A question I hear a lot from adult children goes something like this: “Mom wants to own her own home, but I worry about what happens if she needs more help later.” Eskaton Village Roseville is one of the few places around Sacramento built around that exact worry.
It’s a gated 55+ neighborhood of about 281 single-story homes that people buy and own, with an Eskaton Lodge on the same campus offering assisted living and memory care. It isn’t an entrance-fee community. You buy a home the usual way and pay HOA dues, and care in the Lodge is a separate choice with its own monthly cost. Here’s how it all fits together.
Eskaton Village Roseville at a glance
| Fact | Detail |
|---|---|
| City and county | Roseville, Placer County |
| Operator | Eskaton, a Sacramento-area nonprofit senior living organization |
| Years built | From 2007 |
| Number of homes | About 281 private homes on about 50 acres, plus the Lodge |
| Age rule | 55+ community |
| Home types | Detached single-story homes and duets (paired single-story homes that share one wall) |
| Gated | Yes |
| HOA (approx.) | About $471 to $535 a month (2026 listings) |
| Price range (approx.) | About $429,000 to $665,000 for listed homes (2026) |
| Care on site | Assisted living, memory care, and short-term stays in the Lodge |
| Main clubhouse | Village Center clubhouse |
How much do homes cost in Eskaton Village Roseville?
Homes listed in Eskaton Village Roseville ran from about $429,000 to about $665,000 in 2026, based on listing site data. Median sale price figures for the neighborhood ranged from about $464,000 to $520,000, depending on the site and the month, and one site showed prices down from a year earlier.
That puts Eskaton Village among the more affordable ways to own a single-story home in a gated 55+ community in Roseville. The higher HOA dues explain part of that, so look at the purchase price and the monthly dues together.
Maggie updates these from MetroList sales every month. Ask for this month’s numbers.
HOA dues and what they cover
HOA dues at Eskaton Village Roseville run about $471 to $535 a month, based on 2026 listings. Eskaton manages the homeowners association. Confirm current figures with me for a specific home.
The dues cover more than a typical 55+ HOA, which is why they’re higher. Based on listings and HOA summaries, they include:
- Exterior maintenance, including exterior paint and roofs
- Landscaping
- Common area maintenance
- A 24-hour emergency response system
- Scheduled shuttle transportation
- Association management
For someone who wants to stop thinking about the roof, the paint, and the yard, that’s a lot of worry handed off. I haven’t found a published transfer fee or capital contribution, so we’d pull that from the documents for the home you pick.
Taxes and Mello-Roos
I haven’t found a source that says whether Eskaton Village Roseville carries Mello-Roos. Newer sections of many Placer and Sacramento County communities carry Mello-Roos or CFD taxes, and I can check the tax bill for a specific address before you make an offer.
Homes and floor plans
Every home in Eskaton Village is single-story. You’ll find two main styles:
- Detached homes: stand-alone single-family homes.
- Duets: two single-story homes that share one wall. You get the feel of a single-family home with about half the yard.
One local guide counts about ten floor plans, most offered in a detached and a duet version (the Chateau and Chateau Duet, for example). Homes listed for sale have ranged from about 1,163 square feet with two bedrooms and two baths up to about 2,171 square feet with three bedrooms and three baths.
Some homes in Eskaton Village are rented instead of owned, so you may see rentals here too.
The oldest homes date to about 2007, so most are close to 20 years old. When we tour, I look at the water heater, the HVAC, and the kitchen, since those are inside the home and stay the owner’s job. I also ask for the HOA’s budget and reserve study, so you can see how well the association is set up to pay for the roofs and paint it covers.
Amenities
Village Center clubhouse
The Village Center clubhouse is the social hub of the neighborhood. It has a library and reading rooms, gathering rooms, and a bistro for meals and coffee.
Pool and fitness
There’s a heated indoor pool and a fitness center. An indoor pool means you can swim all year, which matters in a Sacramento winter.
Games and the outdoors
Outside you’ll find a putting green, a bocce court, and landscaped walking paths throughout the neighborhood.
Other services
A salon and barber, scheduled shuttle trips, and a 24-hour emergency response system round out the services.
I haven’t found pickleball, tennis, or a golf course listed at Eskaton Village.
Clubs and social life
Eskaton Village runs social and cultural programs, classes, and scheduled outings. Third-party listings mention concerts, movie nights, and van trips for shopping and church, and reviews often praise the activity staff.
The pace here is gentler than at the big golf communities, with fewer sports clubs and more classes, outings, and time with neighbors. I haven’t found a published club count, so ask for a current activity calendar when you tour.
Health care nearby and care on site
Care in the Lodge
The Lodge on the Eskaton Village campus offers assisted living, memory care, and short-term or respite stays. Third-party listings say the Lodge is licensed for up to 125 residents and has staff around the clock, with special programs for memory loss.
Here’s the part I want families to understand. Owning a home in the village doesn’t come with a contract for future care. If you need assisted living or memory care later, you can apply to move into the Lodge if you qualify and space is open, and you’d pay the Lodge’s own monthly rate. There’s no skilled nursing on this campus that I’ve found. Your home stays yours, with its equity, the whole time you own it.
