Showing Composite Average
Composite Average
2 S · 5 B · 0 N
Sellers / Buyers / Neutral
Sacramento County
3 S · 3 B · 1 N
Sellers / Buyers / Neutral
Placer County
4 S · 2 B · 1 N
Sellers / Buyers / Neutral
El Dorado County
2 S · 4 B · 1 N
Sellers / Buyers / Neutral
- Composite Average: 2 Sellers, 5 Buyers, 0 Neutral
- Sacramento County: 3 Sellers, 3 Buyers, 1 Neutral
- Placer County: 4 Sellers, 2 Buyers, 1 Neutral
- El Dorado County: 2 Sellers, 4 Buyers, 1 Neutral
Median and 12-MMA are price levels and are not counted. No single metric or number tells the market story. Tallies show how many stance gauges currently favor Sellers, Buyers, or Neutral. Read them together with price level, inventory, and the major forces — not as a forecast and not as a decision.
Composite Average
Permalink /averages| Metric | |||||||||
|---|---|---|---|---|---|---|---|---|---|
| COMPOSITE VALUE | $591,000 | $593,500 | -2,500 (▼) | -0.4 (UP) | 2.7 | -7% | 30 | -1.0 | 74% |
| — | — | BUYERS | BUYERS | SELLERS | BUYERS | BUYERS | BUYERS | SELLERS | |
| — | — | pos = SELLERS · 0 = NEUTRAL · neg = BUYERS | pos = SELLERS · 0 = NEUTRAL · neg = BUYERS | <4 = SELLERS · 4–6 = NEUTRAL · >6 = BUYERS | pos = SELLERS · 0 = NEUTRAL · neg = BUYERS | >50 = SELLERS · 50 = NEUTRAL · <50 = BUYERS | pos = SELLERS · 0 = NEUTRAL · neg = BUYERS | >50% = SELLERS · 50% = NEUTRAL · <50% = BUYERS | |
| Rank | — | — | — | — | — | — | — | — | — |
| Lows / Highs | — | — | — | — | — | — | — | — | — |
| Summary | Composite Average shows 2 metrics favoring Sellers, 5 favoring Buyers, and 0 Neutral. Median is below its 12-MMA. Median and 12-MMA are price levels, not stance gauges (2 Sellers / 5 Buyers / 0 Neutral). | ||||||||
vs vs
Composite (52-zip average) · 8 years. Dollars on the left. Þ on the right (zero = no force).
Composite momentum
Price momentum (Þ) across 52 zip codes · 08-26
- Up
- 27
- Down
- 24
- Above zero
- 20
- Swing
- 3
- Average Þ
- -0.32
- Spread
- 25.0
52% of zips
46% of zips
positive Þ
27 up / 24 down
buyer
max 95864 · min 95605
Monthly tally of zip codes — Up, Down, No Change. Not an average. 8 years.
08-26: 27 Up (28 last month, 22 last year). 24 Down (22 last month, 28 last year). 1 NC. Swing 3 (27 Up, 24 Down). 52 zips tracked.
Last Up high 48 (05-21). Last Up low 1 (08-06). Last Down high 48 (12-22). Last Down low 4 (05-21).
Zip codes with positive median Þ (Þ > 0) vs the 52-zip average median. Positive Þ favors Sellers. 8 years.
Average median $591,000, -1.3% MoM, 0.3% YoY, peaked 05-22. 20 zips in the Buy Zone (Þ > 0).
Last Buy Zone high 52 (10-22). Last Buy Zone low 0 (02-10).
Metric charts · Composite (52-zip average)
One chart per stance metric for this geography. Hover a point for the value.
Distribution by metric
Zip-level distribution for each metric (52 areas). Tap a bar to open that geography.
Major forces
Macro inputs used alongside local MLS composites. Tap a navy term? for the definition. Each series has its own chart.
