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The Sacramento 55+ Community Guide
Every age-restricted community in the region side by side: prices, HOA dues and what each one is like.
How to Use This Guide
This guide puts the Sacramento region's 55+ communities on one page, so you can narrow the list before you spend a Saturday driving between clubhouses. It covers 15 age-restricted communities and two life plan communities across Sacramento, Placer, El Dorado and Yolo counties.
Each community name links to its own page, with floor plans, amenities, health care nearby and drive times. The figures here are approximate and come from those pages, which cite listing sites, builders, associations and local guides, mostly as of 2026. HOA dues change every year and special taxes vary by parcel, so confirm both for any address before you write an offer.
The guide comes from Surroundings. Maggie B. Hopkins holds the Seniors Real Estate Specialist® (SRES®) designation and is a mortgage broker, so the sale of your current home, the purchase and the loan can run on one plan.
Plan My 55+ Community Tours
The 15 Age-Restricted Communities, Side by Side
| Community | City | Price range (approx.) | HOA (approx.) | Mello-Roos or special tax |
|---|---|---|---|---|
| Sun City Roseville | Roseville | High $400Ks to low $900Ks | About $234 a month | Typically none, per a local source |
| Sun City Lincoln Hills | Lincoln | About $462K to $950K | About $188 a month (more in The Villas) | Most homes carry a CFD tax, about $1,183 to $3,679 a year by size, per a local source |
| The Club at Westpark | Roseville | About $540K to $740K | About $220 to $250 a month | Yes, per local sources |
| Heritage Solaire | Roseville | From about $540K into the $800Ks | About $280 to $289 a month | Yes, about $260 to $280 a month, per local sources |
| Eskaton Village Roseville | Roseville | About $429K to $665K for listed homes | About $471 to $535 a month (2026 listings) | Ask for the tax bill |
| Heritage Placer Vineyards | Placer County | From about $517K into the $700Ks | About $260 to $325 a month | Yes, an active CFD tax |
| Springfield at Whitney Oaks | Rocklin | High $400Ks to the $800Ks | About $271 to $305 a month | Many homes have none, but not every parcel |
| Esplanade at Turkey Creek | Lincoln | High $500Ks to mid $800Ks | About $349 a month | Yes, about $237 to $250 a month, per guides |
| Trilogy at Bickford Ranch | Placer County | New homes from about $504K | Ask for current dues | Expect it on new construction |
| Heritage El Dorado Hills | El Dorado Hills | Mid $400Ks to low $900Ks | About $225 to the high $200s a month | Yes, per local sources |
| Four Seasons at El Dorado Hills | El Dorado Hills | About $595K to $865K | About $225 to $300 a month | None reported by local agent guides |
| Regency at Folsom Ranch | Folsom | New from the mid $500Ks to the mid $900Ks | About $265 to $286 a month | Yes, one source estimates about $160 to $185 a month |
| Heritage Park | Sacramento (North Natomas) | About $399K to $875K | About $200 to $390 a month by home and source | Not confirmed from a published source |
| Four Seasons at Westshore | Sacramento (Natomas) | About $390K to $655K | About $270 to $280 a month | Some parcels yes, some no |
| Glenbrooke by Del Webb | Elk Grove | Mid $500Ks to low $700Ks | About $190 to $214 a month | Yes, about $240 to $260 a month, per a local guide |
A special tax can cost as much each month as the HOA dues. Add the two together, and check the actual tax bill for the address, before you compare homes.
What 55+ Homes Sold For, April to September 2026
These are MetroList closed sales of senior-community homes from April 1 to September 30, 2026, pulled on October 4, 2026. Each line shows the number of sales, the median sold price, and the low and high sale.
- Sun City Lincoln Hills: 155 sales, median $654,100, range $310,000 to $1,303,000
- Sun City Roseville: 80 sales, median $605,000, range $439,000 to $899,000
- Heritage El Dorado Hills: 27 sales, median $640,000, range $460,000 to $1,150,000
- Esplanade at Turkey Creek: 26 sales, median $798,000, range $529,000 to $1,325,000
- Regency at Folsom Ranch: 18 sales, median $709,579, range $610,000 to $950,000
- Heritage Park: 17 sales, median $495,000, range $360,000 to $820,000
- Springfield at Whitney Oaks: 13 sales, median $567,500, range $398,000 to $880,000
- Four Seasons at El Dorado Hills: 12 sales, median $700,000, range $559,000 to $770,000
- The Club at Westpark: 11 sales, median $609,000, range $517,000 to $745,000
- Eskaton Village Roseville: 10 sales, median $512,500, range $409,000 to $559,000
- Glenbrooke by Del Webb: 9 sales, median $537,500, range $500,000 to $600,000
- Four Seasons at Westshore: 5 sales, median $585,000, range $450,000 to $928,000
- Heritage Placer Vineyards: 4 sales, median $608,500, range $580,000 to $649,500
Heritage Solaire had no senior-flagged MetroList sales in that window, and Trilogy at Bickford Ranch sells through the builder rather than the MLS. A median from a handful of sales moves a lot from one month to the next. Treat it as a range to start from, not a price for any one home.
