A question I hear from people touring 55+ communities around Roseville goes something like this: “I want the activities, but I don’t want a place so big I get lost.” Sun City Roseville comes up in that conversation a lot.
It’s the older of the two Del Webb Sun Cities in Placer County and about half the size of its neighbor in Lincoln. For some families, that’s the whole appeal. So I’ve gathered what you’d want to know in one place, from prices and HOA dues to floor plans, health care, and the drive to the airport, whether you’re down the road or several states away.
Sun City Roseville at a glance
| Fact | Detail |
|---|---|
| City and county | Roseville, Placer County |
| Builder | Del Webb |
| Years built | About 1995 to 2000 |
| Number of homes | About 3,110 on more than 1,200 acres |
| Age rule | 55+ age-restricted |
| Home types | Single-story, single-family homes in 25 floor plans |
| Gated | No. The streets are owned and maintained by the City of Roseville. |
| HOA (approx.) | About $234 a month, billed quarterly, as of 2026 |
| Price range (approx.) | High $400,000s to low $900,000s, as of September 2026 |
| Golf | Yes, 27 holes: the 18-hole Timber Creek course and the 9-hole Sierra Pines course |
| Pickleball | Yes, lighted outdoor courts |
| Main clubhouses | Timber Creek Lodge and Sierra Pines Lodge |
How much do homes cost in Sun City Roseville?
As of September 2026, homes in Sun City Roseville were listed from roughly the high $400,000s to the low $900,000s, with a median around $585,000 to $608,000. Those figures come from listing sites and local market reports. Depending on the source, somewhere between 15 and 28 homes were for sale that month.
The smallest plans sit at the low end, and larger homes on golf course lots sit near the top. Most homes here are 25 to 30 years old, so updates make a big difference. A home with a redone kitchen and newer systems can sell well above a similar plan with original finishes.
Maggie updates these from MetroList sales every month. Ask for this month’s numbers.
HOA dues and what they cover
As of 2026, the assessment was about $234 a month, billed quarterly at about $702.
Your dues pay for:
- Use of Timber Creek Lodge and Sierra Pines Lodge
- The indoor lap pool, the outdoor pool, and the fitness center
- Tennis, pickleball, bocce, and the other sports courts
- The activities calendar and Activities Department staff
- Upkeep of the common areas
- Resident discounts on golf (green fees are paid separately)
I couldn’t confirm that front yard care is part of the standard dues. One local guide says landscaping responsibility varies by home, so plan on caring for your own yard unless the CC&Rs say otherwise.
The association’s published financials show reserves of about $16.9 million, roughly 99.5% funded, with no debt and an operating budget near $19.5 million. That’s a strong position. Still, any HOA can levy a special assessment, and dues have risen over time from an older figure of about $225.
I couldn’t find a published transfer fee or capital contribution at purchase. Any fee will show up in escrow, and I’m glad to check for you ahead of an offer. Please confirm current figures with me.
Taxes and Mello-Roos
One local source reports that Sun City Roseville homes typically don’t carry Mello-Roos. That’s good news if it holds for the home you like, but I’d never assume it.
Newer sections of many Placer and Sacramento County communities do carry Mello-Roos or CFD taxes, and status can vary by parcel. I can pull the property tax bill for a specific address so you see exactly what’s on it.
Homes and floor plans
Del Webb built 25 single-story floor plans here, grouped into five series. Homes range from about 878 to 2,681 square feet, with one to three bedrooms, one to three baths, and garages from one and a half to three cars.
A few examples help you picture the range:
- Willow: about 878 square feet, one or two bedrooms, one bath, one-and-a-half-car garage
- Meadow: about 1,097 square feet, one or two bedrooms, two-to-two-and-a-half-car garage
- Rose Creek series: the Rosegarden, Timberrose, Rosetree, and Countryrose, from about 968 to 1,505 square feet
- Heritage Estates series: the Delta Breeze, Hearthwood, and Timberlodge, from about 2,208 to 2,619 square feet
Many plans were built with options like a den that converts to a bedroom, an extended patio, or a deeper garage. Because every home is single-story, this is a strong choice if stairs are a worry now or later.
Amenities
Timber Creek Lodge
The main lodge is about 52,000 square feet. Inside, you’ll find a fitness center, a 25-meter indoor lap pool, an aerobics room, a ballroom with a stage, a billiards room, and meeting rooms. There’s an outdoor recreational pool, too. Timbers at the Lodge, the on-site restaurant, takes reservations.
Sierra Pines Lodge
The smaller second lodge has a large multi-use room, a deli, and the pro shop for the Sierra Pines course.
Courts and sports
There are six lighted tennis courts, six lighted bocce courts, and lighted outdoor pickleball courts with permanent nets. Directories list anywhere from four to six pickleball courts, so I’d count them on your tour. You’ll also find a half basketball court, croquet, horseshoes, volleyball, and cornhole.
