The story of this market
The typical home in ZIP 95991 sells for about $459,000, or $265 per square foot.
Prices are down 2.5% from a year ago, which gives buyers more room to negotiate. Homes take about 35 days to sell. HUD's fair market rent for a two-bedroom is $1,600 a month.
ZIP 95991 — Yuba City
The Yuba City 95991 housing market is currently a seller's market, characterized by steady demand and limited inventory. While median prices have seen a slight year-over-year decline, the market remains active with homes selling relatively quickly. Buyers are showing price sensitivity, but the overall outlook remains stable as the area continues to attract residents seeking affordability.
This ZIP code is well-suited for family buyers and first-time homeowners seeking more affordable housing options compared to the Sacramento metro area. It also attracts commuters who work in the surrounding agricultural and service sectors.
Median prices moved down 2.5% year over year.
Homes spend a median of 35 days on market with 3.2 months of supply — a fast-moving market.
12% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.5% · poverty 14.0% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 95991, Sutter County CA
Crime rates in Yuba City are generally consistent with regional averages for the Central Valley, with property crime being the primary concern. Local law enforcement maintains active community outreach programs to address neighborhood safety.
Schools in the 95991 area are primarily served by the Yuba City Unified School District, which offers a mix of traditional and magnet programs. Performance ratings are varied, with several elementary schools receiving moderate marks for student progress.
The area faces moderate flood risk due to its proximity to the Feather River, necessitating participation in flood insurance programs for many properties. Wildfire risk is generally lower than in the surrounding foothills, though smoke impacts during fire season are common.
Economic momentum is driven by the agricultural sector, healthcare, and retail expansion along the Highway 99 corridor. Recent development includes new residential subdivisions on the city's periphery and ongoing infrastructure improvements to support population growth.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Residents primarily commute via Highway 99, which serves as the main artery connecting Yuba City to employment hubs in Marysville and the greater Sacramento region. Public transit options are limited, making personal vehicle ownership essential for most commuters.
The area features several community parks, including Gauche Aquatic Park and various neighborhood greenbelts. Shopping and dining are concentrated along the Highway 99 corridor, with proximity to the Feather River providing opportunities for outdoor recreation.
The rental market is characterized by moderate vacancy pressure and a mix of single-family rentals and apartment complexes. Rent growth has stabilized recently, reflecting broader regional economic trends.
The local economy is anchored by agriculture, food processing, and healthcare services. Major employers include regional medical centers and public school districts.
Highway 99 is the primary transit corridor, facilitating regional travel. Local bus services provide limited coverage within the city limits.
Development is focused on expanding residential capacity on the city's northern and western edges, with ongoing commercial interest along the main highway corridors.
The Sutter County Assessor's office manages property valuations, adhering to Proposition 13 guidelines for assessment increases.
Parcels are subject to various special districts, including school districts, water agencies, and flood control districts managed by the county.
Property insurance premiums are rising due to regional wildfire risks and flood zone designations, impacting overall housing affordability.
The region has seen modest net domestic migration as residents seek more affordable housing options outside of the primary Bay Area and Sacramento hubs.
California operates as a non-judicial foreclosure state, with a standard notice of default and trustee sale process.
Sellers are required to provide a comprehensive Transfer Disclosure Statement detailing the physical condition of the property.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Features swimming pools and recreational facilities for the community.
Provides access to fishing, boating, and riverside trails.
A popular paved path for cycling and walking connecting various parts of the city.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.