Published October 25, 2026 in Market Update

Natomas buyers are active, but they are not rushing every listing

The Real Estate Data Aggregator counted 306 homes sold across Natomas in the three months ending August 31, 2026. That is up 14.6% from the same period a year before. Buyers are clearly out there. But that number covers three very different ZIP codes, and the gap between them matters.

Nationally, Realtor.com reported that 20.8% of listings had price cuts in September, the highest share since October 2022. That is the backdrop. Buyers have more options and more patience than they did a couple of years ago. Natomas is no exception.

South Natomas (95833): the fastest-moving part of the market

The Real Estate Data Aggregator shows 95833, South Natomas, had a median sale price of $478,000 in the three months ending August 31, 2026. That is up 7.4% from a year ago. Pending sales rose 21.9%. And 39.3% of homes went under contract within two weeks of listing, up 2.3 points from last year.

South Natomas is moving. But even here, homes are sitting 10 days longer than they did a year ago. And only 25% of homes sold above list price, down 5.7 points from last year. Sellers are still getting close to their asking price, but the days of automatic overbids are less common.

North Natomas (95835): more volume, more inventory, slower pace

95835, North Natomas, had the most activity. The Real Estate Data Aggregator counted 147 homes sold in the three months ending August 31, 2026, up 32.4% from a year ago. The median sale price was $560,000, up 3.5%. Pending sales rose 15%.

North Natomas has 144 homes for sale right now, according to the Real Estate Data Aggregator. That is the most inventory of any Natomas ZIP code. With 166 new listings and only 22.9% going under contract within two weeks, buyers here have real choices. Homes that are priced and presented well are still moving. Others are sitting.

95834: the one ZIP where prices dipped

95834 is the part of Natomas that sits between the other two. The Real Estate Data Aggregator shows the median sale price there was $490,000 in the three months ending August 31, 2026. That is down 1.8% from a year ago. Homes sold fell 7.4%. Pending sales dropped 15.8%.

The median days on market in 95834 was 40 days. That is the longest of the three ZIP codes. The price dip is small, and sellers are still getting nearly full asking price. But the slower pace and lower volume are worth paying attention to if you own here.

How the three ZIP codes compare

What the national picture adds

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That is real pressure on buyers. The Federal Housing Finance Agency put national home price growth at 2.6% year over year through July 2026. Prices are still moving up nationally, just more slowly. Natomas price growth in 95833 and 95835 is running ahead of that pace. 95834 is not.

What this means if you own in Natomas

306 homes sold is a healthy number. But the range in two-week pending rates, from 22.9% in North Natomas to 39.3% in South Natomas, tells you this is not a market where every home sells the same way. Realtor.com found that nearly 1 in 5 listings nationally took a price cut in September. That is the environment your buyers are shopping in.

The homes that are moving quickly are priced right from day one and presented well. The ones sitting at 40 days are usually the ones that needed a correction after the fact. In a market where buyers have 290 active listings to choose from across Natomas, first impressions carry real weight.