Hospitals nearby
- Sutter Roseville Medical Center: about 6.4 miles, roughly 12 minutes
- Kaiser Permanente Roseville Medical Center: about 7.9 miles, roughly 13 minutes
- Mercy San Juan Medical Center, Carmichael: about 14.2 miles, roughly 22 minutes
Getting around
Sacramento International Airport (SMF) is roughly 30 minutes from Roseville by car, depending on traffic, based on travel distance calculators.
- Community shuttle: scheduled shuttle and van trips for medical appointments, shopping, and church are part of the community services.
- Amtrak: Roseville station at 201 Pacific Street is served by the Capitol Corridor and the California Zephyr.
- Roseville Transit Arrow: on-demand, curb-to-curb rides inside Roseville city limits, with a senior discount ID for riders 60 and older. The address sits near the Roseville and Antelope line, so confirm it’s inside the service area.
- Placer Rides: a mileage reimbursement program for Placer County residents 60 and older who can’t drive and recruit a volunteer driver.
What’s nearby
- Shopping: the Blue Oaks retail center is about 0.6 miles away, roughly a 10-minute walk. Crocker Ranch and Campus Oaks Town Center are also close.
- Pharmacies: several drug stores are within about a mile.
- Health care: Sutter Roseville and Kaiser Roseville are both about 15 minutes or less by car.
Who tends to love Eskaton Village Roseville
Eskaton Village tends to suit someone who wants to own a single-story home with almost no outside upkeep, and who likes knowing assisted living and memory care are on the same campus if plans change. It also fits someone who’d rather have classes, outings, and a shuttle than a golf course and a packed sports calendar.
It’s a strong lock-and-leave choice too, since the HOA handles the exterior and the yard. The honest tradeoff is the higher monthly dues, and the fact that care in the Lodge is a separate cost with no guaranteed spot.
Frequently asked questions
Is Eskaton Village Roseville a 55+ community?
Yes. It’s a gated 55+ community. Rules on younger residents and guest stays are in the CC&Rs, and I’ll help you read them.
Do I own my home, or pay an entrance fee?
You own your home. Eskaton Village isn’t an entrance-fee community. You buy the home like any other house and pay HOA dues to the Eskaton-managed association.
Is there assisted living and memory care on site?
Yes. The Lodge on campus offers assisted living, memory care, and short-term stays, at its own monthly rate and based on availability.
Is there skilled nursing on site?
I haven’t found skilled nursing on this campus. That care would be off site.
How much are the HOA dues?
About $471 to $535 a month, based on 2026 listings. Confirm the current amount with me for a specific home.
What does the HOA cover?
Exterior maintenance including roofs and paint, landscaping, common areas, a 24-hour emergency response system, scheduled shuttle service, and management.
Is it gated?
Yes. Eskaton Village Roseville is a gated community.
How far is the nearest hospital?
Sutter Roseville Medical Center is about 6.4 miles away, roughly a 12-minute drive.
Can I rent instead of buying?
Yes. Some homes in the village are rented out, so renting is an option when one is available.
Is there a pool?
Yes. There’s a heated indoor pool in the Village Center.
How do I see homes there?
Reach out and I’ll set up showings, pull recent sales, and help you look at the full monthly cost of each home.
How I can help
A move like this usually means selling a longtime home and buying the next one, often with family weighing in from different directions. As a real estate and lending broker, I can put the sale, the purchase, and the loan into one plan, and with my background in health care administration I’m comfortable talking through the care side too. If you’d like to compare Eskaton Village with other options, here’s my guide to all Sacramento-area 55+ communities. When you’re ready, let’s talk. You’ll leave with clear options and no pressure.
About Maggie B. Hopkins
Maggie is the Broker Owner of Surroundings, a real estate and mortgage brokerage here in Sacramento, with more than 20 years in real estate and lending. She holds a Bachelor of Science in Health Care Administration from Western Illinois University, with internship experience in a long-term care facility. She is a Certified Aging-in-Place Specialist (CAPS) and a Seniors Real Estate Specialist (SRES), has completed the course training for RCFE (Residential Care Facility for the Elderly) certification, and is a Certified Probate & Trust Specialist. She specializes in reverse mortgage planning, helping homeowners understand how it may fit into their retirement goals. She also completed a week-long hospice volunteer training program. Because she handles both the real estate and the financing, families get one plan instead of two separate conversations. Every situation is different, so if you have questions about your own numbers, talk with Maggie.
Maggie B. Hopkins, Surroundings Real Estate & Lending
CA DRE Broker #01750680 | Office DRE #02220140 | NMLS #349517 | Company NMLS #2528307
500 Capitol Mall, Suite #2350, Sacramento, CA 95814. Equal Housing Opportunity.
Community details such as HOA dues, Mello-Roos, prices, and amenities come from public sources and change over time. Please confirm current figures with the HOA, the county, and a current title report before you buy. Age-restricted community rules come from each community’s CC&Rs. This article is general information, not legal or tax advice.