Citrus Heights: an established city of older homes

A young city with older neighborhoods

Citrus Heights was an unincorporated community governed by Sacramento County until voters approved cityhood; the city officially incorporated on January 1, 1997. It launched its own police department in 2006. Fire protection comes from the Sacramento Metropolitan Fire District, and parks and recreation programs from the Sunrise Recreation and Park District, which also serves Antelope and Foothill Farms.

The city is largely built out, so there’s little large-scale new construction. Most homes were built in the post-war decades, with a mix of later subdivisions and some infill.

What the housing looks like

• Ranch homes from the 1950s through the 1970s. Mostly single-story, often on generous lots compared with newer suburbs, many with mature trees and room for a shop or garden.
• Subdivisions from the 1970s and 1980s. Two-story and split-level plans appear more often, along with attached garages and larger family rooms.
• Townhomes, condominiums and mobile home parks. These usually come with HOA or park rules and fees to review.
• Remodeled homes next to original ones. On the same street you may find a fully updated house beside one that hasn’t changed in decades — which is why condition matters so much in comparisons.

Many older homes have no HOA and no Mello-Roos special tax, which can keep carrying costs simpler. Instead, budget for the work an older house may need over the next several years.

Corridors and commutes

Interstate 80 runs along the northwest edge of the city; Greenback Lane and Auburn Boulevard also connect to the freeway nearby. Sunrise Boulevard, Greenback Lane and Auburn Boulevard carry most local traffic, with shopping along each. Roseville is directly north across the county line.

There’s no light rail station in the city, so if transit matters, check bus routes for the specific address. Drive your usual trips at the hours you’d make them, and compare a home near a busy corridor with one on a quieter interior street.

Checking an older Citrus Heights home

1. 01Permit history. Ask the seller about additions, garage conversions, patio enclosures and system replacements. Request records from the city’s building division, and remember work done before 1997 may have been permitted by Sacramento County.
2. 02Roof, HVAC and water heater age. Ask for dates and receipts.
3. 03Electrical. Older panels and wiring may need evaluation by an electrician.
4. 04Plumbing and sewer lateral. A sewer camera inspection is worth considering for older homes with large trees.
5. 05Foundation and drainage. Look at grading, gutters and any signs of settling.

Our guide to comparing homes during your search can help you keep notes consistent from one house to the next.

Utilities and public records

Water service in Citrus Heights comes from more than one provider: Citrus Heights Water District serves much of the city, with Sacramento Suburban Water District and California American Water serving other areas. Sewer service is provided by the Sacramento Area Sewer District (SacSewer). The city’s utility providers page (opens in a new tab) links to a water district map.

• Confirm the address is inside city limits; some nearby pockets along I-80 are unincorporated county land.
• Check the county tax bill for any direct assessments.
• Review the flood map and natural hazard disclosure for the parcel.
• For school assignment, confirm attendance boundaries with the school district for the specific address.

Neighborhoods here are described by property style, commute and maintenance, never by who lives there.

Next steps

Dan can help buyers and sellers with property anywhere in Citrus Heights. Nearby options include the Roseville guide, the Orangevale guide and the Antelope guide; for county-wide records, see the Sacramento County guide. Owners can read the Citrus Heights home-selling guide or request a market analysis. Buyers can start with the home buying process. To talk about a specific home, contact Dan or visit the home page.

Common questions

When did Citrus Heights become a city?

Citrus Heights officially incorporated on January 1, 1997. Before that it was an unincorporated community governed by Sacramento County.

Who provides water in Citrus Heights?

It depends on the address. Citrus Heights Water District serves much of the city, and Sacramento Suburban Water District and California American Water serve other parts. The city’s utility page links to a district map.

Who runs parks in Citrus Heights?

Parks and recreation programs are provided by the Sunrise Recreation and Park District, a special district that also serves Antelope and Foothill Farms.

Are there Mello-Roos taxes in Citrus Heights?

Most older homes don’t have the newer-subdivision special taxes common elsewhere in the region, but always check the county tax bill for the specific parcel to see any assessments.

How do I check whether an addition was permitted?

Ask the seller for permits and request records from the City of Citrus Heights building division. For work done before 1997, Sacramento County records may also be relevant.

Official sources

Records and rules are parcel-specific, so look up the exact address with the responsible agency.

• City of Citrus Heights — Utility ProvidersWater, electric, gas, sewer and garbage providers, with a water district map.(opens in a new tab)
• Sunrise Recreation and Park DistrictParks and recreation programs serving Citrus Heights.(opens in a new tab)
• Citrus Heights Water DistrictBackground on the city’s largest water provider.(opens in a new tab)
• Sacramento County AssessorParcel and assessment information.(opens in a new tab)

Local rules, districts and fees change. This guide is general information, not legal, tax, insurance or lending advice, and it describes places by property, travel, costs and services, never by who lives there.