6.89%
89.4
51.7
35
689
Sac/Roseville employment
1,099.1k
843.8k
255.3k
895
81,771
26
63
-109
Zip detail
52 rows · tap a header to sort · tap a row to open its geography report
| 95746 | Granite Bay 95746 | PL | $1,125,000 | $1.26M | 1.9 | 2.8 | 48% | 38 | 0.4 | 57% |
| 95864 | Arden 95864 | SA | $1,010,000 | $872k | 11.3 | 2.0 | 131% | 33 | 2.0 | 68% |
| 95762 | El Dorado Hills 95762 | ED | $920,000 | $929k | -3.5 | 3.5 | 18% | 36 | -0.3 | 86% |
| 95818 | Land Park 95818 | SA | $865,000 | $763k | 4.7 | 2.5 | -144% | 35 | -0.8 | 62% |
| 95650 | Loomis 95650 | PL | $831,000 | $949k | -3.6 | 3.1 | 64% | 44 | 2.8 | 82% |
| 95819 | East Sac 95819 | SA | $825,000 | $791k | 2.6 | 1.6 | -217% | 34 | 1.2 | 66% |
| 95765 | Rocklin 95765 | PL | $808,000 | $739k | -1.9 | 4.1 | -21% | 20 | -5.7 | 58% |
| 95677 | Rocklin 95677 | PL | $803,000 | $701k | 0.2 | 1.9 | 83% | 41 | -1.1 | 65% |
| 95630 | Folsom 95630 | SA | $795,000 | $776k | -1.2 | 2.0 | 36% | 42 | -0.2 | 75% |
| 95661 | Roseville 95661 | PL | $760,000 | $742k | 5.7 | 1.4 | -20% | 23 | 2.1 | 100% |
| 95831 | Pocket 95831 | SA | $735,000 | $685k | 1.5 | 1.2 | 42% | 47 | 0.9 | 83% |
| 95757 | Elk Grove 95757 | SA | $691,000 | $688k | -4.2 | 2.3 | 16% | 31 | -0.4 | 63% |
| 95628 | Fair Oaks 95628 | SA | $680,000 | $664k | 4.8 | 2.6 | -45% | 34 | -1.2 | 63% |
| 95682 | Cameron Pk 95682 | ED | $675,000 | $697k | 1.9 | 3.4 | -67% | 31 | -2.9 | 61% |
| 95747 | Roseville 95747 | PL | $663,000 | $657k | 1.3 | 2.8 | -44% | 45 | -1.3 | 85% |
| 95816 | Downtown 95816 | SA | $660,000 | $742k | -1.9 | 5.3 | -66% | 39 | -1.1 | 60% |
| 95648 | Lincoln 95648 | PL | $648,000 | $625k | -0.1 | 3.1 | -39% | 42 | -2.5 | 79% |
| 95691 | West Sac 95691 | YO | $640,000 | $591k | 3.2 | 3.1 | -55% | 32 | -0.6 | 51% |
| 95603 | Auburn 95602+95603 | PL | $635,000 | $674k | -0.6 | 2.9 | 2% | 23 | -0.6 | 76% |
| 95742 | Rancho Cordova 95742 | SA | $619,000 | $609k | -3.3 | 5.9 | -9% | 40 | -10.7 | 71% |
| 95829 | Vineyard 95829 | SA | $610,000 | $592k | -1.9 | 3.8 | -81% | 31 | -5.4 | 53% |
| 95624 | Elk Grove 95624 | SA | $600,000 | $636k | -2.5 | 2.2 | -33% | 33 | 0.4 | 79% |
| 95758 | Elk Grove 95758 | SA | $595,000 | $576k | -2.1 | 2.1 | 148% | 5 | -2.1 | 66% |
| 95835 | Natomas 95835 | SA | $592,000 | $584k | 1.8 | 3.2 | 7% | 22 | -3.6 | 83% |
| 95667 | Placerville 95667 | ED | $590,000 | $578k | 4.9 | 4.8 | 23% | 40 | -1.6 | 75% |
| 95662 | Orangevale 95662 | SA | $565,000 | $580k | -2.2 | 1.5 | 221% | 36 | 0.0 | 55% |
| 95608 | Carmichael 95608 | SA | $560,000 | $586k | -1.8 | 2.5 | 47% | 34 | -0.2 | 63% |
| 95610 | Citrus Heights 95610 | SA | $541,000 | $530k | 0.6 | 1.9 | -62% | 27 | -1.8 | 76% |
| 95670 | Rancho Cordova 95670 | SA | $535,000 | $508k | -0.9 | 1.9 | 115% | 31 | -0.9 | 112% |
| 95678 | Roseville 95678 | PL | $525,000 | $565k | -4.2 | 2.2 | -60% | 26 | -0.4 | 74% |
| 95821 | Arden 95821 | SA | $500,000 | $528k | -0.8 | 3.1 | -76% | 27 | -1.2 | 56% |
| 95833 | Natomas 95833 | SA | $499,000 | $489k | 3.3 | 1.6 | -43% | 23 | -2.3 | 60% |
