and Natomas Central.⁴ Check the property tax bill for the exact special tax. Deborah's mortgage background helps here: she can show you the full monthly payment with taxes, insurance and flood insurance included.

What is the transfer tax in Natomas?

Natomas is inside the City of Sacramento, so the city transfer tax applies. Inside Sacramento city limits, the transfer tax is $3.85 for every $1,000 of the sale price. That is the county's $1.10 plus the city's $2.75. On a $500,000 sale, that comes to $1,925. Buyer and seller can agree who pays it in escrow. If it is not paid in escrow, the city looks to the buyer.⁵

Why do commuters like Natomas?

Sacramento International Airport is about 10.5 miles northwest of downtown, and Natomas is the part of the city closest to it.⁶ I-5, I-80 and the north end of Highway 99 all run through the area.¹ If you sell here, we lead with the commute. Most of Natomas is served by Natomas Unified, with Twin Rivers Unified in parts.¹

Our work in Natomas

DJ's Brokerage closed a sale at 5812 Harveston Way in North Natomas (95835) on August 4, 2025, for $670,000, according to Deborah's MetroList profile. See our listings and recent closings.

How we help in Natomas

Selling your Natomas home

Price from same-era homes on your side of I-80, with flood policy and tax bill ready for buyers.

Buying a home in Natomas

A flood insurance quote and full monthly payment before you offer, so there are no surprises in escrow.

Investing in Natomas rentals

Rental numbers with flood insurance and special taxes counted.

Who buys and sells in Natomas?

Commuters who want quick freeway and airport access
First-time buyers looking at newer homes
Families who want parks close by
Investors looking for rentals near jobs

Whichever group you are in, the first step is the same: a free price range or a quick call about your budget.

Nearby areas we serve

We also help buyers and sellers in Sacramento, Meadowview, Elk Grove and Valley Hi.

Ready to talk? Call Deborah Jackson, CA DRE #01418093, at (916) 613-0107.

Sources

Facts checked October 2026. Tax rates and flood maps can change, so confirm with the source before you rely on them.

Related to: Natomas realtor, North Natomas homes for sale, South Natomas real estate, Natomas flood insurance, 95834 real estate, 95835 homes, 95833 real estate agent

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FAQ

Natomas real estate questions

How much is my Natomas home worth?

Deborah compares your home to recent sales of similar homes on your side of I-80, built around the same time. Call (916) 613-0107 or send your address for a free price range.

Do I need flood insurance in Natomas?

Most likely. Natomas is FEMA Zone A99, a high-risk zone, because levee work is not finished. If you buy with a federally backed mortgage, flood insurance is required.

Why did building stop in Natomas?

In December 2008 FEMA remapped the basin to Zone AE, which required new homes to be built 10 to 20 feet up. Permits resumed on June 16, 2015 under the A99 map.

Is Natomas in the City of Sacramento?

Yes. North and South Natomas are in the City of Sacramento, so city rules and the city transfer tax apply.

What school districts serve Natomas?

Most of Natomas is in Natomas Unified. Twin Rivers Unified serves Northgate in South Natomas and a small part of North Natomas.

Is Natomas a good neighborhood?

We don't rate neighborhoods as safe or unsafe. Fair housing rules ask agents to point you to the facts instead. You can check crime maps from the Sacramento Police Department, visit at different times of day, and talk to neighbors. We are glad to help you find that information.

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Natomas real estate: North and South Natomas