Sacramento, California · Sacramento County

Foreclosed Homes in Sacramento and Distressed Properties for Sale

Listed foreclosures in Sacramento draw crowds and bidding wars. In contrast, ForeclosuresDaily.com delivers off-market leads on owners who need to sell quickly, so you can negotiate one-on-one, away from the MLS.

Pre-foreclosureProbate & pre-probateDivorceTax delinquentAbsentee owners

Get Started →How to find deals ↓

Sacramento, California distressed properties map by area and ZIP code
$537,090
Median listing price (down 1.4%)
5,588
Active listings in Sacramento County
44 days
Average time on market
$2,000
Median rent (down 1.5%)

Market data: Realtor.com Sacramento County housing market, October 2026. Zillow Home Value Index for Sacramento County: $523,447 (down 0.9% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

Customer review 1 of 8Featured success story

Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo

Realtor & Broker · eXp Realty

▶ Watch videoWebinar press release →
Distressed real estate for sale

What is a distressed property?

A distressed property is a home whose owner is under pressure to sell. Usually, the cause is a life event, such as a missed mortgage payment, a death in the family, a divorce, unpaid property taxes, or repairs the owner cannot afford.

The median listing price in Sacramento is near $535,000, so a few points of discount decide whether a flip pays. Generally, those points come from motivated sellers whose property is not publicly advertised for sale and not listed on the Multiple Listing Service (MLS). Because there is less competition, you can negotiate wholesale pricing instead of bidding against retail buyers.

Sacramento has about 524,943 residents (2020 census) and sits in Sacramento County, California. Also, the ZIP codes with the most homes for sale today are 95828, 95823, and 95838.

Sacramento real estate investors finding off-market deals
Shannon Thompson, ForeclosuresDaily.com customer

Customer review 2 of 8

Shannon Thompson

Investor · Joe Homebuyer of Atlanta

Watch Shannon Thompson share their experience using ForeclosuresDaily.com.

▶ Watch video
Step-by-step

How to find distressed properties in Sacramento

Foreclosure listing sites show homes after the bank or auction is involved. Therefore, to find a deal first, work earlier in the timeline:

Pick your ZIP codes

Initially, start with a few Sacramento ZIP codes where you know values and have cash buyers ready.

Choose lead types

Next, pick your leads, because probate, pre-foreclosure, divorce, code violation, and tax delinquency leads each signal a different reason to sell.

Use fresh data

Then use ForeclosuresDaily fresh leads, which are updated daily, so that you reach owners before other investors mail them.

Target your marketing

In addition, data targeting your marketing means mail, calls, and texts go only to owners with a real reason to sell.

Run the numbers

After that, estimate the after-repair value (ARV) from nearby sales, and then apply the 70% Rule.

Make a fair offer

Finally, solve the seller’s problem with a quick, as-is cash close, then wholesale or flip the property.

Andrew Litchfield, ForeclosuresDaily.com customer

Customer review 3 of 8

Andrew Litchfield

Webinar host

Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

Read press release →
Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Sacramento, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
Anthony Coletti, ForeclosuresDaily.com customer

Customer review 4 of 8

Anthony Coletti

Real estate investor

Watch Anthony Coletti share their experience using ForeclosuresDaily.com.

▶ Watch video
Find a deal

ARV and the 70% Rule for Sacramento flips

Real estate flippers and wholesalers use the after-repair value (ARV) to set their maximum offer. For example, the 70% Rule says to pay no more than 70% of ARV, minus repairs. As a result, that margin covers holding costs, closing costs, and profit for property flipping, or your assignment fee when you wholesale.

For instance, here is the math using the Sacramento County median listing price as the ARV and an 8% repair budget.

70% Rule example

ARV$537,090
70% of ARV$375,963
Estimated repairs− $43,000
Maximum offer$332,963
Jeremy Resmer, ForeclosuresDaily.com customer

Customer review 5 of 8

Jeremy Resmer

Webinar host

Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

Read press release →
Zip codes

Sacramento ZIP codes to target

Each Sacramento ZIP code has its own price point and pace. Next, choose a ZIP code from the menu to open its investing data, and then match the area to your strategy.

Oak ParkZIP 95820$397,400Negotiate

95820 market snapshot

$397,400 ▼ 8.2%Median listing price
$379Price per sq ft
39 days ▲ 6.3%Days on market
$2,097 ▲ 16.8%Median rent
105 ▲ 2.5%Active listings
6.3%Gross rent yield

In addition, the Zillow Home Value Index is $400,274 (down 0.3% from a year earlier) as of August 2026.

Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is down 8.2% from a year earlier. As a result, softer pricing gives you room to negotiate with motivated sellers.

Max offer when the ARV equals the median price$397,400 × 70% − $32,000 repairs = $246,180 max offer

Also see the full 95820 market report on Realtor.com →Then view 95820 homes on Zillow →

Golf Course TerraceZIP 95822$429,000Negotiate

95822 market snapshot

$429,000 ▼ 7.5%Median listing price
$369Price per sq ft
39 days ▼ 13.3%Days on market
$2,450 ▲ 12%Median rent
87 ▼ 13.8%Active listings
6.9%Gross rent yield

In addition, the Zillow Home Value Index is $429,759 (down 1.1% from a year earlier) as of August 2026.

Smallest inventory on the list, so an off-market lead faces little competition. Meanwhile, the median price is down 7.5% from a year earlier, and inventory is down 13.8%. Therefore, sellers here are adjusting to slower demand, so offers below asking get a hearing.

Max offer when the ARV equals the median price$429,000 × 70% − $34,000 repairs = $266,300 max offer

Also see the full 95822 market report on Realtor.com →Then view 95822 homes on Zillow →

ParkwayZIP 95823$439,000Flip & wholesale

95823 market snapshot

$439,000 ▲ 1.4%Median listing price
$277Price per sq ft
51 days ▲ 16.1%Days on market
$1,737 ▼ 12%Median rent
153 ▼ 16%Active listings
4.7%Gross rent yield

In addition, the Zillow Home Value Index is $424,073 (down 0.7% from a year earlier) as of August 2026.

Meanwhile, the median price is up 1.4% from a year earlier, and inventory is down 16%. For this reason, lower prices keep your cash needs small for wholesale deals and light flips.

Max offer when the ARV equals the median price$439,000 × 70% − $35,000 repairs = $272,300 max offer

Also see the full 95823 market report on Realtor.com →Then view 95823 homes on Zillow →

Arden-ArcadeZIP 95825$272,000Negotiate

95825 market snapshot

$272,000 ▼ 9.3%Median listing price
$280Price per sq ft
59 days ▲ 5.4%Days on market
$1,695 ▼ 3.1%Median rent
93 ▼ 11.5%Active listings
7.5%Gross rent yield

In addition, the Zillow Home Value Index is $395,655 (down 0.7% from a year earlier) as of August 2026.

Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Meanwhile, the median price is down 9.3% from a year earlier, and inventory is down 11.5%. Because of this, use the extra time on market to negotiate repairs into your price.

Max offer when the ARV equals the median price$272,000 × 70% − $22,000 repairs = $168,400 max offer

Also see the full 95825 market report on Realtor.com →Then view 95825 homes on Zillow →

ManloveZIP 95826$479,900Wholesale

95826 market snapshot

$479,900 ▲ 6.2%Median listing price
$331Price per sq ft
32 days ▼ 10.5%Days on market
$1,775 ▼ 0.3%Median rent
88 ▲ 12.6%Active listings
4.4%Gross rent yield

In addition, the Zillow Home Value Index is $465,444 (down 0.9% from a year earlier) as of August 2026.

Meanwhile, the median price is up 6.2% from a year earlier, and inventory is up 12.6%. Consequently, prices sit near the area median, so focus on deep discounts from off-market sellers.

Max offer when the ARV equals the median price$479,900 × 70% − $38,000 repairs = $297,930 max offer

Also see the full 95826 market report on Realtor.com →Then view 95826 homes on Zillow →

FlorinZIP 95828$450,000Negotiate

95828 market snapshot

$450,000 ▼ 5.3%Median listing price
$321Price per sq ft
37 days ▼ 19.5%Days on market
$1,950 ▼ 12%Median rent
203 ▼ 0.7%Active listings
5.2%Gross rent yield

In addition, the Zillow Home Value Index is $452,678 (down 0.3% from a year earlier) as of August 2026.

Largest inventory on the list, so there are more owners to reach. Meanwhile, the median price is down 5.3% from a year earlier.

Max offer when the ARV equals the median price$450,000 × 70% − $36,000 repairs = $279,000 max offer

Also see the full 95828 market report on Realtor.com →Then view 95828 homes on Zillow →

SacramentoZIP 95833$505,999Wholesale

95833 market snapshot

$505,999 ▲ 3.3%Median listing price
$302Price per sq ft
55 days ▲ 5.8%Days on market
$1,925 ▼ 1.5%Median rent
96 ▲ 7.8%Active listings
4.6%Gross rent yield

In addition, the Zillow Home Value Index is $450,642 (down 1.1% from a year earlier) as of August 2026.

