Natomas is a community (not a city) in the northwestern section of Sacramento, split by Interstate 80 into South Natomas and North Natomas. North Natomas is much newer and it consists mostly of master planned communities built from 2000’s onward. It is also the closest part of Sacramento to the international airport and offers direct access to I 5, I 80, and highway 99. South Natomas is the older, established side with homes primarily built between the 1950s and 1980s. It is bordered by Garden Highway and Discovery Park on the south and I 80 on the north.
Home prices in Natomas are generally more attainable than in East Sacramento or Land Park and more like West Sacramento, where it’s often compared to. The one thing every Natomas buyer needs to understand is that the entire community sits in the Natomas Basin floodplain. Flood insurance is currently required on most federally backed mortgages while levee improvements are being finalized. Treat this as fundamental to the market, not a footnote. If you’re considering purchasing a house in Natomas, make sure that you find out how much more it’s going to add to your monthly housing costs. FYI: In the neighboring city of West Sacramento, flood insurance is not mandatory but recommended.
1) Westlake (North Natomas)
Located west of Truxel Road, Westlake is one of the more established newer neighborhoods in North Natomas. It was designed around a series of man made lakes and water features, which provide a different visual feel than the standard dry tracts nearby.
It offers plenty of walking trails for those looking for outdoor activities. One can find small, affordable condominiums there as well as 4000+ sqft homes with 3 car garage. Since all the homes here were built after 2000, one can expect more mature trees than in the new construction homes nearby. One can find lakeside properties here.
2) Regency Park (North Natomas)
Regency Park sits in the northern portion of North Natomas. It is a well established master planned community that feels a bit more removed from the commercial hustle of the Truxel Road corridor. It features Regency Park Elementary and several large open green spaces.
Unlike Westlake, there are no manmade lakes here and homes tend to be smaller in size and more economical. One can get into a condominium for around $270,000 and a small single family home with 2 beds and 2 bath for about $450,000.
3)Willowcreek (South Natomas)
Willowcreek is a master planned neighborhood situated along the western side of North Natomas, tucked near the I 5 freeway. This location is a favorite for commuters who want to be on the freeway in under two minutes. The homes here are generally single family residences on tighter lots, which keeps the price point slightly more accessible than some of the lakefront Westlake properties.
The neighborhood is close to the The Promenade at Sacramento shopping area, making errands quick and easy. The streets are wide and well lit, with a consistent look and feel across the different phases of construction.
Swallows Nest Country Club is there, for those who are interested in retiring and gulffing. A 2 bedroom 2 bath unit, built in 1982, is currently for sale at $425,000 with an HOA of $611 a month.
4) Natomas Park (North Natomas)
Natomas Park is one of the largest and most recognized master planned neighborhoods in the northern half of the basin. With a population of roughly 15,000, it feels like a city within a city. It is anchored by Natomas Park Elementary, established in 2000, and the main campus of the Natomas Charter School.
Natomas Park HOA Clubhouse is famous in the area: Residents have access to a private gym, multiple pools, and fitness classes. The neighborhood is designed with a heavy emphasis on walking trails and smaller pocket parks that connect different clusters of homes. The architecture is primarily two story stucco homes with tiled roofs, typical of the early 2000s building boom.
The most affordable piece of real estate in Natomas Park are the condominiums on Danbrook, where a 1000 sqft condo sells for around $250,000. Next up would be single family homes of around 1500 sqft going for around $550,000. Just like Regency Park, since there are no lakes and lakefront homes, the most expensive listed home there is see below:
5) Northlake Natomas (North Natomas)
Northlake is located at the northern edge of Natomas and Sacramento city limits. All the homes here are built after 2021.
These neighborhoods feature the latest in home technology and energy efficiency. You will see a lot of solar panels and smart home integrations here. The parks are brand new with modern play structures and drought resistant landscaping.
If one’s looking for newer homes and doesn’t mind smaller lots and tiny backyards, then they have come to the right place. Most units are built on .07 to 0.12 acre lots. There are no condos here and the least priced home here is currently listed for $549,000 and has 3 bedrooms and 2.5 baths.
