Roseville, Natomas, and El Dorado Hills get most of the attention — and their own dedicated guides in this series. But four other sub-areas hold a real chunk of the Sacramento region's 55+ inventory: Lincoln, Rocklin, Elk Grove, and the Folsom/Rancho Cordova stretch along Highway 50. This guide covers all four.
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Talk to a Specialist →Lincoln and Rocklin sit in Placer County just north and northeast of Roseville, both still off the I-80/Highway 65 corridor but with smaller, quieter town centers than Roseville itself. Elk Grove sits south of Sacramento along Highway 99, its own incorporated city with a large family population alongside its 55+ pockets. Folsom and Rancho Cordova sit along Highway 50 between Sacramento and El Dorado Hills — Rancho Cordova closer to the city, Folsom closer to the foothills near Folsom Lake. None of these four are large enough on their own to warrant a standalone guide in this series, but together they represent a meaningful share of the region's 55+ housing stock, often at a lower price point than Roseville or El Dorado Hills.
Lincoln sits about 10 miles north of Roseville via Highway 65, still comfortably inside Placer County's ~1.12% effective tax rate. It's home to the single largest 55+ community in this entire series.
The largest Del Webb community in California. Two 18-hole golf courses and dual recreation centers anchored by the 68,000 sq ft Orchard Creek Lodge. Median home price around $680K; HOA roughly $176/month.
Full costs & community guide →A newer gated community with a resort-style lodge, lagoon pool, pickleball courts, and the on-site Barrel House Bistro. New construction is still available, priced from the $500Ks into the $1Ms.
Full costs & community guide →Shea Homes' Trilogy brand set in the Placer County foothills, with wine-country access and hillside views. HOA estimated around $265/month; new construction is still ongoing.
Full costs & community guide →Rocklin sits between Roseville and Lincoln, also on Placer County's tax roll, with one long-established gated 55+ enclave.
A gated enclave with Sierra Nevada mountain views, a 6,000 sq ft Gables Clubhouse, an outdoor pool, and a paved trail network. Resale-only, and generally strong value versus newer communities nearby.
Full costs & community guide →Elk Grove sits roughly 15 miles south of downtown Sacramento along Highway 99, in Sacramento County, so the ~1.19% county tax rate applies here too.
A Del Webb community about 15 miles from Sacramento, with a 9,000 sq ft Arbour Lodge, tennis, bocce, and an outdoor pool. Close-knit atmosphere with steady resale demand.
Full costs & community guide →New construction with the on-site Barrel House Bistro restaurant, a lagoon pool, fitness center, dog park, and pickleball/tennis courts. Energy-efficient single-story designs throughout.
Full costs & community guide →A gated lakeside community built 2002–2004 around a catch-and-release fishing lake, with a pool and tennis courts. Eight floor plans ranging from 1,558–2,675 sq ft.
Full costs & community guide →Along Highway 50 between the city and El Dorado Hills. Rancho Cordova carries the highest effective tax rate of any sub-region in this whole series — approximately 1.23% — so run the math carefully before comparing it to Folsom or elsewhere.
K. Hovnanian new construction, one of the newest 55+ communities in the metro, built 2025–present. Note the ~1.23% effective tax rate — the highest in this series.
Full costs & community guide →A Toll Brothers Regency community with 7 lighted pickleball courts, a resort-style club, and a full-time lifestyle director. Gated, with a mix of single-family homes and duets.
Full costs & community guide →A mature, oak-shaded setting near historic downtown Folsom, pet-friendly, with easy Highway 50 access. An established resale community with a lower profile than its newer neighbors.
Full costs & community guide →We connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
| Area | County | Effective Tax Rate |
|---|---|---|
| Lincoln | Placer | ~1.12% |
| Rocklin | Placer | ~1.12% |
| Elk Grove | Sacramento | ~1.19% |
| Folsom | Sacramento | ~1.19% |
| Rancho Cordova | Sacramento | ~1.23% |
These five sub-areas generally undercut Roseville and El Dorado Hills on price, but they trade off in different ways depending which one you pick. Lincoln and Sun City Lincoln Hills specifically compete directly with Sun City Roseville on scale and golf, but sit slightly further from Roseville's commercial core. Elk Grove is further from both downtown Sacramento and the foothills, and its 55+ communities are smaller in scale than the mega-communities in Lincoln or Roseville. Rancho Cordova's brand-new construction comes with the highest tax rate in this entire series, which is worth weighing against its lower entry prices. Folsom offers small-town charm and lake access but a smaller selection of communities than its neighbors.
Buyers drawn to Sun City Lincoln Hills specifically want Del Webb-scale golf and clubhouse amenities without paying Roseville prices, and are comfortable being slightly further from downtown Sacramento. Elk Grove suits buyers who want proximity to family in south Sacramento suburbs. Folsom suits buyers who want small-town character and lake access on a more modest budget than El Dorado Hills. Rancho Cordova suits buyers prioritizing brand-new construction who have already run the higher tax rate into their budget.
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