El Dorado Hills · Downsizing
Downsizing in El Dorado Hills, Often Without Leaving 95762
Move to something smaller on your schedule, with repairs, estate sales, movers and the money all coordinated for you.
Downsizing in El Dorado Hills Can Mean a Move of a Few Miles
Right-sizing in El Dorado Hills often keeps people in the same ZIP code. Owners of a larger house in Lake Forest Village or Serrano can move to a single-story home in Four Seasons at El Dorado Hills or Heritage El Dorado Hills, both age-restricted 55+ communities inside 95762. Doctors, friends and the drive to Folsom stay the same.
The questions are the hard part. What repairs are worth doing before you sell? Should you buy first or sell first? What happens to a house full of furniture? "I don't know where to start" is the line we hear most, and it is a fair place to start.
From Surroundings you get one plan for the sale, the next home, the move and the money, on your schedule. Maggie takes no placement fees from any community or care provider, ever.
Book a Right-sizing Conversation
Why Downsizers in El Dorado Hills Choose Surroundings
Maggie B. Hopkins is a Seniors Real Estate Specialist® (SRES®) and a Certified Aging-in-Place Specialist (CAPS), and she holds a B.S. in Health Care Administration. At Surroundings, she plans the sale of the current home and the purchase of the next one together, with the financing in the same plan. Do you prefer your own lender? That works too.
Some right-sizers want to explore a reverse mortgage for purchase, known as a HECM for Purchase, which can let a homeowner 62 or older buy the next home without a monthly mortgage payment, while taxes, insurance and upkeep remain the owner's job. It is one option to discuss with a counselor and your advisors, never a promise. Maggie can explain how it works next to a conventional loan or a cash purchase.
If you are an adult child helping a parent from out of town, we send written updates and video, coordinate estate sale and donation vendors, and keep every sibling working from the same numbers.
Our Downsizing Process in El Dorado Hills
- A walk-through and a conversation. We cover what you want the next home to give you, and what the current one needs before it sells.
- Numbers on one page. You see your likely sale price, the cost of the next home, and the monthly cost after HOA dues and any Mello-Roos.
- Buy first or sell first. We price a rent-back, a bridge loan or a contingent offer side by side.
- Belongings and the move. We schedule the estate sale, donation, storage and movers around both closings.
- Two escrows, one calendar. With a median of 22 days from contract to close in El Dorado Hills, per Resideline, we line them up.
This is our general process and is not legal, tax or lending advice.
Local Context: Four Seasons and Heritage El Dorado Hills
Four Seasons at El Dorado Hills is a gated community of 460 single-family homes built by K. Hovnanian from 2004 to 2009, across 10 floor plans from about 1,389 to 3,245 square feet. The Lodge, its 12,500-square-foot clubhouse on Four Seasons Drive, anchors a lap pool, courts and a two-acre community garden. MetroList recorded 12 sales there from April through September 2026, from $559,000 to $770,000, at a median of $700,000, with 1 home active on October 4.
Heritage El Dorado Hills sits off Latrobe Road south of Blackstone. Lennar has built it in phases since 2015, with about 1,000 single-story homes from about 1,137 to 2,993 square feet, solar on the homes and two clubhouses, The Resort and The Retreat. MetroList recorded 27 sales from April through September 2026, from $460,000 to $1,150,000, at a median of $640,000, with 7 homes active on October 4.
The monthly costs differ. Local agent guides report no Mello-Roos at Four Seasons, while local sources say Heritage homes carry it. HOA dues run about $225 to $300 a month at Four Seasons and about $225 to the high $200s at Heritage, as of 2026. Read our full guides to Four Seasons at El Dorado Hills and Heritage El Dorado Hills.
Yard work goes down in both communities. Each HOA covers front-yard landscaping, so owners keep only the backyard. Four Seasons has resale homes only, since building ended in 2009, and inventory is small at any one time. Heritage was built in phases, so ask whether construction is still active near a home you like.
Taxes, Health Care and Getting Around After the Move
Property tax is often the biggest worry for a long-time owner, and Prop 19 can help. Homeowners 55 and older can generally transfer their tax base to a replacement home anywhere in California, up to three times. Read our Prop 19 guide and confirm the details with your tax advisor and the El Dorado County Assessor.
Health care stays close. Mercy Hospital of Folsom, with a 24-hour emergency room, sits about 3.6 miles from El Dorado Hills, and Marshall Medical Center in Placerville is a Level III trauma center farther east on Highway 50.
Getting around without driving is possible too. El Dorado Transit's Dial-A-Ride serves registered riders 60 and older by reservation, and its SAC-MED service runs shared rides to medical appointments in the greater Sacramento area on Tuesdays and Thursdays. If you are weighing a move elsewhere, compare downsizing in Fair Oaks and downsizing in Lincoln.
Start Your Downsizing Plan in El Dorado Hills
Maggie will walk the house with you, talk through what comes next and put the whole plan on one page. When you are ready to talk about right-sizing in El Dorado Hills, book a downsizing conversation, or read the full downsizing guide first.
Frequently Asked Questions
What 55+ communities are in El Dorado Hills?
Four Seasons at El Dorado Hills and Heritage El Dorado Hills are the two age-restricted communities we cover in our guides. Heritage Carson Creek is a separate Lennar 55+ community, also in El Dorado Hills, so check the name on any listing.
How much do homes cost in Heritage El Dorado Hills?
MetroList recorded 27 sales from April through September 2026, at a median of $640,000 and a range of $460,000 to $1,150,000. Add HOA dues and Mello-Roos to the monthly picture.
How much do homes cost in Four Seasons at El Dorado Hills?
MetroList recorded 12 sales from April through September 2026, at a median of $700,000 and a range of $559,000 to $770,000. Local agent guides report no Mello-Roos there.
Can I keep my low property tax if I downsize in El Dorado Hills?
Often, yes. Under Prop 19, homeowners 55 and older can generally move their tax base to a replacement home in California up to three times. Confirm your situation with a tax advisor and the El Dorado County Assessor.
Do you take placement fees from senior communities?
No. Maggie takes no placement fees from any community or care provider, ever.
El Dorado Hills
What downsizing looks like in El Dorado Hills
Rolling hills off Highway 50, from Serrano to the Folsom Lake shoreline.
El Dorado Hills is an unincorporated community in western El Dorado County, along Highway 50 just east of the Sacramento County line.
The method
How we do it in El Dorado Hills
Downsizing: keep exploring
Ready to make your move with Surroundings?