El Dorado County · CA
El Dorado Hills Neighborhoods, From the Folsom Lake Shore to Latrobe Road
Rolling hills off Highway 50, from Serrano to the Folsom Lake shoreline.
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Living in El Dorado Hills
El Dorado Hills neighborhoods spread across about 50.9 square miles at the western edge of El Dorado County, where Highway 50 leaves Folsom and starts to climb. The 2020 census counted 50,547 people and 18,249 housing units here. In 1980 the count was 3,453 people. Most of what you see today was drawn on a plan first and built village by village over six decades.
The land runs from water to open grassland. Folsom Lake and the South Fork of the American River form the community's northern limit, and river rafters still take out at Skunk Hollow and Salmon Falls. South of the freeway, Latrobe Road runs past Town Center, the business park and the newer neighborhoods toward Carson Creek. One ZIP code, 95762, covers the community.
El Dorado Hills is not a city. It has no mayor and no city council, and the El Dorado County Board of Supervisors makes its land-use decisions, with two supervisorial districts splitting the community. Everyday services come from a handful of local districts instead of a city hall, and that arrangement shows up on every tax bill and in every set of HOA documents a buyer reads here.
Talk With Maggie About El Dorado Hills
How Surroundings Serves El Dorado Hills
Surroundings puts real estate and mortgage brokering under one roof, so one call covers the house and the loan. Maggie B. Hopkins is a real estate broker and a licensed mortgage broker who shops loans across a network of approved lenders. In El Dorado Hills the loan side matters early, because two homes at the same price can carry very different monthly costs once HOA dues and Mello-Roos special taxes are added.
Work on an El Dorado Hills home usually includes three checks that a county-wide approach misses:
- The parcel's own tax bill before the offer. Local guides put Mello-Roos across El Dorado Hills at roughly $1,000 to $3,800 a year, and the amount changes from street to street. We pull the actual bill for each address.
- The village rules. The El Dorado Hills Community Services District handles CC&R compliance and design review for 40 villages, according to its El Dorado Hills Chamber of Commerce profile. A fence, a paint color or a pool can need sign-off on top of any private HOA.
- Defensible space paperwork. El Dorado County's Chapter 8.09 ordinance adds an inspection report to the sale of a single-family home mapped in a high or very high fire hazard severity zone.
Maggie has been licensed in real estate since 2006 and has 23 years in loans and real estate combined. She is a Seniors Real Estate Specialist® (SRES®), a Certified Aging-in-Place Specialist (CAPS), a Certified Probate & Trust Specialist and a Certified VA Loan Specialist. Do you have a lender you like? You are always free to use them. Get a quote from us and compare it.
El Dorado Hills Neighborhoods & Villages
Locals describe El Dorado Hills by village, and each village reflects the decade it was planned in. Roughly in the order they were built:
- The original villages. Ridgeview, Park, Saint Andrews, Crown and Governors came out of the first 1960s master plan by architect Victor Gruen, which also called for a business park, a golf course, parks and a village shopping center. Growth here stayed moderate from the late 1960s into the mid-1990s.
- Lake Forest Village. Built through the 1980s and 1990s, it holds Waterford, The Summit, Green Valley Hills, Winterhaven, Marina Woods and Windsor Point.
- The later villages. Fairchild, Sterlingshire, Highland Hills, Highland View, Bridlewood, Hills of El Dorado, Woodridge and Laurel Oaks filled in after Lake Forest.
- Serrano. The Serrano El Dorado Owners' Association, based on Serrano Parkway, lists 17 miles of walking trails and about 1,000 acres of open space around its gated sections and private country club. See trading up in El Dorado Hills for how a move into a village like this gets planned.
- Blackstone, Valley View and The Promontory. Blackstone and Valley View grew from the same Mansour land holdings as Serrano and Town Center. The Promontory holds gated custom and semi-custom homes near Folsom Lake.
- The 55+ communities. Four Seasons at El Dorado Hills has 460 homes built from 2004 to 2009. Heritage El Dorado Hills, built in phases since 2015 off Latrobe Road, has about 1,000 single-story homes. Compare both in our 55+ communities guide.
El Dorado Hills Housing Market & Home Types
Resideline tracked 455 closings in El Dorado Hills in the six months to October 2026, in figures updated October 3. The median sold price was $900,000 and the median price per square foot was $362. Homes took a median of 19 days to go under contract and another 22 days to close.
The spread tells you more than the median. Of the 403 sales in Resideline's trimmed range, 92 closed between $553,000 and $742,000 and 135 closed between $742,000 and $931,000. Another 135 landed between $931,000 and $1.5 million, and 41 sold above $1.5 million.
About 98% of those closings were single-family houses, so townhomes and condos are a small slice here. Resideline also found that about 19% of closings never appeared on a listing service, which means a real share of El Dorado Hills homes change hands before most buyers see them. Its monthly figures show price per square foot moving from $381 in June to $354 in August 2026.
The age of a house usually follows its village. The original villages trace to the 1960s plan, Lake Forest Village to the 1980s and 1990s, and Serrano, Blackstone and the 55+ communities to later decades. If you own here and want to know where your home sits in that spread, start with a home valuation in El Dorado Hills.
Town Center, the Lake and Everyday Errands
El Dorado Hills Town Center covers 100 acres on the south side of Highway 50. The Mansour Company developed it, and it is planned for one million square feet of buildings at completion. Its Steven Young Amphitheater hosts the free Live on the Boulevard summer concert series.