Life Plan Communities: A Different Way to Buy In
Two communities in the region work differently. At a life plan community, also called a continuing care retirement community, you sign a continuing care contract instead of buying a house. You do not receive a deed. Independent living, assisted living, memory care and skilled nursing are on one campus.
- Eskaton Village Carmichael sits on about 37 acres in Carmichael. You buy in with a membership plus a monthly fee. Third-party directories listed independent living from about $3,956 to $4,000 a month as of 2026. Refund terms depend on the agreement you choose.
- University Retirement Community at Davis listed entrance fees as of 2026 from $127,500 for a one-bedroom to $531,300 for a three-bedroom, with monthly fees from $5,121 to $6,950. Ask for the refund schedule in writing before you sign.
Eskaton Village Roseville is different again. Its owners buy their homes like any other house and pay HOA dues, with assisted living and memory care in the Lodge on site.
How to Narrow the List
- Price and monthly cost. Compare the purchase price, the HOA and any special tax together.
- Size. Sun City Lincoln Hills has about 6,783 homes. The Club at Westpark has 704. Glenbrooke has 631 single-story homes. Scale changes how big the clubhouse is and how far the walk is to it.
- Gated or not. Sun City Roseville, Sun City Lincoln Hills, The Club at Westpark and Glenbrooke are not gated. Most of the newer communities are.
- Golf, pickleball and clubhouses. Sun City Lincoln Hills has 36 holes of golf and two lodges. Sun City Roseville has 27 holes. Regency at Folsom Ranch has seven lighted pickleball courts. Each community page lists the details.
- Resale or new. Sun City Roseville was built about 1995 to 2000. Esplanade at Turkey Creek, Regency at Folsom Ranch, Heritage Placer Vineyards and Trilogy at Bickford Ranch were still building in 2026.
- Distance to what matters. This means the hospital, the airport, your doctors and family. Drive it at the hour you would make the trip.
Age-restricted communities set their rules for younger residents and guest stays in their CC&Rs. Read them before you buy.
Selling Your Current Home and Moving on One Timeline
Most people moving into a 55+ community are also selling a home they have owned for years. The questions are the same every time: buy first or sell first, how to cover the gap, and what to do with a lifetime of belongings.
If you are 55 or older and both homes are in California, Prop 19 may let you carry your current property tax base to the new home if you buy within two years before or after the sale. Our Prop 19 guide explains the rules, and the property tax calculator shows what the bill would be without it. As a mortgage broker, Maggie can line up a bridge loan or a purchase loan and shop it across a network of approved lenders. Get a quote from us and compare it. You are free to use any lender.
There is no placement fee from any community or care provider, ever.
Your Next Step
Pick two or three communities from this guide and tell us which ones, or call (916) 549-3131. We will pull this month's sales and the tax bills for the homes you like, and plan your tours. If you are selling first, read about downsizing with Surroundings.
Maggie B. Hopkins, CA DRE #01750680, NMLS #349517. Figures are approximate and change often. This guide is general information and is not legal, tax, or lending advice.
Frequently Asked Questions
How many 55+ communities are there around Sacramento?
This guide covers 17: 15 age-restricted communities and two life plan communities across Sacramento, Placer, El Dorado and Yolo counties.
Which Sacramento-area 55+ community had the most sales in 2026?
Sun City Lincoln Hills had the most, with 155 MetroList closed sales from April 1 to September 30, 2026, at a median of $654,100. Sun City Roseville was next with 80 sales at a median of $605,000.
Do 55+ communities have Mello-Roos?
Many of the newer ones do, and some older ones do not. Sun City Roseville typically does not, per a local source, while local sources report it at Heritage Solaire, Esplanade at Turkey Creek and Glenbrooke. Check the tax bill for the exact address.
What is the difference between a 55+ community and a life plan community?
In a 55+ community you buy a home and pay HOA dues. In a life plan community you sign a continuing care contract, pay an entrance fee or membership plus a monthly fee, and receive no deed, with several levels of care on one campus.
Can I keep my low property tax base when I move into a 55+ community?
Possibly. If you are 55 or older and both homes are in California, Prop 19 may let you transfer your tax base if you buy within two years of the sale. You file form BOE-19-B with the county assessor, and your tax professional can confirm it.
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