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Single Family ResidenceResidential
$1,240,108$428 / 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 82How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

5825 RIVER OAK WAY

CARMICHAEL, CA 95608
3
Beds
3
Baths
2,897 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.
1.06 ac
Lot SizeThe size of the land the home sits on, from county records.
1972
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
9
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

$1.2M
$1M low$1.5M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$10,336 (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.$863,230 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$316,983
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$546,247
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$846,305

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.41
11
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
74
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.9 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.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountySACRAMENTO
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(3)

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 · 1.4 mi
M
John Barrett Middle SchoolC+
Middle · Grades 6–8 · 3.0 mi
H
Del Campo High SchoolB-
High · Grades 9–12 · 3.8 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%

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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

5825 River Oak Way 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 98% of homes in Sacramento County
  • Costs more per square foot than 92% of homes in Carmichael 95608
  • Bigger than 91% of homes in Sacramento County
  • Has a bigger lot than 98% of homes in Carmichael 95608
  • Older than 65% of homes in Sacramento County

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
$284K$1.5M

This home is worth more than 95% 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$1,240,108
CheaperTypical $569,042Pricier

Pricier than 95% of homes nearby

Price per ft²$428
CheaperTypical $325Pricier

Pricier than 92% of homes nearby

Living area2,897 ft²
SmallerTypical 1,822 ft²Bigger

Bigger than 88% of homes nearby

Lot size1.06 ac
SmallerTypical 0.23 acBigger

Bigger than 98% of homes nearby

Year built1972
OlderTypical 1968Newer

Newer than 63% of homes nearby

How 5825 River Oak Way ranks against every home in each area.
MeasureThis homeFair Oaks Boulevard / Walnut AvenueCarmichael 95608Sacramento County
Estimated valuepricier than$1,240,10885% of homes95% of homes98% of homes
Price per ft²pricier than$42882% of homes92% of homes92% of homes
Living areabigger than2,897 ft²75% of homes88% of homes91% of homes
Lot sizebigger than1.06 ac97% of homes98% of homes97% of homes
Year builtnewer than197251% of homes63% of homes35% of homes

About 5825 River Oak Way

How much is 5825 River Oak Way, Carmichael, CA worth?

The TopHap Estimate for 5825 River Oak Way, Carmichael, CA is $1,240,108 as of Aug 30, 2026. The likely range is $1,011,283 to $1,468,933. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 5825 River Oak Way, Carmichael, CA last sell?

5825 River Oak Way, Carmichael, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 5825 River Oak Way, Carmichael, CA?

5825 River Oak Way, Carmichael, CA has 3 bedrooms, 3 bathrooms and 2,897 square feet of living space.

When was 5825 River Oak Way, Carmichael, CA built?

5825 River Oak Way, Carmichael, CA was built in 1972, making it 54 years old. The building has 1 story.

What schools serve 5825 River Oak Way, Carmichael, CA?

5825 River Oak Way, 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 5825 River Oak Way, Carmichael, CA compare to other homes in Carmichael 95608?

Among the 17,935 homes in Carmichael 95608, it is worth more than 95% of them ($1,240,108 against a typical $569,042), its price per square foot is higher than 92% of them ($428 against a typical $325), it is bigger than 88% of them (2,897 ft² against a typical 1,822 ft²), its lot is bigger than 98% of them (1.06 ac against a typical 0.23 ac) and it is newer than 63% of them (1972 against a typical 1968). Measured against all of Sacramento County, it is worth more than 98% 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 5825 River Oak Way, Carmichael, CA?

The 2025 property tax bill for 5825 River Oak Way, Carmichael, CA was $10,336. The county assessed it at $863,230.

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