Side-by-Side Comparison of Sacramento-Area 55+ Communities

Here is a factual, side-by-side look at the 55+ and life plan communities I track around Sacramento, Placer, El Dorado, and Yolo counties. Figures are approximate and dated, and they change, so check with me for current numbers on any home.

What is each community known for?

Every community has a personality. Here’s a plain, factual look at what each one is known for, plus any awards or recognition I could verify with a named source and year. Builders’ own marketing phrases like “award-winning” aren’t counted unless a specific award is named.

Do you buy a home or buy in?

There are two different ways to move into a senior community, and it’s worth knowing which one you’re looking at before you fall in love with a clubhouse.

In a 55+ community, you buy a home and own it. You can usually finance it, you pay HOA dues, and your equity stays yours. There’s no care on site, so a later move may still come.

Buying at 62 or older? A reverse mortgage made for home purchases can help you buy in a 55+ community with no monthly mortgage payment afterward. You still pay property taxes, insurance, and HOA dues, and it’s different for everyone, so here’s how a reverse mortgage works for a 55+ purchase.

In a life plan community, sometimes called a CCRC, you pay an entrance fee plus a monthly fee under a contract. You usually don’t own real estate. You get access to higher levels of care as you need them, and what comes back to you or your heirs depends on the refund terms in the contract. Some refunds shrink every year until nothing is left. Read more in 55+ community or life plan community: which one fits? and what happens to the entrance fee when you die.

Prices, HOA dues, and Mello-Roos

HOA dues pay for the lodges, pools, fitness centers, staff, and common grounds. In some communities they also cover front-yard care. Dues tend to rise over time as budgets and reserve studies change, so ask for the budget and reserve study before you buy. Here’s what an HOA gets you and why dues change.

Golf, pickleball, pools, dining, and travel

This is where communities feel most different. Some are built around golf and restaurants. Others are smaller, with one clubhouse and a tight-knit club calendar. Nature matters too: lakes, ponds, trails, and open space draw a lot of buyers, and in some communities fences aren't allowed at all.

Who runs the activities, and where’s the nearest hospital?

A full-time lifestyle or activities director makes a big difference in how busy a community feels, especially when you’re new. So do organized day trips, since you don’t have to plan everything yourself. And no matter how healthy you are today, it helps to know which hospitals are close.

Is there transportation, and how close are the hospitals?

Most 55+ communities don’t run their own shuttle, so it helps to know what city and county ride services reach each address before you need them. Life plan communities are different: Eskaton Village Carmichael, Eskaton Village Roseville, and University Retirement Community at Davis all offer scheduled rides for residents to appointments, shopping, or outings.

Placer Rides is a volunteer program where riders line up their own driver, who’s then reimbursed for mileage, so it works best for people with a friend or neighbor willing to drive. Service areas change, so confirm a specific address before you count on it.

Levels of care and how you pay

If care down the road matters to you, this is the table to read carefully. Communities where you own your home don’t provide care. Life plan communities do, and they work on a contract with an entrance fee.

How are the Eskaton communities different from each other?

Eskaton is a Sacramento-based nonprofit with several senior communities around the region, and they don’t all work the same way. The name is the same, but how you move in and what care is on site can be quite different. Here’s the difference in one place.

So if a friend says “Mom moved to Eskaton,” it’s worth asking which one. A buy-in at Carmichael and a home purchase in Roseville are two different decisions.

Is there medical staff on site, and can you move up to more care?

In a 55+ community where you own your home, there’s no medical staff and no care on site. Residents bring in home health help when they need it, and some eventually move to assisted living or a life plan community nearby. Life plan communities are built for that next step, with care staff on campus and a path to assisted living, memory care, and skilled nursing. Some also offer short-term rehab after a hospital stay. Ask which health systems they work with and who decides when it’s time to move up. Here’s more on the difference between the two and what happens if you run out of money.

What should you ask on every tour?

• Is this community age-restricted to 55+, or only marketed to people over 55?
• What are the HOA dues, what do they cover, and how much have they gone up in recent years?
• Is front-yard care included? Can I see the budget, reserve study, and CC&Rs?
• Does this address have Mello-Roos, and for how long?
• Is there a full-time activities director? Can I see this month’s calendar?
• What are the rules on guests, grandkids, rentals, RVs, and pets?
• Is there transportation for residents, and how far is the nearest hospital?
• Is construction still going on, and for how long?
• For a life plan community: what are the refund terms, do you check finances, what happens if my money runs out, and who decides when I move to more care?

Please don’t tour alone. The sales team works for the builder or the community. Your own agent works for you, and on new construction many builders ask that your agent come with you or be registered on your first visit. Here’s why your own agent matters and what to ask one.

Lifestyle & Amenities

55+ and senior-friendly communities offer various lifestyle features designed to support active, independent living. While specific amenities vary by community, common elements include: