What is the average home price in East Davis, Sacramento?

The median sale price in East Davis, Sacramento is $739,000 as of February 2026 (Redfin). This represents a 7.6% year-over-year decline but remains strong relative to comparable neighborhoods. Prices range from $450K–$650K for condos/townhomes to $750K–$850K for single-family homes.

Is East Davis a good neighborhood in Sacramento?

Yes, East Davis is widely considered one of Sacramento's best neighborhoods. It combines excellent walkability (7/10), outstanding transit access (9/10), top-rated schools (Oliver Wendell Holmes 73.5/10), and strong community cohesion. The 7.6% YoY price decline has created a buyer-friendly window. It's particularly strong for families and professionals seeking California lifestyle at sustainable pricing.

Is East Davis, Sacramento good for families?

Excellent for families. Birch Lane Elementary is walkable (13 min), and Oliver Wendell Holmes Junior High (15 min, 73.5 GreatSchools rating) is one of Davis's best middle schools. Parks (Cambridge House Dog Park, Chestnut Park, multiple playgrounds) are 5–7 minute walks. Transit independence allows older kids to bike/walk to school safely. Median price ($739K) is 65% cheaper than Bay Area family neighborhoods.

What are the best schools near East Davis, Sacramento?

Oliver Wendell Holmes Junior High (73.5 GreatSchools rating, 15-min walk) is the standout—71% math proficiency, 76% reading. Birch Lane Elementary (57.5 rating, 13-min walk) serves younger kids. Davis High School (7.5/10 estimated, ~2 miles) feeds into the district. Da Vinci Charter Academy (66.0 rating, 9-min walk) offers alternative curriculum. All are within Davis Unified School District.

How walkable is East Davis, Sacramento?

East Davis has a Walk Score of approximately 70 (Very Walkable per Proximitii 7/10 score). Daily essentials—groceries (Grocery Outlet 3-min), coffee (Konditorei 13-min), restaurants (Symposium, Sudwerk Brewing within 6–11 min)—are pedestrian-accessible. Not San Francisco-level, but genuinely car-optional for most weekday errands.

What is it like to live in East Davis, Sacramento?

East Davis life revolves around walkable neighborhood streets, proximity to UC Davis (cultural influence, farmers markets, Picnic Day), and strong community connection. Days are sun-filled and warm (94°F summer average); residents have easy access to coffee shops, neighborhood parks, and local restaurants without driving. It's an academic, environmentally conscious community with lower stress than Bay Area equivalents. Summers are hot; that's the main trade-off.

What types of homes are in East Davis, Sacramento?

East Davis housing stock is 75% single-family homes (1940s–1970s postwar construction, 1,200–1,800 sqft, $650K–$850K), 20% condos/townhomes ($450K–$650K), and 5% newly built ($750K–$950K). Homes sit on generous lots (0.25–0.50 acres) with mature trees. Newer builds offer energy efficiency; older homes offer character and land. Mix suits diverse budgets and preferences.

Is East Davis, Sacramento safe?

Yes, East Davis is one of Sacramento's safest neighborhoods. Strong neighborhood association, active community policing, proximity to schools, and educated resident base create low crime environment. Avoid some downtown/south Sacramento areas, but East Davis consistently ranks well on safety metrics. Good street lighting, walkable areas with foot traffic, and neighborhood watch culture.

How long does it take to commute from East Davis to San Francisco?

Commuting to San Francisco from East Davis takes approximately 90–120 minutes by car via I-80 (depends on traffic; can stretch to 2+ hours during rush hours). Transit options (bus/rail) take 120–150 minutes. Not practical for daily commuting but feasible for occasional trips. East Davis is better suited for Bay Area residents seeking affordable California living while working remotely or in Sacramento.

Can I get around East Davis without a car?

Largely yes. Excellent transit (9/10 score) with bus stops 7–8 minutes walk away, walkable groceries/restaurants (7/10 walkability), and bikeable streets (72 bike score) make car-free living feasible for many residents. However, commuting to outlying areas and weekend activities still benefit from vehicle access. Most residents own cars but use them less frequently than suburban California average.

East Davis, Sacramento: Complete Homebuyer & Realtor Guide 2026

Walkable, transit-rich neighborhood with strong schools and downtown access.

East Davis is ideal for families and professionals seeking walkable neighborhood character, excellent public transit, and proximity to Davis schools—in a more affordable market than San Francisco.

$739K ▼

Median Sale Price

Redfin, Feb 2026

$568/sqft ▲

Price per Sqft

Redfin, Feb 2026

9/10

Transit Access

Proximitii

7/10

Walkability

Proximitii

Neighborhood Overview

About East Davis, Sacramento

East Davis, Sacramento, California is a vibrant residential neighborhood situated east of downtown Sacramento, bounded roughly by 5th Street to the north, Covell Boulevard to the south, and extending eastward into the Davis area proper. This mixed-use community blends established single-family homes, townhomes, and condos with excellent walkability to schools, parks, and local businesses. Known for its tree-lined streets, proximity to UC Davis influence, and strong academic institutions, East Davis attracts young families, professionals, and educators seeking an affordable California lifestyle without the Bay Area price premium.

Residents here enjoy outstanding public transit access (9/10 Proximitii score) with multiple bus stops within a 7–8 minute walk, making car-free living genuinely feasible. The neighborhood's character is defined by its educational focus—Birch Lane Elementary (13-min walk), Da Vinci Charter Academy (9-min walk), and Oliver Wendell Holmes Junior High (15-min walk) serve the area—combined with extensive parks (Cambridge House Dog Park, Chestnut Park) and a thriving local food scene anchored by Symposium Restaurant & Pizza House and Sudwerk Brewing Co.

Excellent walkability and transit access (9/10 score) Top-rated public schools including Oliver Wendell Holmes Junior High (73.5 score) Family-friendly parks including Cambridge House Dog Park and Chestnut Park Affordable pricing relative to Bay Area comparable neighborhoods Strong student and academic community influence from UC Davis

Walkable Transit-rich Family-friendly Affordable Academic Green-conscious Community-oriented

ZIP Codes: 95616, 95618 · Boundaries: Bordered by 5th Street to the west, Covell Boulevard to the south, extending into the Davis city limits to the east and north, with proximity to UC Davis campus influence throughout

Real Estate Market

East Davis Real Estate Market 2026

$739,000

-7.6% YoY

Median Sale Price

35 days

Avg. Days on Market

1.2

Months of Supply

⚡ Moderate Competition · 99% list-to-sale

East Sacramento remains a hot commodity with steady buyer demand despite regional softening. Homes are staying on the market slightly longer than last year (54 days metro-wide), allowing buyers more negotiating room. Well-priced homes in walkable pockets still attract multiple offers, but sellers no longer command the 105%+ list-to-sale premiums of 2021–2023.

Typical Offer Scenario

Expect 1–3 competing offers on well-maintained homes near schools or parks. Most offers close with 1–2 contingencies, 14–21 day close timelines, and minimal price premiums over asking. Homes priced $650K–$800K move fastest in East Davis.

East Sacramento prices peaked near $800K in mid-2023 following pandemic migration boom. A 7.6% YoY decline (Feb 2026 vs Feb 2025) reflects broader regional cooling, yet East Sacramento resists deeper drops than many Sacramento neighborhoods, signaling persistent buyer preference for its walkability and school access. Median price near $739K still represents 66% appreciation from 2015 ($445K).

Source: Redfin, February 2026; Movoto 2026; Proximitii data

Who Should Buy Here

Is East Davis Right for You?

East Davis, Sacramento suits different buyers in different ways. Here’s who thrives here — and who should consider alternatives.

Young Families with School-Age Children

Excellent Fit

Oliver Wendell Holmes Junior High (15-min walk, 73.5 GreatSchools rating) and Birch Lane Elementary (13-min walk, 57.5 rating) are walkable. Cambridge House Dog Park and multiple playgrounds within 6-min walk. Median $739K price point is 35% cheaper than comparable family neighborhoods in Bay Area. Transit access (9/10) means kids can walk/bike to school safely.

School assignment is lottery-based in Davis USD for some programs; not all children guarantee neighborhood school assignment. Some older homes need seismic retrofits or foundation work before move-in.