6) Natomas Creek / Creekside (North Natomas)
Natomas Creek is just to the east of highway 99 and was developed after 2007. This area is also home to the North Natomas Regional Park, a 47 acre hub that hosts summer movie nights and farmers markets.
The homes here are typical of the mid 2000s, with a focus on open floor plans and manageable backyard spaces. The proximity to the Regional Park makes it a popular choice for those who spend a lot of time outdoors.
There are lots of nice and clean condominiums here starting in the high 300’s. There are only a few homes here on larger lots of 0.24 acre. Most everything else is under 0.1 acre, high density, 2 story homes.
7) Natomas Crossing (North Natomas)
Natomas Crossing is a mixed use area running along East Commerce Way and Del Paso Road. It is unique because it blends newer housing stock with significant commercial and educational development.
Living here means you are within walking distance of several restaurants and small businesses. The housing types vary more here than in the deep residential tracts, including some higher density townhomes and modern apartments alongside traditional single family homes.
8) South Natomas (South Natomas)
South Natomas is the established heart of the basin, located south of Interstate 80. The housing here is predominantly from the 1950s through the 1980s. You will find ranch style homes, larger lots, and a much more mature tree canopy than in the north. This area is generally more affordable and lacks the strict HOA oversight found in the master planned tracts.
A unique feature of South Natomas is the presence of major office parks along I 5. A 1982 community plan amendment allowed for millions of square feet of office space, which created a business core sandwiched between quiet residential streets. It is also home to Discovery Park, home of the annual AfterShock concerts.
The most affordable housing in all of Natomas, are the Del Verde condo’s, off of San Juan. A two bedroom one bath is currently selling for $175,000.
9) Northgate / Gardenland Area (South Natomas)
The Northgate and Gardenland area sits on the northern edge of South Natomas, running along Northgate Boulevard. These are long established streets with a mix of mid century homes. The area has a distinct local character, anchored by spots like La Superior Market, which is a destination for authentic Mexican ingredients and prepared foods.
This neighborhood feels very different from the master planned North Natomas. The streets are not part of a gated or heavily restricted community, and the architecture varies house by house. It is served by the Twin Rivers Unified School District, with students typically assigned to Grant Union High School in Del Paso Heights.
Homes here were built in the 1940’s to 1980’s. Currently the most affordable single family home there is a 1 bedroom 1 bath, listed for $275,000.
10) Gateway West / Sundance Lake Area (Central Natomas)
Gateway West and the Sundance Lake pockets sit near the boundary of North and South Natomas. These homes were mostly built in the late 1990s and early 2000s, serving as a bridge between the two eras of Natomas development. You will find a mix of single family homes and townhomes here.
The biggest draw is the proximity to major shopping centers like Natomas Marketplace and The Promenade. You are minutes away from Target, Costco, and Trader Joe’s. It is a very convenient location for those who want to minimize their time spent in the car for daily errands.
There are no condos here and in order to get into a single family house, one is looking at minimum of $469,000 for a 3 bed 2 bath on a small lot of 0.08 acre.
3891 Aetna Springs is a 5 bedroom 3 bath single family on a 0.16 acre lot selling for $735,000.
How to Choose the Right Natomas Neighborhood?
Deciding where to land in Natomas usually comes down to three factors: age, budget, and lifestyle.
If you want a brand new home with the latest energy features and don’t mind a smaller yard or a strict HOA, the northern sections like The Hamptons or Natomas Park are the obvious choice. These areas feel very manicured and consistent.
If you prefer a larger lot, more shade, and a home with more character, South Natomas offers a more traditional suburban feel. You will get more house for your money here, though you should expect to put some of those savings back into home maintenance and updates.
For those who prioritize a short commute or easy access to the airport, the neighborhoods along the I 5 corridor like Willowcreek or Gateway West provide the most direct freeway access. Just be sure to weigh that convenience against the potential for highway noise.
