When someone tells me they’d love a morning walk by the water but don’t want to leave the city, I often mention Four Seasons at Westshore. It’s a gated 55+ community in Natomas built around a private lake, and it’s close enough to downtown Sacramento that a show or a Kings game doesn’t turn into an expedition.
If you’re starting to look at 55+ options, for yourself or with a parent, this guide gathers what I’d want you to know in one place: prices, dues, Mello-Roos, floor plans, clubs, hospitals, and how long it takes to get to the airport.
Four Seasons at Westshore at a glance
| Fact | Detail |
|---|---|
| City and county | Natomas, Sacramento, Sacramento County |
| Builders | K. Hovnanian (Four Seasons) and Lennar |
| Years built | About 2007 to 2019 |
| Number of homes | Roughly 530 to 600, depending on the source |
| Age rule | 55+ age-restricted |
| Home types | Single-story, ranch-style single-family homes, about 1,502 to 2,828 square feet |
| Gated | Yes |
| HOA (approx, as of 2026) | About $270 to $280 a month |
| Price range (approx, as of 2026) | About $390,000 to $655,000 in recent sales |
| Golf | No golf course |
| Pickleball | Yes, 4 dedicated outdoor courts |
| Main clubhouse | The Lodge, about 22,700 square feet, at 4200 Hovnanian Drive, plus a smaller clubhouse |
How much do homes cost in Four Seasons at Westshore?
In 2026 sales data covering the prior 12 months, homes in Four Seasons at Westshore sold between about $390,000 and $655,000, with an average near $505,000. One listing site reports a lower median, around $424,000, and some guides cite asking prices into the low $800,000s for the largest homes.
Those numbers make it one of the more approachable gated 55+ options close to downtown. Floor plan, lot, lake views, and upgrades move the price the most.
Maggie updates these from MetroList sales every month. Ask for this month’s numbers.
HOA dues and what they cover
As of 2026, a local guide puts dues at about $270 to $280 a month. Dues are set each year, so confirm the current figure for a specific home with me.
The dues cover:
- The Lodge and the separate clubhouse
- The pool and spa
- The fitness center and yoga studio
- Tennis, pickleball, bocce, shuffleboard, and horseshoe courts
- Care of the lake trails and common areas
- The gates
On landscaping, local guides say front yard maintenance is commonly included, but coverage can vary by parcel and by the rules in place when a home was bought. Treat front yard care as likely and confirm it in the HOA documents for the specific address. Backyards are generally the owner’s job.
In plain terms, for under $300 a month you get a gated community with a private lake to walk around and a 22,700 square foot Lodge. The board sets a new budget every year, and a reserve study plans for replacing the Lodge’s systems, the pool, and lake equipment over time. When costs rise or reserves come up short, dues increase, and a special assessment is possible. I couldn’t find a published transfer fee or capital contribution, so ask for the budget, reserve study, and resale packet before you buy.
Taxes and Mello-Roos
It depends on the home. A local guide reports that Mello-Roos and local CFD assessments apply to some Westshore parcels but not all, varying by parcel and building phase.
That’s why the property tax bill for the specific address is the only reliable answer. I’m happy to pull it for any home you’re considering, so you can compare two homes on their true monthly cost.
Homes and floor plans
Every home in Four Seasons at Westshore is single-story and ranch-style, with two or three bedrooms and a two-car garage. Sizes run from about 1,502 to 2,828 square feet.
Two builders shaped the community. K. Hovnanian built the original Four Seasons homes in nine floor plans. Lennar began building two collections of single-family homes in 2016, with seven more floor plans. That gives you a wide spread of layouts, from compact two-bedroom homes to larger plans with room for an office and guests.
Building wrapped up around 2019, so homes here are newer than in many older Sacramento 55+ communities. The earliest homes are now old enough that some systems may be nearing replacement, while the Lennar homes are still fairly new. Ask for the year built on any home you like.
Amenities
The Lodge
The Lodge, about 22,700 square feet, is the center of things. It has a ballroom, a fitness center, an aerobics and yoga studio, a library, a movie theater, a billiards room, a card room, and an arts and crafts room. A separate clubhouse adds table tennis and more activity space.
Pool
Outside there’s a resort-style pool and spa.
Courts
The community has three lighted tennis courts, four dedicated pickleball courts with nets provided, two bocce courts, two shuffleboard courts, and two horseshoe pits. Pickleball draws a steady crowd here.
The lake
The lake shapes the whole place. A 26-acre private lake with fountains sits in the middle, a promenade of about 1.2 miles circles the water, and trails connect to the community parks. There’s also a dog park.
