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Planned Unit Development (Pud)Residential
$807,260$319 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 92How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $805,000 on May 14, 2026

25 RIVER BLUFF LN

CARMICHAEL, CA 95608
3
Beds
3
Baths
2,527 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
2,614 ft²
Lot SizeThe size of the land the home sits on, from county records.
1986
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
6
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$807K
$742K low$873K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$805,000 · May 14, 2026
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$807,260
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$645,808

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$8,425 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$717,651 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$276,020
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$441,631
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$703,580

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.43
25
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
70
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
52
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
43
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
26
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.4 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.0.2 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Planned Unit Development (Pud)
StyleThe architectural style of the home, such as ranch or colonial.Custom Design
CountySACRAMENTO
Lot (acres)The size of the land the home sits on, from county records.0.06
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.Yes

Transaction History(9)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Mary Deterding Elementary SchoolA-
Elementary · Grades KG–6 · 1.2 mi
M
John Barrett Middle SchoolC+
Middle · Grades 6–8 · 2.7 mi
H
Del Campo High SchoolB-
High · Grades 9–12 · 3.5 mi

District: San Juan Unified School District

Neighborhood · ZIP 95608These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.119
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.86
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.93

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.24%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.66,315
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5,032 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$88,611
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$110,604
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.22 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.Yes

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

25 River Bluff Ln measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 89% of homes in Sacramento County
  • Bigger than 85% of homes in Sacramento County
  • Has a smaller lot than 95% of homes in Carmichael Town Center
  • Newer than 84% of homes in Carmichael 95608

What homes are worth in Carmichael 95608

Each bar is how many homes fall in that price range. The marker is this home.

This home
$263K$1.6M

This home is worth more than 84% of homes in Carmichael 95608.

How it measures up in Carmichael 95608

The dot is this home. The mark in the middle is the typical home in Carmichael 95608.

Estimated value$807,260
CheaperTypical $569,513Pricier

Pricier than 84% of homes nearby

Price per ft²$319
CheaperTypical $323Pricier

Pricier than 48% of homes nearby

Living area2,527 ft²
SmallerTypical 1,819 ft²Bigger

Bigger than 81% of homes nearby

Lot size2,614 ft²
SmallerTypical 0.23 acBigger

Bigger than 5% of homes nearby

Year built1986
OlderTypical 1968Newer

Newer than 84% of homes nearby

How 25 River Bluff Ln ranks against every home in each area.
MeasureThis homeCarmichael Town CenterCarmichael 95608Sacramento County
Estimated valuepricier than$807,26062% of homes84% of homes89% of homes
Price per ft²pricier than$31940% of homes48% of homes53% of homes
Living areabigger than2,527 ft²62% of homes81% of homes85% of homes
Lot sizebigger than2,614 ft²5% of homes5% of homes5% of homes
Year builtnewer than198681% of homes84% of homes56% of homes

About 25 River Bluff Ln

How much is 25 River Bluff Ln, Carmichael, CA worth?

The TopHap Estimate for 25 River Bluff Ln, Carmichael, CA is $807,260 as of Jul 14, 2026. The likely range is $741,771 to $872,749. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 25 River Bluff Ln, Carmichael, CA last sell?

25 River Bluff Ln, Carmichael, CA last sold on May 14, 2026 for $805,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

How big is 25 River Bluff Ln, Carmichael, CA?

25 River Bluff Ln, Carmichael, CA has 3 bedrooms, 3 bathrooms, 2,527 square feet of living space and a 0.06-acre lot.

When was 25 River Bluff Ln, Carmichael, CA built?

25 River Bluff Ln, Carmichael, CA was built in 1986, making it 40 years old. It is a custom design home. The building has 2 stories.

What schools serve 25 River Bluff Ln, Carmichael, CA?

25 River Bluff Ln, Carmichael, CA is assigned to Mary Deterding Elementary School (elementary), rated A-; John Barrett Middle School (middle), rated C+; Del Campo High School (high), rated B-. All sit in San Juan Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 25 River Bluff Ln, Carmichael, CA compare to other homes in Carmichael 95608?

Among the 17,935 homes in Carmichael 95608, it is worth more than 84% of them ($807,260 against a typical $569,513), its price per square foot is higher than 48% of them ($319 against a typical $323), it is bigger than 81% of them (2,527 ft² against a typical 1,819 ft²), its lot is bigger than 5% of them (2,614 ft² against a typical 0.23 ac) and it is newer than 84% of them (1986 against a typical 1968). Measured against all of Sacramento County, it is worth more than 89% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 25 River Bluff Ln, Carmichael, CA?

The 2025 property tax bill for 25 River Bluff Ln, Carmichael, CA was $8,425. The county assessed it at $717,651.

Closest homes

More homes in Carmichael 95608

Assigned schools

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