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Single Family ResidenceResidential
$408,800$404 / 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 86How 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 $418,000 on Jul 31, 2026

7012 FORMAN WAY

SACRAMENTO, CA 95828
3
Beds
1.5
Baths
1,013 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.
0.17 ac
Lot SizeThe size of the land the home sits on, from county records.
1963
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
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

$409K
$352K low$465K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$418,000 · Jul 31, 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.$0
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$0
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$410,428
KIND LENDING LLC · E · 6.47% · recorded Jul 31, 2026
2nd MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$14,630
KIND LENDING LLC

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,381 (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.$377,400 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$140,760
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$236,640
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$49,998

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.39
25
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
59
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
49
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
40
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.8 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
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.Single Family Residence
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.0.17
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Yes
CoolingThe type of cooling or air conditioning in the home.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(4)

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
Samuel Kennedy Elementary SchoolD+
Elementary · Grades KG–6 · 0.3 mi
M
James Rutter Middle SchoolsD+
Middle · Grades 7–8 · 0.7 mi
H
Florin High SchoolC-
High · Grades 9–12 · 2.8 mi

District: Elk Grove Unified School District

Neighborhood · ZIP 95828These 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.68
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.91
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.104

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.98%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.14%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.15%
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.64,367
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5,115 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$69,649
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$85,925
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.19 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.No

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

7012 Forman 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 less than 77% of homes in Sacramento County
  • Costs more per square foot than 98% of homes in Sacramento 95828
  • Smaller than 93% of homes in Sacramento 95828
  • Has a bigger lot than 71% of homes in Sacramento 95828
  • Older than 87% of homes in Sacramento 95828

What homes are worth in Sacramento 95828

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

This home
$296K$690K

This home is worth more than 38% of homes in Sacramento 95828.

How it measures up in Sacramento 95828

The dot is this home. The mark in the middle is the typical home in Sacramento 95828.

Estimated value$408,800
CheaperTypical $438,157Pricier

Pricier than 38% of homes nearby

Price per ft²$404
CheaperTypical $293Pricier

Pricier than 98% of homes nearby

Living area1,013 ft²
SmallerTypical 1,487 ft²Bigger

Bigger than 7% of homes nearby

Lot size0.17 ac
SmallerTypical 0.15 acBigger

Bigger than 71% of homes nearby

Year built1963
OlderTypical 1986Newer

Newer than 13% of homes nearby

How 7012 Forman Way ranks against every home in each area.
MeasureThis homeSacramento 95828Sacramento County
Estimated valuepricier than$408,80038% of homes23% of homes
Price per ft²pricier than$40498% of homes88% of homes
Living areabigger than1,013 ft²7% of homes8% of homes
Lot sizebigger than0.17 ac71% of homes58% of homes
Year builtnewer than196313% of homes26% of homes

About 7012 Forman Way

How much is 7012 Forman Way, Sacramento, CA worth?

The TopHap Estimate for 7012 Forman Way, Sacramento, CA is $408,800 as of Jul 14, 2026. The likely range is $352,254 to $465,346. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 7012 Forman Way, Sacramento, CA last sell?

7012 Forman Way, Sacramento, CA last sold on Jul 31, 2026 for $418,000, according to the county's recorded deed.

How big is 7012 Forman Way, Sacramento, CA?

7012 Forman Way, Sacramento, CA has 3 bedrooms, 1.5 bathrooms, 1,013 square feet of living space and a 0.17-acre lot.

When was 7012 Forman Way, Sacramento, CA built?

7012 Forman Way, Sacramento, CA was built in 1963, making it 63 years old. It is a custom design home. The building has 1 story.

What schools serve 7012 Forman Way, Sacramento, CA?

7012 Forman Way, Sacramento, CA is assigned to Samuel Kennedy Elementary School (elementary), rated D+; James Rutter Middle Schools (middle), rated D+; Florin High School (high), rated C-. All sit in Elk Grove Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 7012 Forman Way, Sacramento, CA compare to other homes in Sacramento 95828?

Among the 16,855 homes in Sacramento 95828, it is worth more than 38% of them ($408,800 against a typical $438,157), its price per square foot is higher than 98% of them ($404 against a typical $293), it is bigger than 7% of them (1,013 ft² against a typical 1,487 ft²), its lot is bigger than 71% of them (0.17 ac against a typical 0.15 ac) and it is newer than 13% of them (1963 against a typical 1986). Measured against all of Sacramento County, it is worth more than 23% 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 7012 Forman Way, Sacramento, CA?

The 2025 property tax bill for 7012 Forman Way, Sacramento, CA was $1,381. The county assessed it at $377,400.

Closest homes

More homes in Sacramento 95828

Assigned schools

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