Orangevale: room to spread out, inside the county

Governance and services

Orangevale is unincorporated. Sacramento County handles zoning, planning and building permits, and the Sheriff’s Office provides law enforcement. The Orangevale Recreation and Park District runs local parks, the Sacramento Metropolitan Fire District provides fire protection, and water service comes from the Orange Vale Water Company for much of the community, with other providers, including the San Juan Water District, serving some areas. The Sacramento County guide explains how this district structure works.

Large lots and agricultural-residential zoning

Orangevale’s main roads, Greenback Lane, Hazel Avenue, Madison Avenue and Main Avenue, are lined with typical suburban development, but many side streets open onto parcels of half an acre or more. Some carry agricultural-residential zoning that permits horses, livestock and small-scale agriculture, subject to county rules. Housing ranges from small older homes on big lots to custom homes, ranch-style properties and conventional subdivisions.

Questions large lots raise

• Zoning: what the parcel’s zoning allows for animals, outbuildings and accessory dwellings. Don’t rely on what a previous owner did.
• Water and sewer: public water from a district or water company, with some parcels on septic systems.
• Outbuildings: barns, shops and second structures, and whether they were permitted.
• Fencing and access: shared driveways, easements and the condition of fencing for animals.

Upkeep and carrying costs on a bigger lot

Space has running costs that are easy to underestimate when touring in spring. Ask the seller for a year of water bills, since irrigating pasture or large landscaping can be expensive. Budget for mowing or grazing, fence and gate repairs, tree work and, in summer, clearing dry grass and weeds, which the fire district can require on larger parcels. Barns, shops and animal facilities may also need their own insurance coverage, so mention them when you request homeowners quotes.

Orangevale and its neighbors

Buyers looking at Orangevale often compare it with Fair Oaks, which has similar large lots in hillier terrain; Citrus Heights, an incorporated city with more conventional suburban lots; and Granite Bay, across the county line in Placer County, where many lots are larger still. Each has different governance, utilities and tax structures, so compare actual bills rather than assumptions.

Getting around

Greenback Lane and Madison Avenue lead west toward Interstate 80, while Hazel Avenue runs south across the American River to Highway 50, close to SacRT’s Hazel station on the Gold Line light rail. Folsom Lake and its trails are a short drive northeast. Because so much of Orangevale is residential side streets off a few arterials, the time it takes to reach those arterials at peak hours is worth testing.

Buying in Orangevale

1. 01Confirm zoning with Sacramento County for any animals, outbuildings or ADU plans.
2. 02Identify the water provider and whether the home is on sewer or septic; inspect accordingly.
3. 03Check county permit history for barns, shops, additions and pools.
4. 04Walk the fence lines and compare them with the parcel map or survey.
5. 05Ask about irrigation, pasture maintenance and any well used for landscaping.

Our guide to comparing homes during your search includes ways to weigh land against house. Dan’s buyer guidance covers inspections and contingencies.

If you’re selling in Orangevale

Large-lot and animal properties attract a specific set of buyers, and they ask specific questions. The Orangevale home-selling guide covers how to prepare, and a comparative market analysis explains how land and improvements were valued.

This guide describes property, travel, costs and services, not who lives in any area. Confirm school assignment with the school district for the specific address.

Common questions

Is Orangevale part of Citrus Heights or Fair Oaks?

No. Orangevale is its own unincorporated community in Sacramento County. Citrus Heights is an incorporated city to the west, and Fair Oaks is a separate unincorporated community to the south.

Can I keep horses in Orangevale?

On parcels with the right zoning, often yes, within county limits on numbers, setbacks and facilities. Check the zoning for the specific address with Sacramento County before relying on it.

Who provides water in Orangevale?

Much of Orangevale is served by the Orange Vale Water Company, with other providers including the San Juan Water District serving some areas. Use Sacramento County’s water-company lookup for the address.

Official sources

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

• Orangevale Recreation and Park DistrictParks and recreation programs in Orangevale.(opens in a new tab)
• Orange Vale Water CompanyWater service for much of Orangevale.(opens in a new tab)
• San Juan Water DistrictWater service in Granite Bay and parts of Orangevale, Fair Oaks and Folsom.(opens in a new tab)
• Sacramento County Planning and Environmental ReviewZoning and land use for unincorporated communities.(opens in a new tab)
• Sacramento County: Find My Water CompanyLook up which water provider serves an address.(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.