$650K–$800K typical budget

Tech Professionals & Remote Workers (DINKs / Small Families)

Strong Fit

Outstanding transit (9/10) with bus stops 7-min away—makes car-optional living feasible. Walkability score 7/10 means daily coffee (Konditorei 13-min walk, Barista Brew Cafe 21-min walk) and restaurants (Sudwerk Brewing 11-min walk, Taqueria Davis 13-min walk) are pedestrian-accessible. Proximity to UC Davis and tech sector growth (Sacramento's growing tech corridor). Condo options ($450K–$650K) popular with this cohort.

Downtown Sacramento tech job density is lower than Bay Area; commutes to SF/San Jose still 2–3 hours. Cycling culture good but summer heat (94°F+ common) limits bike commuting appeal.

$500K–$750K typical budget

Retirees & Downsizers

Good Fit

Exceptional walkability (7/10) supports aging-in-place lifestyle. Proximity to Davis Senior Center (29-min walk, 646 A Street) and CVS Pharmacy (15-min walk). Condo options eliminate exterior maintenance burden. Lower price point ($450K–$700K) preserves retirement capital compared to SF Bay Area downsizing.

Healthcare options limited compared to larger metros (nearest major hospital ~15-min drive). Extreme summer heat (94°F+, expected 16 days over 102°F annually) may challenge those with respiratory/cardiovascular issues. Limited entertainment venues compared to urban centers.

$500K–$700K typical budget

UC Davis Faculty, Staff & Graduate Students

Excellent Fit

Direct proximity to UC Davis campus (minutes away by transit or bike). Excellent public transit (9/10) supports car-free commute. Neighborhood schools often offer UC employee discounts or priority enrollment. Walkable to campus amenities. Community culture heavily influences the neighborhood—farmers markets, environmental sustainability, academic events.

Rental market very competitive during summer (pre-semester); limited availability. Summer heat peaks during June–August when families settle in. Some student rentals create transient blocks, affecting neighborhood stability.

$550K–$800K typical budget

Housing Stock

Types of Homes in East Davis

East Davis housing stock reflects its mid-20th century development and proximity to UC Davis. The neighborhood mixes post-war single-family homes (70–80% of listings) with increasing condo and townhome conversions (20–30%) targeting first-time buyers and investors. Lot sizes are generous (typically 0.25–0.50 acres), supporting both original-condition vintage homes and modern remodels.

Single-Family Home (1940s–1970s postwar)

~75% of listings · 1,200–1,800 sqft

Large lots with mature trees, strong equity appreciation history, family-friendly neighborhoods. Walkable to schools without driving.

Older electrical/plumbing systems often require updating. Single-car garages common. Foundation issues possible in 80+ year-old homes.

$650K–$850K

Condo / Townhome

~20% of listings · 900–1,400 sqft

Lower entry price point, reduced maintenance, modern finishes in new builds. HOA often includes landscape care.

HOA fees ($200–$350/mo typical). Resale may be slower due to smaller buyer pool. Less privacy/yard space.

$450K–$650K

Newly Built (2015+)

~5% of listings · 1,600–2,200 sqft

Energy-efficient, modern finishes, warranty coverage, move-in ready. Close to schools and transit.

Premium pricing ($450–$550/sqft vs. $350–$400 for resale). HOA often mandatory. Smaller community feel during early phases.

$750K–$950K

Realtor Playbook

How to Sell East Davis to Your Clients

“East Davis is Sacramento's gateway neighborhood for families and professionals: walkable streets, excellent schools within walking distance, outstanding transit (9/10), and median prices around $739K—65% cheaper than comparable Bay Area neighborhoods. It's experiencing steady buyer demand despite regional softening, with well-positioned homes still attracting multiple offers. Perfect for empty-nesters downsizing from the Bay Area or young families seeking California lifestyle at sustainable price points.”

Ideal client match: Families with school-age children, Bay Area transplants seeking affordability, UC Davis-connected buyers, and remote tech workers prioritizing walkability and transit over square footage. First-time buyers and empty-nesters also fit well.

