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Housing market/California/ZIP 95628

ACS 2023 · FY2027 SAFMR

ZIP 95628 Fair Oaks, 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
43,783
Households
16,896
Median HH income
$111,582
Renter share
29.6%
Median gross rent
$1,857
Vacancy
3.0%
Pop. change
+6.5%
2BR SAFMR
$2,420
SAFMR / rent
1.303×
2–49 unit stock
2,909
LIHTC proj / units
2 / 293
HUD assisted MF
2 / 114

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 95628 · CA — sent to you.

ZIP 95628 · CA

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ACS rent vs 2BR SAFMR

ZIP 95628 — Fair Oaks, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,857
2BR SAFMR$2,420
90% floor$2,178
110% ceiling$2,662

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

Housing stock

ACS 2023 units-in-structure · ZCTA 95628

  • 1-unit detached12,99774.7%
  • 1-unit attached1,0335.9%
  • 2–4 units1,2897.4%
  • 5–49 units1,6209.3%
  • 50+ units4572.6%
  • Mobile70.0%
TypeUnitsShare
1-unit detached12,99774.6%
1-unit attached1,0335.9%
2 units (duplex)2931.7%
3–4 units9965.7%
5–9 units7454.3%
10–19 units6173.5%
20–49 units2581.5%
50+ units4572.6%
Mobile70.0%

2–4 unit share 7.4% · 5–49 unit share 9.3% · combined 2–49 16.7%.

Units by bedrooms

Studio
131
1BR
1,281
2BR
3,633
3BR
6,806
4BR
4,846
5+
720

Rent burden

Rent ≥30% of income50.4%
Rent ≥50% of income18.1%
  • ACS median gross rent $1,857 (all bedrooms, occupied rentals).
  • Median contract rent $1,712.
  • Renters paying ≥30% of income 50.4%; ≥50% 18.1%.
  • FY2027 2BR SAFMR $2,420 (1.303× ACS median gross rent).

Population

43,783 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +6.5%.

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

Assisted inventory

  • LIHTC: 2 projects, 293 units.
  • HUD project-based assisted MF: 2 properties, 114 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 95628 29.6% of occupied households are renters; vacancy is 3.0%; ACS median gross rent is $1,857; population increased +6.5% between the 2018 and 2023 ACS vintages; the housing stock includes 1,289 units in 2–4-unit structures and 1,620 units in 5–49-unit structures; 2 LIHTC projects totaling 293 units; FY2027 2BR SAFMR is $2,420 versus ACS median gross rent of $1,857. 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 95628 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 95628 — Fair Oaks, 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 95628?

ZIP 95628 (Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area) has 43,783 residents, 16,896 households, a renter share of 29.6%, median household income of $111,582, and ACS 2023 median gross rent of $1,857. Vacancy is 3.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 95628?

ACS counts 293 units in 2-unit buildings, 996 in 3–4 unit buildings, 745 in 5–9, 617 in 10–19, and 258 in 20–49. Combined 2–49 unit stock is 2,909 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 95628?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,420. See the full schedule and 90–110% payment-standard band on the ZIP 95628 — Fair Oaks, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 95628 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.