| 95834 | Natomas 95834 | SA | $495,000 | $492k | -7.3 | 2.9 | 5% | 23 | -4.1 | 59% |
| 95843 | Antelope 95843 | SA | $490,000 | $507k | -1.2 | 2.3 | -147% | 18 | -1.5 | 62% |
| 95826 | College Greens 95826 | SA | $486,000 | $483k | -2.5 | 2.1 | -20% | 22 | -0.8 | 77% |
| 95827 | Rosemont 95827 | SA | $485,000 | $484k | -0.5 | 2.4 | 102% | 21 | 0.0 | 109% |
| 95621 | Citrus Heights 95621 | SA | $478,000 | $474k | -2.2 | 1.5 | 18% | 25 | -3.5 | 114% |
| 95817 | Oak Park 95817 | SA | $459,000 | $515k | -0.2 | 3.5 | -147% | 25 | -5.2 | 52% |
| 95828 | Florin 95828 | SA | $450,000 | $469k | -3.2 | 2.7 | 14% | 29 | -0.3 | 70% |
| 95841 | North Sac 95841 | SA | $443,000 | $467k | 2.0 | 2.1 | -96% | 37 | 0.4 | 25% |
| 95823 | Franklin 95823 | SA | $439,000 | $439k | -0.9 | 1.5 | 127% | 35 | 1.2 | 79% |
| 95673 | Rio Linda 95673 | SA | $435,000 | $456k | 2.3 | 2.4 | 340% | 26 | 2.1 | 76% |
| 95822 | Greenhaven 95822 | SA | $430,000 | $449k | -0.4 | 1.5 | -21% | 26 | 1.8 | 100% |
| 95820 | Elder Creek 95820 | SA | $425,000 | $416k | 1.6 | 2.5 | -46% | 27 | -0.7 | 61% |
| 95842 | Foothill Farms 95842 | SA | $425,000 | $432k | -1.5 | 1.8 | -89% | 19 | -1.9 | 84% |
| 95825 | Arden 95825 | SA | $423,000 | $507k | 1.9 | 2.2 | -189% | 28 | -2.0 | 85% |
| 95824 | Fruitridge 95824 | SA | $415,000 | $387k | 1.8 | 3.0 | 2% | 15 | 0.5 | 100% |
| 95605 | West Sac 95605 | YO | $402,000 | $465k | -13.7 | 1.4 | -68% | 29 | 1.6 | 100% |
| 95660 | North Highlnds 95660 | SA | $389,000 | $395k | -1.8 | 2.5 | 55% | 25 | -0.4 | 95% |
| 95838 | Del Paso Hts 95838 | SA | $358,000 | $393k | -0.6 | 4.3 | -70% | 33 | -0.3 | 69% |
| 95815 | Arden 95815 | SA | $347,000 | $352k | -3.3 | 3.6 | 22% | 23 | -2.2 | 89% |
| 95726 | Pollock Pines 95726 | ED | $339,000 | $379k | -3.8 | 7.0 | -183% | 26 | -3.1 | 70% |
Glossary
Hover or tap a navy-highlighted term (dashed yellow underline + yellow “?”) for the definition. Terms are part of the published app. Additions, edits, and deletes are made in Build Mode, not on this page.
- Wise Market Intelligence System™
- Emerson Real Estate’s proprietary read of Sacramento Metro housing from Metrolist data across 3 counties and 52 zip codes. Not a prediction and not legal advice.
- Median Price
- Closed median sale price from Metrolist. Distressed sales excluded. A price level, not a buyer/seller stance gauge.
- Median Price 12-MMA
- 12-month moving average of median price. Smooths one-month noise so Divergence and Momentum have a baseline. A price level, not a stance gauge.
- Median Price Divergence™
- Median minus 12-MMA, in dollars. Positive favors Sellers, zero is Neutral, negative favors Buyers. The ▲/▼ count is consecutive months on that side of the 12-MMA.
- Median Price Momentum™
- Direction and force of the 12-MMA change (Þ). Positive favors Sellers, zero Neutral, negative Buyers. UP/DN is the latest monthly move of Þ, not the sign of Þ itself.
- Momentum Swing Indicator™
- Monthly tally of zip codes whose median Þ moved Up, Down, or No Change. Not an average. Swing is the gap between Up and Down counts that month.