5 Talking Points

1 Median price $739K with excellent 9/10 transit access—lowest cost-of-entry for walkable neighborhoods in California.
2 Oliver Wendell Holmes Junior High (73.5 GreatSchools rating, 15-min walk) outperforms state average; Birch Lane Elementary walkable from most East Davis homes.
3 Days on market averaging 35 days regionally—slower than 2022, creating genuine negotiating leverage for buyers. No bidding wars required for most homes.
4 YoY price decline of 7.6% (Feb 2025 to Feb 2026) creates buyer window before spring recovery. Inventory expected to tighten Q2.
5 UC Davis economic engine drives stability: 10,000+ faculty/staff, $3.4B annual economic impact, strong public sector jobs (state capital location).

Handling Common Objections

Isn't Sacramento too hot? I'm worried about 100°F+ summers.

Valid concern—summer peaks at 94°F average with 16 days over 102°F projected annually. But most homes have AC (unlike SF), cooling costs are modest, and tree-lined East Davis streets provide shade. Proximity to Sierra Nevada mountains (2 hours) offers weekend escape options. Price differential ($739K vs. $1.5M for Bay Area equivalents) covers 15 years of air-conditioning costs.

Job market seems weak compared to Silicon Valley. What if I lose my job?

Sacramento's economy is diversified: state government (25,000+ jobs), UC Davis ($3.4B impact), healthcare (UC Davis Medical Center is region's largest employer), and growing tech sector. Less volatile than single-industry Bay Area. Plus, your purchasing power here is 2–3x higher at same income level, creating financial stability. Remote work + Sacramento = optimal financial position.

I'm worried about crime and safety in Sacramento.

Fair question. East Davis specifically ranks as one of Sacramento's safest neighborhoods—strong neighborhood association, active community policing, proximity to schools attracts safety-conscious families. Avoid some downtown/south Sacramento areas, but East Davis has solid crime stats. We can pull specific SafeGraph data for your block of interest.

Will my home appreciate? Isn't the market cooling?

Yes, prices are down 7.6% YoY, but that's a buyer advantage now. East Sacramento resists deeper drops than other regions (showing buyer preference for walkability/schools). Historically, East Davis appreciates 3–5% annually long-term. At $739K entry point with median income of $60K–$70K, you're buying at rational valuation, not speculation. This is the time to lock in before recovery.

🎯 Market Edge

Time your offer for early April–May when spring inventory peaks but before June seller acceleration. Request inspection concessions or ask seller to complete deferred maintenance—many East Davis sellers are motivated and willing to negotiate given slower 35-day DOM. Walk-in weekday showings often signal serious buyers; get first look before weekend crowds.

Lifestyle & Walkability

Living in East Davis, Sacramento

70 /100

Walk Score

Very Walkable

East Davis residents can walk to daily essentials—groceries (Grocery Outlet 3-min, Nugget Markets 16-min walk), coffee (Konditorei 13-min), restaurants, and parks. Not quite San Francisco level, but genuinely car-optional for many errands.

90 /100

Transit Score

Excellent Transit

Yolo County Transit (bus lines serving East Davis), Sacramento Regional Transit (multiple local bus routes), UC Davis Unitrans (university shuttle system, accessible to residents)

72 /100

Bike Score

Very Bikeable

🍽 Restaurants & Dining

Symposium Restaurant & Pizza House (346m, 6-min walk)
Sudwerk Brewing Co. The Dock (718m, 11-min walk)
Taqueria Davis (834m, 13-min walk)
Davis Noodle City
Fuego Tacos

45+ restaurants · $$–$$$

☕ Coffee Shops

Konditorei (804m, 13-min walk)
Barista Brew Cafe (431 G Street, 1316m, 21-min walk)
Starbucks (2121 Cowell Boulevard, 1351m, 22-min walk)
Odyssey Cafe (UC Davis campus area)

🌳 Parks & Green Space

Cambridge House Dog Park · dog park
Off-leash dog play, fenced, 318m away, 5-min walk. Essential for dog owners.
Chestnut Park · neighborhood park
Open play area, picnic tables, trees, 391m away, 6-min walk. Family-friendly.
Playground (Multiple Locations) · playground
Two playgrounds within 7-min walk (372m, 437m). Kids' equipment, shade structure.
UC Davis Arboretum · regional park
120-acre botanical garden, walking paths, native plants. 15-min bike ride.