The El Dorado Hills Community Services District, formed in 1962, reports owning and managing about 553 acres, including 272 acres of parks and 281 acres of open space. Its facilities include a community center, a teen center and a senior center. Raley's on Park Drive handles groceries, and Mercy Hospital of Folsom sits about 3.6 miles from El Dorado Hills with a 24-hour emergency room.
Brown's Ravine gives the El Dorado Hills shore of Folsom Lake its marina, boat ramp and day-use area, per State Parks maps. El Dorado Hills public schools fall in three districts: the Rescue Union School District and the Buckeye Union School District for the younger grades, and the El Dorado Union High School District for high school. Confirm the assigned school with the district directly.
Who Runs What in an Unincorporated Community
El Dorado County governs El Dorado Hills, but local districts run most of the services a homeowner touches each week. El Dorado LAFCO's service review lists the El Dorado Hills Community Services District as handling parks and recreation, street lighting and landscaping, solid waste collection franchises, cable franchise administration and CC&R administration. It is one of a small number of public agencies in California that manage private CC&Rs.
Fire protection comes from the El Dorado Hills Fire Department, which the El Dorado Hills County Water District operates. The El Dorado Irrigation District also serves the area, and two smaller community services districts, Rolling Hills and Marble Mountain, cover their own neighborhoods.
For a buyer, the result is that one house can owe HOA dues, a landscape and lighting assessment through the CSD and a Mello-Roos special tax at the same time. The district manages 24 active landscape and lighting assessment districts, per its chamber profile. The county tax bill shows the assessments and the HOA documents show the dues, and we read both before you write an offer.
Only in El Dorado Hills
Where Pony Express riders once passed.
Portions of two Pony Express routes from 1860 to 1861 remain as modern El Dorado Hills roads. The Pony Express carried mail by horseback relay between Missouri and California, and its riders crossed these hills.
The numbers: a full year of sales
Every neighborhood has a median, and in Sacramento the median only tells part of the story. Lot sizes vary. Eras mix. Custom homes sit beside tract homes. So even where the median is $910,000, there are one-of-a-kind homes that sell for far more, and the street, the lot and the details move the number.
Last year, 685 single-family homes sold in ZIP 95762 (October 1, 2025 to September 30, 2026). The typical home was built in 2004, with 4 bedrooms and about 2,734 square feet, on a lot of about 11,761 square feet. Half of the sales landed between $750k and $1.25M, depending on lot size, condition, square footage and more, and the median was $910,000. Condos and townhomes aren't included. This is what happened, not what will happen. Ask us for today's numbers.
Source: MetroList, single-family homes that closed October 1, 2025 to September 30, 2026. Any single-month figure elsewhere on this page is a separate, shorter snapshot.
Good to know before you look
El Dorado County lists several Mello-Roos districts in the El Dorado Hills area, including Serrano CFD 1992-1. The El Dorado Hills CSD reviews design for about 40 villages. We look these up for each address.
Talk With Us About El Dorado Hills Neighborhoods
Choosing among El Dorado Hills neighborhoods comes down to a few questions: which side of Highway 50, how much monthly cost beyond the mortgage feels right, and how close to the lake or the freeway you want to live. Maggie answers them with real tax bills and real sales. If you already own here, read about selling your home in El Dorado Hills. For the wider picture, see the El Dorado County guide or compare Fair Oaks across the county line. When you are ready, book a call with Maggie.
Frequently Asked Questions
Is El Dorado Hills its own city?
No. El Dorado Hills is an unincorporated community governed by El Dorado County. Parks, CC&R enforcement and trash franchises run through the El Dorado Hills Community Services District, and the El Dorado Hills Fire Department is operated by the El Dorado Hills County Water District.
What is the median home price in El Dorado Hills?
Resideline put it at $900,000 across 455 closings in the six months to October 2026, with a median of $362 a square foot. The middle half of sales ran from $740,000 to $1.27 million.
Do homes in El Dorado Hills have Mello-Roos taxes?
Many do, and the amount depends on the parcel. Local guides put the range across El Dorado Hills at roughly $1,000 to $3,800 a year, while local agent guides report none at Four Seasons. The county tax bill for the address is the only reliable answer.
How long is the drive from El Dorado Hills to downtown Sacramento?
Local guides put it at about 30 to 40 minutes by car on Highway 50, longer at rush hour. El Dorado Transit's 50 Express bus also connects El Dorado Hills to the Iron Point light rail station in Folsom.
What ZIP code is El Dorado Hills?
El Dorado Hills uses ZIP code 95762. The El Dorado Hills Community Services District office is at 1021 Harvard Way, the same street as Community Park.
Neighborhoods in El Dorado Hills
- Serrano
Serrano is a 3,500-acre master-planned village with gated sections, a private country club and its own trail network.
- Lake Forest Village
Lake Forest Village is the Folsom Lake side of El Dorado Hills, north of Green Valley Road, built largely in the 1980s and 1990s on the old Lake Hills Estates land.
- Blackstone
Blackstone is a Lennar-built community off Latrobe Road south of Highway 50, with a residents' club and two district parks on Blackstone Parkway.
- The Promontory
The Promontory is a gated area of semi-custom and custom homes near Folsom Lake, planned under a specific plan that started review in 1994.
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