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Single Family ResidenceResidential
$384,998$291 / 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 93How 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 $380,000 on Mar 19, 2025

8118 ARROYO VISTA DR

SACRAMENTO, CA 95823
2
Beds
2
Baths
1,323 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.
0.11 ac
Lot SizeThe size of the land the home sits on, from county records.
1992
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.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$385K
$359K low$411K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$380,000 · Mar 19, 2025

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,440 (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.$387,600 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$127,500
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$260,100
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$390,150

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.40
25
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
68
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.
39
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
21
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.7 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
CountySACRAMENTO
Lot (acres)The size of the land the home sits on, from county records.0.11
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.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
Herman Leimbach Elementary SchoolD
Elementary · Grades KG–6 · 0.2 mi
H
Valley High SchoolC
High · Grades 9–12 · 1.0 mi
M
Samuel Jackman Middle SchoolD
Middle · Grades 7–8 · 1.3 mi

District: Elk Grove Unified School District

Neighborhood · ZIP 95823These 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.96
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 100.111

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.12%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.17%
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.84,096
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.7,219 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$57,328
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$73,002
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%

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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

8118 Arroyo Vista Dr 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 83% of homes in Sacramento County
  • Costs less per square foot than 65% of homes in Sacramento County
  • Smaller than 72% of homes in Sacramento County
  • Has a smaller lot than 84% of homes in Sacramento 95823
  • Newer than 87% of homes in Sacramento 95823

What homes are worth in Sacramento 95823

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

This home
$178K$559K

This home is worth more than 28% of homes in Sacramento 95823.

How it measures up in Sacramento 95823

The dot is this home. The mark in the middle is the typical home in Sacramento 95823.

Estimated value$384,998
CheaperTypical $415,873Pricier

Pricier than 28% of homes nearby

Price per ft²$291
CheaperTypical $289Pricier

Pricier than 51% of homes nearby

Living area1,323 ft²
SmallerTypical 1,417 ft²Bigger

Bigger than 40% of homes nearby

Lot size0.11 ac
SmallerTypical 0.15 acBigger

Bigger than 16% of homes nearby

Year built1992
OlderTypical 1981Newer

Newer than 87% of homes nearby

How 8118 Arroyo Vista Dr ranks against every home in each area.
MeasureThis homeValley Hi / North LagunaSacramento 95823Sacramento County
Estimated valuepricier than$384,99818% of homes28% of homes17% of homes
Price per ft²pricier than$29149% of homes51% of homes35% of homes
Living areabigger than1,323 ft²33% of homes40% of homes28% of homes
Lot sizebigger than0.11 ac17% of homes16% of homes17% of homes
Year builtnewer than199272% of homes87% of homes66% of homes

About 8118 Arroyo Vista Dr

How much is 8118 Arroyo Vista Dr, Sacramento, CA worth?

The TopHap Estimate for 8118 Arroyo Vista Dr, Sacramento, CA is $384,998 as of Sep 24, 2026. The likely range is $359,291 to $410,705. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8118 Arroyo Vista Dr, Sacramento, CA last sell?

8118 Arroyo Vista Dr, Sacramento, CA last sold on Mar 19, 2025 for $380,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 8118 Arroyo Vista Dr, Sacramento, CA?

8118 Arroyo Vista Dr, Sacramento, CA has 2 bedrooms, 2 bathrooms, 1,323 square feet of living space and a 0.11-acre lot.

When was 8118 Arroyo Vista Dr, Sacramento, CA built?

8118 Arroyo Vista Dr, Sacramento, CA was built in 1992, making it 34 years old. The building has 1 story.

What schools serve 8118 Arroyo Vista Dr, Sacramento, CA?

8118 Arroyo Vista Dr, Sacramento, CA is assigned to Herman Leimbach Elementary School (elementary), rated D; Valley High School (high), rated C; Samuel Jackman Middle School (middle), rated D. All sit in Elk Grove Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8118 Arroyo Vista Dr, Sacramento, CA compare to other homes in Sacramento 95823?

Among the 17,638 homes in Sacramento 95823, it is worth more than 28% of them ($384,998 against a typical $415,873), its price per square foot is higher than 51% of them ($291 against a typical $289), it is bigger than 40% of them (1,323 ft² against a typical 1,417 ft²), its lot is bigger than 16% of them (0.11 ac against a typical 0.15 ac) and it is newer than 87% of them (1992 against a typical 1981). Measured against all of Sacramento County, it is worth more than 17% 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 8118 Arroyo Vista Dr, Sacramento, CA?

The 2025 property tax bill for 8118 Arroyo Vista Dr, Sacramento, CA was $4,440. The county assessed it at $387,600.

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