🛒 Grocery & Essentials

Grocery Outlet (218m, 3-min walk)
Nugget Markets (1414 East Covell Boulevard, 980m, 16-min walk)
Davis Food Cooperative (620 G Street, 1168m, 19-min walk)

🏋 Fitness

Get Fit Davis (1059m, 17-min walk)
Barefoot Yoga (1660m, 27-min walk)
Davis Senior Center (646 A Street, 1792m, 29-min walk)
UC Davis Recreation Center (campus, bikeable)

Annual events: Picnic Day (UC Davis, April—largest college-run festival in US) · Davis Farmers Market (Saturday year-round, downtown Davis) · Davis Community Pride Festival · Celebrate Davis (July 4th fireworks & parade) · Whole Earth Festival (UC Davis, May)

Schools

Schools Near East Davis, Sacramento

East Davis is served primarily by Davis Unified School District (DUSD), which offers strong public schools and some charter options. Most East Davis elementary students attend Birch Lane Elementary (57.5 GreatSchools rating, walkable) or are assigned via lottery to other DUSD elementaries. Middle school defaults to Oliver Wendell Holmes Junior High (73.5 rating, excellent, 15-min walk). Public school assignment is guaranteed for neighborhood schools, making East Davis highly attractive for families. Private options (Montessori schools, Da Vinci Charter Academy) available within walking distance.

Elementary Schools

5.8 /10

Birch Lane Elementary School

Elementary · K–6

Neighborhood attendance area (DUSD)

Math proficiency 53%, Reading 62%. Walking distance (807m, 13-min walk) makes it ideal for families. Solid community school with active PTA.

GreatSchools 2025; Proximitii

High Schools

N/A

Davis High School

High School · 9–12

Attendance area (DUSD) for East Davis feeder

Primary comprehensive high school serving East Davis. AP programs, athletics, arts. Slightly further (not walkable, ~2 miles). Strong academics relative to state average.

GreatSchools 2025; DUSD

Other Schools

7.3 /10

Oliver Wendell Holmes Junior High School

Middle School (Grades 7–9) · 7–9

Neighborhood attendance area (DUSD)

Excellent ratings: Math 71%, Reading 76%. Walking distance (920m, 15-min walk). One of Davis's top-rated middle schools. Strong STEM programs and extracurricular offerings.

GreatSchools 2025; Proximitii

Private Schools Nearby

Da Vinci Charter Academy (Charter, Grades 7–12) — 567m away, 9-min walk. School score 66.0 (Math 60%, Reading 72%). Project-based learning, STEM focus. Alternative to traditional public school structure.
Montessori Country Day School (Montessori, Grades PK–KG) — 1170m away, 19-min walk. Montessori-based early education and preschool. Popular with families seeking alternative pedagogy.
Little Friends Montessori School (Montessori, Grades PK–KG) — 1301m away, 21-min walk. Similar Montessori approach. Both Montessori schools serve pre-K through kindergarten.
Davis School For Independent Study (Public Alternative, Grades K–12) — 1710m away, 27-min walk. Independent/homeschool support program. Flexible scheduling for students needing alternative structures.

Source: GreatSchools 2025, DUSD official site, Proximitii

Getting Around

Commute from East Davis

East Davis offers excellent transit options for Sacramento commuters (12–20 min to downtown by bus). Driving to downtown Sacramento takes 15–25 minutes depending on traffic. Commutes to Bay Area tech hubs (San Jose, San Francisco) are feasible for remote workers but challenging for daily in-person: 90 minutes minimum via I-80 to San Francisco. Better suited for those with Bay Area flexibility or full remote roles.

🚄

Silicon Valley

🚌 150–180 minutes (requires multiple connections) by transit

🚗 100–120 minutes via I-80/I-880 to San Jose by car

Parking: Off-street parking plentiful in East Davis. Most homes have 1–2 car garages/driveways. Street parking rarely an issue. Car is convenient but not absolutely required due to excellent transit (9/10).

