Is Valley Hi in Sacramento or Elk Grove?
Valley Hi is in the City of Sacramento. The city lists a Valley Hi Neighborhood Association.1 It sits in south Sacramento near the Elk Grove line,2 which is why people mix it up.
This matters for money. Because Valley Hi is inside city limits, 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.3 A home just over the line in Elk Grove would pay $550 on the same sale. Deborah shows you the right number for your address.
What schools serve Valley Hi?
Here is the twist: even though Valley Hi is in the City of Sacramento, Elk Grove Unified serves it. Valley High School, at 6300 Ehrhardt Avenue, opened in 1977.2 Buyers who want Elk Grove Unified schools but a City of Sacramento address often look here. If you sell in Valley Hi, we put the school district in the listing because buyers search for it.
Do you have homes for sale in 95823?
Yes. DJ's Brokerage has 4113 Brookfield Dr, Sacramento, CA 95823 listed at $250,000: 2 beds, 1,323 square feet, built in 1982. See the listing.
Is 95823 good for first-time buyers?
Many first-time buyers look in 95823 for single-family homes with yards. Some homes need updates, and some buyers want that chance to build equity. Deborah's mortgage background helps first-time buyers understand loan options and what a fixer might cost before they offer. See how buying works.
How do you get downtown from Valley Hi?
The SacRT Blue Line has stations at Franklin and Center Parkway, close to Valley Hi.4 The line runs north to downtown and south to Cosumnes River College. If your home is close to a station, we say so in the listing.
What should Valley Hi sellers plan for?
Price against true neighbors
We compare your home to recent 95823 sales of similar size and age close to you. A website estimate can't see your upgrades or your yard.
Fix it or sell as-is?
Some updates pay you back. Some don't. Deborah walks through the home and gives you both prices.
Flood zone check
South Sacramento has creeks and levees. We look up every address on the FEMA flood map before listing so buyers get answers fast.5
Where else do we work near Valley Hi?
We also help buyers and sellers in Meadowview (our office ZIP, 95832), Elk Grove just to the south, and across Sacramento.
How we help in Valley Hi
Selling your Valley Hi home
A free price from 95823 sales, a net sheet with the city transfer tax, and a fix-or-as-is plan.
Buying in Valley Hi
Help for first-time buyers, with Elk Grove Unified schools and the full monthly payment in view.
Investing in 95823
Rental and fixer numbers checked before you buy.
Who buys and sells in Valley Hi?
- First-time buyers who want a home with a yard
- Families who need more bedrooms for the money
- Owners ready to sell and move closer to family
- Investors looking for steady rentals
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 Meadowview, Elk Grove, Sacramento and Natomas.
Ready to talk? Call Deborah Jackson, CA DRE #01418093, at (916) 613-0107.
Sources
- City of Sacramento: Valley Hi Neighborhood Association
- Wikipedia: Valley High School (Sacramento, California)
- Sacramento County Clerk/Recorder: City of Sacramento Additional Real Property Transfer Tax
- Wikipedia: Blue Line (SacRT)
- FEMA Flood Map Service Center (look up any address)
- Sacramento Police Department: Crime statistics and maps
Facts checked October 2026. Tax rates and flood maps can change, so confirm with the source before you rely on them.
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