Golf
Golfers have 27 holes designed by Billy Casper and Greg Nash: the 18-hole Timber Creek course and the 9-hole Sierra Pines course. Timber Creek is open to the public, and residents get discounts.
Trails and ponds
Walking and biking paths run through the community. Ponds and waterfalls dot the golf courses, and a cart path along Timber Creek is a favorite for spotting herons and egrets. Pets are welcome on the patios at both lodges.
Clubs and social life
Sun City Roseville has more than 50 chartered clubs and groups. They cover art, acting, cards, ceramics, computers, cooking, court sports, cycling, dance, fiber arts, finance, languages, music, painting, sewing, and singing.
A full-time activities director and the Activities Department plan events year-round. Monthly coach trips head to theater shows, casinos, wine tasting, sporting events, museums, and shopping. A resident travel club plans longer trips.
The Village Courier, a monthly magazine written by staff and residents, lists club meetings and upcoming events.
Health care nearby
Sutter Roseville Medical Center is less than 10 miles away. Kaiser Permanente Roseville Medical Center on Eureka Road is also in Roseville and has an urgent care department.
For everyday needs closer by, Sutter Urgent Care has a West Roseville location on Woodcreek Oaks Boulevard. The association also keeps a health care options page for residents.
There’s no care on site, since these are owned homes. Nearby, Eskaton Village Roseville in West Roseville offers independent living, assisted living, and memory care, and the Sun City Roseville Foundation lists it as a resource.
Getting around
- Downtown Sacramento: the association describes Sacramento as about 20 minutes away. In commute traffic on I-80, plan on more.
- Sacramento International Airport (SMF): about 30 to 40 minutes by car from Roseville, usually via I-80 and I-5.
- Amtrak: the Roseville station at 201 Pacific Street is served by the Capitol Corridor.
- Local rides: Roseville Transit’s Arrow on-demand service goes anywhere inside city limits, with a senior discount. The Sun City Roseville Foundation helps fund Arrow tickets for residents who need them.
What’s nearby
For groceries, Raley’s O-N-E Market on Blue Oaks Boulevard anchors a newer West Roseville shopping center, with a deli, hot food bar, and indoor and outdoor seating.
For bigger shopping and dining, the Westfield Galleria at Roseville and the Fountains at Roseville are a short drive away. The Pleasant Grove Creek Trail is close for longer walks or bike rides.
For internet, broadband directories list AT&T, Xfinity from Comcast, and Consolidated Communications in Roseville. Fiber is available in parts of the city, so check the specific address.
Who tends to love Sun City Roseville
It tends to fit people who want golf and tennis close to home, a full activity calendar, and a community that’s large without feeling overwhelming. The flat layout makes daily walks easy.
It’s also easy to lock the door and travel. The association looks after the common areas while you’re gone, and a gardener can keep your own yard in shape.
The honest tradeoffs are age and updates. Many homes may be due for a roof, windows, or HVAC system. Some plans are on the smaller side. And dues are a bit higher than at Sun City Lincoln Hills.
Frequently asked questions
Is Sun City Roseville age-restricted?
Yes. Homes are intended for occupancy by at least one person 55 or older, with some exceptions. The CC&Rs spell out the rules for younger residents.
Can my grandkids visit?
Yes. Grandchildren can use the sports courts and swim in one of the two pools during children’s swim hours, and the association holds grandparent and grandchild events. Guests can stay with a resident up to 60 days in a calendar year unless an exception is approved ahead of time.
Are pets allowed?
Yes. The community is pet friendly, and pets are welcome on the patios at Timber Creek Lodge and Sierra Pines Lodge. Check the CC&Rs for limits on number or size.
Can I rent my home out?
Rentals are allowed. Renters can get a membership card to use the amenities once the owner pays the association’s Special Use Fee. Ask about any minimum lease term before you buy.
Is Sun City Roseville gated?
No. The streets are public and maintained by the City of Roseville.
What does the HOA cover?
About $234 a month (as of 2026) covers both lodges, the pools, the fitness center, the courts, the activities program, common-area upkeep, and golf discounts.
Is there Mello-Roos?
A local source says homes here typically don’t carry Mello-Roos. Status can vary by parcel, so check the tax bill for the address you’re considering.
How far is the nearest hospital?
Sutter Roseville Medical Center is less than 10 miles away, and Kaiser Permanente Roseville Medical Center is also in Roseville.
Is there golf?
Yes. There are 27 holes: the 18-hole Timber Creek course, which is open to the public, and the 9-hole Sierra Pines course.
How do I see homes there?
Reach out and I’ll plan a visit that covers a few homes and both lodges, so you get a feel for the plans and the daily rhythm.
If Sun City Roseville is on your list, I can help with every piece: selling your current home, buying here, and the financing, in one plan instead of three separate conversations. You can also compare it with all Sacramento-area 55+ communities. Whenever you’re ready, reach out, and we’ll go at your pace.
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.