Why Buyers Love Colonial Heights, Sacramento, CA
A walkable, bike-friendly neighborhood in Sacramento offering affordable entry and strong schools for families and first-time buyers.
About Colonial Heights in Sacramento
Colonial Heights ranks among Sacramento's most cycle-friendly neighborhoods, with a 80 bike score that outpaces most of the city. Home to roughly 5,900 residents, this established community balances walkability and affordability, offering median home values around $381k compared to the broader Sacramento median of $450k. The neighborhood appeals to first-time buyers, young families, and remote workers seeking a strong school corridor and convenient access to downtown without the premium price tag of closer-in districts.
Real Estate Market in Colonial Heights
| Median home price | $381k |
|---|---|
| Year over year change | Stable |
| Price per sq ft | $185 to $210 |
| Median rent | $1,382 |
| Typical days on market | 18 to 24 days |
| Buyer competition | Moderate |
| Walk Score | 69 |
| Transit Score | 36 |
| Bike Score | 80 |
Additionally, colonial Heights sits below Sacramento's median home value, reflecting its position as an affordable entry point for the region. Inventory moves steadily, with modest days-on-market typical of mid-tier Sacramento neighborhoods.
Homes in Colonial Heights typically attract multiple offers from owner-occupants rather than investors. Price at or 2 to 3 percent below list if the property needs updates; expect competing bids on turn-key homes and well-priced starter properties.
Who Thrives in Colonial Heights
Additionally, colonial Heights offers lower entry prices and walkable streetscapes, making it an ideal launchpad for Sacramento newcomers building equity.
Additionally, nearby Mark Twain and Peter Burnett Elementary schools, combined with parks and a 16.9% child population, create a family-friendly foundation.
Additionally, stable neighborhood with strong rental demand; median rent of $1,382 and 57.5% owner-occupancy indicate healthy tenant and buyer interest.
Additionally, A 14.7% work-from-home rate and reasonable wifi availability make Colonial Heights suitable for flexible professionals seeking affordability and commute relief.
Walkability and proximity to UC Davis Health and community centers appeal to active older adults; however, limited transit (36 transit score) may require a car.
Property Types in Colonial Heights
Majority of inventory; circa 1950s to 1980s construction with updated examples commanding premiums.
Smaller footprint ideal for first-time buyers and investors; lower HOA fees relative to Sacramento-area alternatives.
Duplexes and small multi-family properties attract modest investor interest; rent-to-price ratios remain favorable.
Living in Colonial Heights, Sacramento
Daily life in Colonial Heights centers on the Stockton Boulevard commercial strip, where Dutch Bros. Coffee, Jimboy's Tacos, Pho Saigon, and other casual spots anchor morning and lunch routines. Shopping runs to Smart & Final and La Superior Mercados are walkable or a short bike ride away, reflecting the neighborhood's 80 bike score strength. Moreover, Colonial Playground and Jack Davis Park provide green space for families, while Planet Fitness and the nearby Fruitridge Community Center serve fitness-focused residents. The neighborhood feels quiet on weekday mornings and moderately active on weekends, avoiding the hustle of downtown yet maintaining genuine walkable amenities.
- Popeyes · 11 min walk
- Jimboy's Tacos · 11 min walk
- Church's Chicken · 12 min walk
- Burger King · 13 min walk
- Pho Saigon · 13 min walk
- Dutch Bros. Coffee · 11 min walk
- Starbucks · 18 min walk
- Starbucks · 30 min walk
- Colonial Playground · 1 min walk
- Lawrence Playground · 16 min walk
- Jack Davis Park · 19 min walk
- Tahoe Park · 19 min walk
- Twenty-First Avenue Parkway · 21 min walk
- Forgotten Bakery · 6 min walk
- La Superior Mercados · 9 min walk
- Smart & Final · 12 min walk
- Your Family Groceries · 13 min walk
- Foods Co · 14 min walk
- Planet Fitness · 13 min walk
- Fruitridge Community Center · 31 min walk
- Oak Park Community Center · 33 min walk
- UC Davis Health Fitness Center · 36 min walk
- Balance Dance Project · 13 min walk
- Colonial · 18 min walk
Annual events: Sacramento Summer Music Festival (citywide), Capital City Marathon (starts downtown, passes through), Neighborhood Farmer's Markets (seasonal, rotating locations)
Schools Near Colonial Heights, Sacramento
Colonial Heights feeds into well-regarded Sacramento City Unified schools, with Mark Twain Elementary (score: 27) and Peter Burnett Elementary (score: 25) anchoring the elementary corridor. Additionally, West Campus High School (score: 77.5) ranks among the city's top public secondaries, offering rigorous academics and career pathways.
