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Single Family ResidenceResidential
$393,726$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 87How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $310,000 on Jul 31, 2020

2685 HIGGINS RD

WEST SACRAMENTO, CA 95691
2
Beds
1
Baths
1,236 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.
0.57 ac
Lot SizeThe size of the land the home sits on, from county records.
1946
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
4
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
1
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$394K
$341K low$446K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$310,000 · Jul 31, 2020

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,329 (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.$342,261 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$88,324
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$253,937
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$335,551

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyYOLO
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1966
Lot (acres)The size of the land the home sits on, from county records.0.57
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.No

Transaction History(6)

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
Southport Elementary SchoolC
Elementary · Grades KG–8 · 0.4 mi
H
River City High SchoolB
High · Grades 9–12 · 0.6 mi

District: Washington Unified School District

Neighborhood · ZIP 95691These 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.79
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 100.125

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.23%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.7%
PopulationHow many people live in this area.42,114
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.630 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$93,980
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$119,634
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.20 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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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

2685 Higgins Rd 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 less than 90% of homes in Northwest Village
  • Smaller than 89% of homes in Northwest Village
  • Has a bigger lot than 98% of homes in Northwest Village
  • Among the oldest homes in Northwest Village

What homes are worth in West Sacramento 95691

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

This home
$262K$937K

This home is worth more than 16% of homes in West Sacramento 95691.

How it measures up in West Sacramento 95691

The dot is this home. The mark in the middle is the typical home in West Sacramento 95691.

Estimated value$393,726
CheaperTypical $532,809Pricier

Pricier than 16% of homes nearby

Price per ft²$319
CheaperTypical $304Pricier

Pricier than 59% of homes nearby

Living area1,236 ft²
SmallerTypical 1,695 ft²Bigger

Bigger than 20% of homes nearby

Lot size0.57 ac
SmallerTypical 0.14 acBigger

Bigger than 91% of homes nearby

Year built1946
OlderTypical 2001Newer

Newer than 5% of homes nearby

How 2685 Higgins Rd ranks against every home in each area.
MeasureThis homeNorthwest VillageWest Sacramento 95691Yolo County
Estimated valuepricier than$393,72610% of homes16% of homes14% of homes
Price per ft²pricier than$31962% of homes59% of homes38% of homes
Living areabigger than1,236 ft²11% of homes20% of homes22% of homes
Lot sizebigger than0.57 ac98% of homes91% of homes92% of homes
Year builtnewer than1946almost no homes5% of homes7% of homes

About 2685 Higgins Rd

How much is 2685 Higgins Rd, West Sacramento, CA worth?

The TopHap Estimate for 2685 Higgins Rd, West Sacramento, CA is $393,726 as of Sep 24, 2026. The likely range is $341,496 to $445,956. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2685 Higgins Rd, West Sacramento, CA last sell?

2685 Higgins Rd, West Sacramento, CA last sold on Jul 31, 2020 for $310,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 2685 Higgins Rd, West Sacramento, CA?

2685 Higgins Rd, West Sacramento, CA has 2 bedrooms, 1 bathrooms, 1,236 square feet of living space and a 0.57-acre lot.

When was 2685 Higgins Rd, West Sacramento, CA built?

2685 Higgins Rd, West Sacramento, CA was built in 1946, making it 80 years old. The building has 1 story.

What schools serve 2685 Higgins Rd, West Sacramento, CA?

2685 Higgins Rd, West Sacramento, CA is assigned to Southport Elementary School (elementary), rated C; River City High School (high), rated B. All sit in Washington Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2685 Higgins Rd, West Sacramento, CA compare to other homes in West Sacramento 95691?

Among the 11,754 homes in West Sacramento 95691, it is worth more than 16% of them ($393,726 against a typical $532,809), its price per square foot is higher than 59% of them ($319 against a typical $304), it is bigger than 20% of them (1,236 ft² against a typical 1,695 ft²), its lot is bigger than 91% of them (0.57 ac against a typical 0.14 ac) and it is newer than 5% of them (1946 against a typical 2001). Measured against all of Yolo County, it is worth more than 14% 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 2685 Higgins Rd, West Sacramento, CA?

The 2025 property tax bill for 2685 Higgins Rd, West Sacramento, CA was $4,329. The county assessed it at $342,261.

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