Meanwhile, the median price is up 3.3% from a year earlier, and inventory is up 7.8%. As a result, balanced pricing makes this area a steady source of wholesale deals.

Max offer when the ARV equals the median price$505,999 × 70% − $40,000 repairs = $314,199 max offer

Also see the full 95833 market report on Realtor.com →Then view 95833 homes on Zillow →

Natomas CrossingZIP 95834$495,000Negotiate

95834 market snapshot

$495,000 ▼ 5.7%Median listing price
$299Price per sq ft
53 days ▲ 6%Days on market
$2,385 ▼ 0.4%Median rent
115 ▼ 9.4%Active listings
5.8%Gross rent yield

In addition, the Zillow Home Value Index is $515,418 (down 3.2% from a year earlier) as of August 2026.

Meanwhile, the median price is down 5.7% from a year earlier, and inventory is down 9.4%.

Max offer when the ARV equals the median price$495,000 × 70% − $40,000 repairs = $306,500 max offer

Also see the full 95834 market report on Realtor.com →Then view 95834 homes on Zillow →

SacramentoZIP 95838$429,000Flip & wholesale

95838 market snapshot

$429,000 ▲ 8.2%Median listing price
$317Price per sq ft
29 days ▼ 12.8%Days on market
$1,899 ▲ 11.8%Median rent
137 ▼ 3.1%Active listings
5.3%Gross rent yield

In addition, the Zillow Home Value Index is $395,103 (down 0.4% from a year earlier) as of August 2026.

Homes sell faster here than anywhere else on the list. Meanwhile, the median price is up 8.2% from a year earlier, and inventory is down 3.1%. Therefore, entry prices here leave room for an assignment fee or a quick flip.

Max offer when the ARV equals the median price$429,000 × 70% − $34,000 repairs = $266,300 max offer

Also see the full 95838 market report on Realtor.com →Then view 95838 homes on Zillow →

Sabre CityZIP 95843$515,000Wholesale

95843 market snapshot

$515,000 ▲ 3%Median listing price
$316Price per sq ft
40 days ▼ 8.7%Days on market
$2,014 ▼ 8.3%Median rent
117 ▲ 2.1%Active listings
4.7%Gross rent yield

In addition, the Zillow Home Value Index is $498,700 (down 0.2% from a year earlier) as of August 2026.

Median prices are higher here than anywhere else on this list, so one deal can carry a big margin. Meanwhile, the median price is up 3% from a year earlier. For this reason, work off-market leads here to find the discount that retail listings lack.

Max offer when the ARV equals the median price$515,000 × 70% − $41,000 repairs = $319,500 max offer

Also see the full 95843 market report on Realtor.com →Then view 95843 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the 70% Rule example assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

Customer review 6 of 8

Antonio Stringfield

Probate investor · Los Angeles

Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.

▶ Watch video

ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

Get Started →

Nancy Wallace-Laab, ForeclosuresDaily.com customer

Customer review 7 of 8

Nancy Wallace-Laab

Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

▶ Watch videoAirbnb press release →
Phillip Warrick, ForeclosuresDaily.com customer

Customer review 8 of 8

Phillip Warrick

Full-time investor since 2003

Full-time real estate investor since 2003, with over 20 years of experience.

▶ Watch videoWebinar press release →
FAQ

Sacramento foreclosure and distressed property questions

How do I find distressed properties for sale in Sacramento?

Initially, start with public-record signals such as pre-foreclosure, probate, divorce, and tax delinquency. ForeclosuresDaily.com gathers these records daily, so that you can contact Sacramento owners before the home is listed or sent to auction.

Where can I find foreclosed homes in Sacramento?

Bank-owned and auction homes appear on sites like Realtor.com, Zillow, and Auction.com. However, off-market pre-foreclosure leads let you reach owners earlier, while they can still sell on their own terms.

Which ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 95825 (Arden-Arcade) at $272,000, 95820 (Oak Park) at $397,400, and 95822 (Golf Course Terrace) at $429,000, based on Realtor.com data from October 2026.

Where do homes sell fastest?

ZIP code 95838 has the shortest average time on market in this guide, at 29 days. As a result, fast markets reward investors who can reach owners before a home is listed.

How do I find distressed properties for wholesale profit?

First of all, focus on owners with equity and a reason to sell quickly. Then run the 70% Rule, and finally line up cash buyers before you sign a contract you plan to assign.

Get Sacramento distressed property leads today

Fresh, targeted, off-market data for Oak Park, Golf Course Terrace, Parkway, and beyond.

Get Started →