Natomas: newer neighborhoods inside a levee basin

A community within the City of Sacramento

Natomas is not a separate city and has no government of its own. South Natomas and North Natomas are inside the City of Sacramento, so city planning, permits, police and utilities apply, and sales pay the city’s real property transfer tax on top of the county tax. Land just outside the basin’s developed areas, including Sacramento International Airport, is unincorporated Sacramento County, and the northern part of the Natomas Basin extends into Sutter County.

If you are comparing Natomas with the city’s older neighborhoods, the Sacramento guide covers the central city, and the Sacramento County guide explains how the city fits among the county’s other places.

What the housing looks like

South Natomas, closer to downtown, was largely built from the 1970s into the 1990s. North Natomas, across Interstate 80, was planned and built mostly from the late 1990s onward, with newer phases added in later years. Expect two-story and single-story tract homes, some townhomes and condominiums, neighborhood parks and lakes, and many streets governed by homeowners associations.

Because so many homes share builders and floor plans, comparisons are very direct. Lot position, orientation, upgrades, solar, and the condition of landscaping and finishes carry real weight. Our guide to comparing homes during your search offers a simple way to score similar houses side by side.

The levee basin and flood insurance

The Natomas Basin is low, flat land enclosed by levees along the Sacramento River, the American River and the canals on its east and north sides. Major levee improvements have been carried out over the past two decades, and in the late 2000s a flood-map change paused most new construction in the basin for several years while that work progressed. Flood zone designations have changed more than once since, so rely on the current FEMA map for the specific address rather than what a neighbor was told years ago.

• If the lender requires flood insurance, get a quote early in escrow. Ask whether the seller’s existing National Flood Insurance Program policy can be assigned to you, which is sometimes possible.
• Even where flood insurance isn’t required, it can be worth pricing. Standard homeowners policies don’t cover flood.
• Look for flood-control assessments on the property tax bill; the Sacramento Area Flood Control Agency funds levee work through assessments.

Special taxes, HOAs and airport notices

Many Natomas neighborhoods carry community facilities district or other special taxes that funded roads, parks and public facilities. Amounts vary by parcel, so read the actual tax bill for the home you’re considering. Add HOA dues and any lake or landscape maintenance assessments for a true monthly cost.

Sacramento International Airport sits northwest of the basin. Homes within an airport influence area receive a notice in the statutory disclosures. If aircraft noise matters to you, visit at different times of day and check the airport’s noise information.

Buying and selling in Natomas

1. 01Confirm the flood zone and get an insurance quote before your contingencies end.
2. 02Ask whether solar panels are owned, financed or leased. A lease or power purchase agreement must be transferred to the buyer or paid off, and it affects the loan.
3. 03Request HOA documents, including the budget, reserve study and any pending special assessments.
4. 04For homes less than 10 years old, ask what builder and manufacturer warranties remain.

Sellers can find a full preparation checklist in the Natomas home-selling guide. Buyers can start with Dan’s buyer guidance and a conversation about specific addresses.

Common questions

Is Natomas part of Sacramento?

Yes. North Natomas and South Natomas are within the City of Sacramento. City services and rules apply, including the city’s real property transfer tax in addition to the county’s documentary transfer tax.

Do all Natomas homes need flood insurance?

It depends on the current FEMA flood zone for the specific address and on the lender’s requirements. Because the basin relies on levees, many buyers choose to price flood coverage even where it isn’t required. Check the FEMA map and get a quote early.

Why are there extra charges on a Natomas tax bill?

Many neighborhoods carry special taxes from community facilities districts and assessments for flood control or landscaping. They vary by parcel, so read the bill for the home you’re considering rather than relying on an average.

Official sources

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

• FEMA Flood Map Service CenterFlood zone lookup for a specific address.(opens in a new tab)
• FloodSmart (National Flood Insurance Program)How flood insurance works, what it covers and what affects cost.(opens in a new tab)
• City of Sacramento Real Property Transfer TaxThe city’s transfer tax, charged in addition to the county tax.(opens in a new tab)
• Sacramento County Department of AirportsSacramento International and the county’s other airports.(opens in a new tab)
• Sacramento County AssessorParcel lookups, assessed values and property characteristics.(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.