- Momentum Buy Zone
- Count of zip codes with positive median Þ (Þ > 0). That count is the Buy Zone — it favors Sellers. Plotted against the 52-zip average median.
- Months of Inventory
- How long the active listing stock would last at the current sales pace. Under 4 favors Sellers, 4–6 Neutral, over 6 favors Buyers.
- Sweat Index™
- Emerson Real Estate supply/demand stress index. Positive favors Sellers, zero Neutral, negative favors Buyers.
- Market Activity Index™
- Activity vs a 50 baseline. Above 50 favors Sellers, 50 Neutral, below 50 favors Buyers.
- Lean Score™
- Listing phases measured - New, Pended, Sold, Canceled, # Offers, Active, CDOM. Positive = Seller Lean; negative = Buyer Lean. Defined at zip, county, and composite average levels.
- Housing Appetite™
- Pended listings divided by new listings. Above 50% favors Sellers, 50% Neutral, below 50% favors Buyers.
- Composite Average
- Equal-weight average of the 52 tracked zip codes (not a sales-weighted metro median). Used as the baseline row in every geography report.
- Favoring
- Which side of the market that metric currently supports: SELLERS (green), BUYERS (red), or NEUTRAL. Median and 12-MMA are price levels and do not favor a side.
- Gauge
- The decision rule for that metric’s Favoring call. Same rule at zip, county, and composite.
- 30-year mortgage rate
- Average 30-year fixed contract rate. Cost of money. Higher rates typically cool buyer demand and stretch affordability. Freddie 30 yr fixed (http://www.mortgagenewsdaily.com/mortgage_rates/charts.asp)
- Consumer Confidence Index
- Conference Board household-outlook index. Rising confidence supports housing demand; falling confidence weighs on it. (https://www.conference-board.org/topics/consumer-confidence)
- Consumer Sentiment
- University of Michigan consumer sentiment. A second household-mood series used with CCI, not a local MLS metric. (http://www.sca.isr.umich.edu/)
- Housing Market Index
- NAHB builder sentiment (present sales, traffic, future sales). Leading read on new-home supply appetite. (https://www.nahb.org/News-and-Economics/Housing-Economics/Indices/Housing-Market-Index)
- New Home Permits (last month)
- Building permits authorized. Leading indicator of future new-home supply, lagged before closings. SAC RSVL Metro (http://www.census.gov/construction/bps/msamonthly.html)
- Private employment
- Private-sector jobs in the Sacramento-Roseville MSA, thousands. Strips out government payroll. SMU06409000500000001 (http://data.bls.gov/cgi-bin/srgate)
- Government employment
- Government jobs in the Sacramento-Roseville MSA, thousands. A large local payroll share. SMU06409009000000001 (http://data.bls.gov/cgi-bin/srgate)
- Single-family starts
- Single-family housing starts. New construction pace feeding future inventory. (https://www.nahb.org/News-and-Economics/Housing-Economics/Indices/Housing-Market-Index)
- Construction spending
- Construction spending series used as a major-force input alongside local MLS composites. (https://www.census.gov/economic-indicators/econ/currentdata/?programCode=VIP&startYear=2002&endYear=2026&categories[]=00XX&dataType=T&geoLevel=US&adjusted=0¬Adjusted=1&errorData=0#table-results)
- New Homes Sold
- New homes sold in the major-forces sheet. Thin local new-home activity vs resale stock. (https://www.census.gov/economic-indicators/econ/currentdata/?programCode=RESSALES&startYear=2000&endYear=2026&categories[]=SOLD&dataType=COMPED&geoLevel=US&adjusted=0¬Adjusted=1&errorData=0#bar077)
- Nonfarm payrolls
- National nonfarm payroll change (thousands). Macro jobs pulse; not a Sacramento MLS print. NFP 3rd OTM (https://www.bls.gov/web/empsit/cesnaicsrev.htm)
- NFP revision
- Revision to prior nonfarm payrolls. Large negative revisions mean the first print overstated jobs. NFP 3rd OTM Rev (https://www.bls.gov/web/empsit/cesnaicsrev.htm)
Metrolist (distressed sales excluded from housing composites). Figures compiled from Metrolist for Sacramento, Placer, and El Dorado counties (52 tracked zip codes). Not a prediction and not legal advice. Jay Emerson, Broker, Emerson Real Estate — Cal DRE# 01788488.