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Planned Unit Development (Pud)Residential
$448,613$255 / 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 96How 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

8249 WATERSHED ST

SACRAMENTO, CA 95832
3
Beds
2.5
Baths
1,759 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.
2,335 ft²
Lot SizeThe size of the land the home sits on, from county records.
2026
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

$449K
$428K low$469K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$7,756 (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.$443,381 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$73,381
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$370,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$441,943

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.45
35
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
83
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.
37
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.22 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.1 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)
CountySACRAMENTO
Lot (acres)The size of the land the home sits on, from county records.0.05
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
PoolWhether the property has a pool, and what kind, such as in-ground.No

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

E
John Still K-8 SchoolC-
Elementary · Grades KG–8 · 1.1 mi
H
Luther Burbank High SchoolC-
High · Grades 9–12 · 2.5 mi

District: Sacramento City Unified School District

Neighborhood · ZIP 95832These 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.70
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.84
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.118

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.97%
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.19%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.11,882
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,173 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$69,316
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$83,664
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.18 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

8249 Watershed St 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 83% of homes in Meadowview
  • Costs less per square foot than 85% of homes in Sacramento County
  • Bigger than 81% of homes in Meadowview
  • Among the smallest lots in Meadowview
  • Among the newest homes in Meadowview

What homes are worth in Sacramento 95832

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

This home
$271K$762K

This home is worth more than 72% of homes in Sacramento 95832.

How it measures up in Sacramento 95832

The dot is this home. The mark in the middle is the typical home in Sacramento 95832.

Estimated value$448,613
CheaperTypical $385,421Pricier

Pricier than 72% of homes nearby

Price per ft²$255
CheaperTypical $272Pricier

Pricier than 32% of homes nearby

Living area1,759 ft²
SmallerTypical 1,360 ft²Bigger

Bigger than 69% of homes nearby

Lot size2,335 ft²
SmallerTypical 0.15 acBigger

Smaller than almost all homes nearby

Year built2026
OlderTypical 1971Newer

Newer than almost all homes nearby

How 8249 Watershed St ranks against every home in each area.
MeasureThis homeMeadowviewSacramento 95832Sacramento County
Estimated valuepricier than$448,61383% of homes72% of homes33% of homes
Price per ft²pricier than$25526% of homes32% of homes15% of homes
Living areabigger than1,759 ft²81% of homes69% of homes57% of homes
Lot sizebigger than2,335 ft²almost no homesalmost no homes4% of homes
Year builtnewer than2026almost all homesalmost all homesalmost all homes

About 8249 Watershed St

How much is 8249 Watershed St, Sacramento, CA worth?

The TopHap Estimate for 8249 Watershed St, Sacramento, CA is $448,613 as of Aug 30, 2026. The likely range is $428,457 to $468,769. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8249 Watershed St, Sacramento, CA last sell?

8249 Watershed St, Sacramento, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 8249 Watershed St, Sacramento, CA?

8249 Watershed St, Sacramento, CA has 3 bedrooms, 2.5 bathrooms, 1,759 square feet of living space and a 0.05-acre lot.

When was 8249 Watershed St, Sacramento, CA built?

8249 Watershed St, Sacramento, CA was built in 2026, making it 0 years old. The building has 2 stories.

What schools serve 8249 Watershed St, Sacramento, CA?

8249 Watershed St, Sacramento, CA is assigned to John Still K-8 School (elementary), rated C-; Luther Burbank High School (high), rated C-. All sit in Sacramento City Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8249 Watershed St, Sacramento, CA compare to other homes in Sacramento 95832?

Among the 3,075 homes in Sacramento 95832, it is worth more than 72% of them ($448,613 against a typical $385,421), its price per square foot is higher than 32% of them ($255 against a typical $272), it is bigger than 69% of them (1,759 ft² against a typical 1,360 ft²), its lot is bigger than almost none of them (2,335 ft² against a typical 0.15 ac) and it is newer than almost all of them (2026 against a typical 1971). Measured against all of Sacramento County, it is worth more than 33% 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 8249 Watershed St, Sacramento, CA?

The 2025 property tax bill for 8249 Watershed St, Sacramento, CA was $7,756. The county assessed it at $443,381.

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