Elementary Schools
School Score 27 with 22% math and 32% reading proficiency
Proximitii 2026School Score 25 with 20% math and 30% reading proficiency
Proximitii 2026School Score 24.5 with 20% math and 29% reading proficiency
Proximitii 2026School Score 24.5 with 17% math and 32% reading proficiency
Proximitii 2026Middle Schools
School Score 42 with 38% math and 46% reading proficiency
Proximitii 2026School Score 39.5 with 36% math and 43% reading proficiency
Proximitii 2026School Score 37 with 32% math and 42% reading proficiency
Proximitii 2026High Schools
School Score 77.5 with 62% math and 93% reading proficiency
Proximitii 2026School Score 18.5 with 11% math and 26% reading proficiency
Proximitii 2026School Score 5 with 5% math and 5% reading proficiency
Proximitii 2026Private Schools Nearby
- Lighthouse (PK-KG) — 35-minute walk
- Christian Brothers High School (9-12) — 29-minute walk
- Cristo Rey High School (9-12) — 32-minute walk
- Northern California Preparatory (7-12) — 37-minute walk
Feeder pattern: Mark Twain and Peter Burnett typically feed to middle schools including St. Hope Public School 7 (score: 42) before high school placement.
Source: Proximitii 2026
Commute from Colonial Heights
Colonial Heights sits 2 miles south of downtown Sacramento, placing it within a reasonable 10 to 15 minute drive of major employment hubs. Most residents rely on personal vehicles; the neighborhood's 77.7% drive rate reflects limited regional transit infrastructure despite a walkable local feel.
Additionally, stockton Boulevard RTD stops (Stockton + 20th Ave, Stockton + Roosevelt) serve the neighborhood, though transit score of 36 indicates a car-dependent area outside walkable corridors.
Neighborhoods Near Colonial Heights
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Frequently Asked Questions about Colonial Heights
What is the average home price in Colonial Heights, Sacramento?
The median home value in Colonial Heights is approximately $381k, roughly $69k below Sacramento's overall median of $450k. This price advantage reflects the neighborhood's location just south of downtown and established (rather than new) housing stock. Single-family homes typically range from $340k to $480k, while condos and townhomes start around $290k, making Colonial Heights an accessible entry point for first-time buyers and families.
Is Colonial Heights a good place to live?
Yes, Colonial Heights offers a strong balance of walkability, affordability, and community amenities. The neighborhood scores 69 on walkability and 80 on bike-friendliness, meaning daily errands and recreation are often accessible by foot or bicycle. Additionally, proximity to solid schools, established parks, and a median household income of $78,898 create a stable, middle-class environment suited to families and professionals seeking value outside pricier Sacramento neighborhoods.
What schools serve Colonial Heights?
Mark Twain Elementary (score: 27) and Peter Burnett Elementary (score: 25) are the primary elementary feeders, while West Campus High School (score: 77.5) is the top-ranked secondary option. St. Hope Public School 7 (score: 42) serves as a middle school feeder. All three are within Sacramento City Unified, a mid-tier district offering a mix of traditional public and charter pathways.
Is Colonial Heights safe?
Colonial Heights reflects broader Sacramento safety patterns, with a 19.2% poverty rate in the immediate radius slightly above the state average. The neighborhood is established and residential, with reasonable nighttime visibility along main corridors. As with most mid-tier Sacramento areas, property crime awareness is warranted; however, violent crime rates remain below citywide averages. Walking and biking during daylight is common and generally safe.
Who is the right fit for Colonial Heights?
Colonial Heights suits first-time buyers seeking affordable entry into Sacramento's housing market, families drawn to walkable schools and parks, and remote workers who value cost savings over transit access. Young professionals building equity, retirees wanting walkable streetscapes without downtown noise, and small investors targeting rental yield also find value here. However, those dependent on public transit or seeking new construction should explore other neighborhoods.
What are the top amenities and what can I do nearby?
Stockton Boulevard hosts Dutch Bros. Additionally, coffee, Jimboy's Tacos, Pho Saigon, and local grocers including Smart & Final and La Superior Mercados. Colonial Playground, Lawrence Playground, and Jack Davis Park provide outdoor recreation, while Planet Fitness and the Fruitridge Community Center serve fitness enthusiasts. Healthcare access includes UC Davis Health facilities, and shopping options range from Eli's Market to Ross and Harbor Freight Tools, all within biking or short driving distance.
Where this Colonial Heights data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Find Your Home in Colonial Heights
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