Above the Yolo County median near 1.32% and the California median near 1.21% (median bill divided by market value, April 2026). The split inside the city is the number that matters: 95691, covering Southport and the newer riverfront development, runs a median around 1.46% and reaches roughly 1.80% at the 90th percentile, while older 95605 — Broderick and Bryte — sits near 1.25%. Same city, two very different monthly payments on the same purchase price. Budget separately for the one-time supplemental bill after closing.

The West Sacramento Area Flood Control Agency — a joint powers authority of the city with Reclamation District 900 and Reclamation District 537 — levies a special benefit assessment for flood-protection capital work that has appeared on Yolo County tax bills since fiscal 2007-08. Unlike a CFD, it is not limited to one subdivision: it was balloted citywide. Reclamation-district charges can appear as their own lines as well. Separately, if the parcel sits in a FEMA Special Flood Hazard Area, a federally backed lender must require a flood insurance policy for the life of the loan — a cost your homeowners policy does not cover.

Two questions to ask before you write an offer: what does this parcel pay toward flood protection, and is it inside or outside the mapped SFHA?

West Sacramento’s CFDs are concentrated in the newer south and riverfront development rather than spread across the city, which is why the 95691 tax rate runs so much higher than 95605. As always the special tax is a fixed dollar amount rather than a percentage, it is set by the district’s rate and method of apportionment, and it can escalate on a published schedule. Older Broderick, Bryte and Southport-adjacent neighborhoods generally carry little or none. Read the actual parcel bill — the CFD line and the flood assessment line are separate items.

Flat, built-out and surrounded by water rather than wildland, West Sacramento stays largely outside the High and Very High zones on CAL FIRE’s 2025 maps, and homes here are generally insurable on the standard admitted market at ordinary rates. Wildfire is not the risk that prices this city — water is.

Valley Clean Energy is the default provider in Davis, Woodland, Winters and unincorporated Yolo County — but not here. West Sacramento is straight PG&E, so budget in the PG&E range, roughly $290/mo at 750 kWh as of June 2026. Worth knowing if you are comparing a West Sacramento home against one across the river on SMUD, where the same usage runs closer to $149/mo: that gap is about $140 a month of real, permanent difference that no listing shows.