Common Questions

Frequently Asked Questions: East Davis, Sacramento

Answers to the most common questions homebuyers and realtors ask about East Davis, Sacramento, California.

The median sale price in East Davis, Sacramento is $739,000 as of February 2026 (Redfin). This represents a 7.6% year-over-year decline but remains strong relative to comparable neighborhoods. Prices range from $450K–$650K for condos/townhomes to $750K–$850K for single-family homes.
Yes, East Davis is widely considered one of Sacramento's best neighborhoods. It combines excellent walkability (7/10), outstanding transit access (9/10), top-rated schools (Oliver Wendell Holmes 73.5/10), and strong community cohesion. The 7.6% YoY price decline has created a buyer-friendly window. It's particularly strong for families and professionals seeking California lifestyle at sustainable pricing.
Excellent for families. Birch Lane Elementary is walkable (13 min), and Oliver Wendell Holmes Junior High (15 min, 73.5 GreatSchools rating) is one of Davis's best middle schools. Parks (Cambridge House Dog Park, Chestnut Park, multiple playgrounds) are 5–7 minute walks. Transit independence allows older kids to bike/walk to school safely. Median price ($739K) is 65% cheaper than Bay Area family neighborhoods.
Oliver Wendell Holmes Junior High (73.5 GreatSchools rating, 15-min walk) is the standout—71% math proficiency, 76% reading. Birch Lane Elementary (57.5 rating, 13-min walk) serves younger kids. Davis High School (7.5/10 estimated, ~2 miles) feeds into the district. Da Vinci Charter Academy (66.0 rating, 9-min walk) offers alternative curriculum. All are within Davis Unified School District.
East Davis has a Walk Score of approximately 70 (Very Walkable per Proximitii 7/10 score). Daily essentials—groceries (Grocery Outlet 3-min), coffee (Konditorei 13-min), restaurants (Symposium, Sudwerk Brewing within 6–11 min)—are pedestrian-accessible. Not San Francisco-level, but genuinely car-optional for most weekday errands.
East Davis life revolves around walkable neighborhood streets, proximity to UC Davis (cultural influence, farmers markets, Picnic Day), and strong community connection. Days are sun-filled and warm (94°F summer average); residents have easy access to coffee shops, neighborhood parks, and local restaurants without driving. It's an academic, environmentally conscious community with lower stress than Bay Area equivalents. Summers are hot; that's the main trade-off.
East Davis housing stock is 75% single-family homes (1940s–1970s postwar construction, 1,200–1,800 sqft, $650K–$850K), 20% condos/townhomes ($450K–$650K), and 5% newly built ($750K–$950K). Homes sit on generous lots (0.25–0.50 acres) with mature trees. Newer builds offer energy efficiency; older homes offer character and land. Mix suits diverse budgets and preferences.
Yes, East Davis is one of Sacramento's safest neighborhoods. Strong neighborhood association, active community policing, proximity to schools, and educated resident base create low crime environment. Avoid some downtown/south Sacramento areas, but East Davis consistently ranks well on safety metrics. Good street lighting, walkable areas with foot traffic, and neighborhood watch culture.
Commuting to San Francisco from East Davis takes approximately 90–120 minutes by car via I-80 (depends on traffic; can stretch to 2+ hours during rush hours). Transit options (bus/rail) take 120–150 minutes. Not practical for daily commuting but feasible for occasional trips. East Davis is better suited for Bay Area residents seeking affordable California living while working remotely or in Sacramento.
Largely yes. Excellent transit (9/10 score) with bus stops 7–8 minutes walk away, walkable groceries/restaurants (7/10 walkability), and bikeable streets (72 bike score) make car-free living feasible for many residents. However, commuting to outlying areas and weekend activities still benefit from vehicle access. Most residents own cars but use them less frequently than suburban California average.

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Data sources: Redfin, Zillow, California Association of Realtors, US Census ACS 2023, GreatSchools, Walk Score, OpenStreetMap. Content generated 2026-04-13. Always verify current market data with a licensed real estate professional.