For a lot of people, that loop is the amenity they use most. It’s flat, it’s inside the gates, and a lap of about 1.2 miles is an easy daily habit that doesn’t require a car, a class schedule, or a tee time. If you’re helping a parent who wants to stay active without a gym routine, walk the loop together on your tour.
There’s no on-site restaurant, but Natomas restaurants are a short drive away.
Clubs and social life
Resident groups cover a wide range. Listed examples include aqua aerobics, a book club, billiards, bunco, canasta, mahjong, poker, table tennis, a golf group, a fabric arts group called Fabric Friends, and the TOWN Travel Club.
Sources disagree on whether there’s a full-time activities director on staff, so ask when you tour. The Lodge’s ballroom and theater keep events on the calendar. You’ll find association news on the Four Seasons at Westshore Community Association site.
Health care nearby
Three major hospitals sit within about 10 miles:
- Sutter Medical Center Sacramento, about 8.6 miles, roughly 14 minutes
- Mercy General Hospital, about 9.3 miles, roughly 15 minutes
- UC Davis Medical Center, about 10.3 miles, roughly 16 minutes
Drive times depend on traffic. There’s no clinic inside the gates.
Getting around
Westshore sits off Interstate 5 on the edge of Natomas, a few minutes from downtown Sacramento and Golden 1 Center. Sacramento International Airport (SMF) is usually about 8 to 15 minutes away from North Natomas, one of the shortest airport drives of any 55+ community in the region.
The nearest Amtrak station is Sacramento Valley Station at 401 I Street downtown, roughly a 17 minute drive from North Natomas. If driving becomes harder, SacRT Flex runs an on-demand shuttle in the Natomas zone for eligible riders, including seniors 62+, and SacRT GO Paratransit serves certified riders.
What’s nearby
- Shopping: Natomas Marketplace at I-80 and Truxel Road, plus the North Natomas grocery and big-box corridors
- Groceries: Raley’s at 4650 Natomas Boulevard and Safeway at 2851 Del Paso Road
- Parks: North Natomas Regional Park, 47 acres at 4989 Natomas Boulevard
- Downtown: Golden 1 Center, theaters, and restaurants a short drive south
Natomas traffic can be heavy at rush hour, so drive the main roads at the times you’d be out.
Who tends to love Four Seasons at Westshore
Four Seasons at Westshore tends to suit people who want daily walks by the water, a large Lodge with a theater and ballroom, and pickleball or tennis close to home. Being near the airport and downtown makes it easy to travel or head out for dinner and a show.
Gates and single-story homes make it a good lock-and-leave option. The tradeoffs: there’s no golf course or on-site restaurant, and dues are a bit higher than at some older communities nearby.
Frequently asked questions
Is Four Seasons at Westshore age-restricted?
Yes. It’s a 55+ age-restricted community. California law generally lets a spouse or live-in caregiver under 55 live with a qualifying resident, and the CC&Rs set the details.
Can my grandkids visit?
Yes, guests are welcome, but stays by younger guests are usually limited. A common limit under California senior housing rules is about 60 days a year. Check the CC&Rs for the exact rule.
Are pets allowed?
Yes. The community has an on-site dog park. Ask the association for its pet rules.
Can I rent my home out?
Homes here have appeared on rental sites, so leasing happens. The CC&Rs set lease terms and any limits, so read them first.
Is Four Seasons at Westshore gated?
Yes. It’s a gated community inside the larger Westshore master plan.
What does the HOA cover?
The dues cover the Lodge and clubhouse, pool and spa, fitness center, courts, gates, lake trails, and common areas. Front yard care is commonly included but varies by parcel.
Is there Mello-Roos?
Some Westshore parcels carry Mello-Roos or CFD assessments and some don’t. I can check the tax bill for a specific address.
How far is the nearest hospital?
Sutter Medical Center Sacramento is about 8.6 miles away, roughly 14 minutes by car.
Is there golf?
No. There’s no golf course, though residents have a golf group.
How do I see homes there?
Reach out and I’ll set up showings of the homes for sale and walk the lake loop and the Lodge with you.
How I can help
Most people moving into a 55+ community are also selling a home they’ve lived in for years. I’m a real estate and lending broker, so I can plan the sale of your current home, the purchase in Four Seasons at Westshore, and the loan together, in one plan and at your pace. You can compare it with all Sacramento-area 55+ communities, and if you’d like to talk it over, on your own or with family, reach out to me here. We’ll take it one step at a time.
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.