Real HOA fees, Placer County vs. Sacramento County tax comparisons, and the supplemental tax bill that blindsides every California buyer — the math your agent won't show you upfront.
Get Honest GuidanceThree financial realities every Sacramento area 55+ buyer needs to understand before making an offer.
Placer County (Lincoln, Roseville, Rocklin) runs an effective rate around 1.12%. Parts of Sacramento County — especially Rancho Cordova — hit 1.23% or higher. On a $640K home that's a $700+ annual gap. Buyers choosing between Sun City Lincoln Hills and Four Seasons at the Ranch are making a county tax decision as much as a lifestyle one.
Prop 13 caps annual increases at 2% — but it doesn't prevent the supplemental tax bill. When you buy, the assessor resets your basis to purchase price. On a $640K purchase where the seller's basis was $350K, you owe a prorated supplemental bill on the $290K difference — often $2,500–$4,000 arriving months after closing. Almost nobody warns California buyers about this.
If you're 55+ and selling a California home, Prop 19 lets you transfer your existing tax basis to any replacement home statewide — once in a lifetime. Done right, this can save Sacramento area buyers $3,000–$8,000 per year in perpetuity. Done wrong (wrong timing, wrong county, wrong paperwork), you lose the benefit entirely.
Same purchase price, meaningfully different annual bill depending on which side of the county line you land.
| Community | County | Effective Rate | Annual Tax on $640K | Annual Tax on $500K |
|---|---|---|---|---|
| Sun City Lincoln Hills | Placer | ~1.12% | $7,168 | $5,600 |
| Sun City Roseville | Placer | ~1.12% | $7,168 | $5,600 |
| Springfield at Whitney Oaks | Placer | ~1.12% | $7,168 | $5,600 |
| Heritage Park | Sacramento | ~1.19% | $7,616 | $5,950 |
| Four Seasons at Westshore | Sacramento | ~1.19% | $7,616 | $5,950 |
| Four Seasons at the Ranch | Sacramento | ~1.23% | $7,872 | $6,150 |
| Four Seasons at El Dorado Hills | El Dorado | ~1.15% | $7,360 | $5,750 |
You buy at $640K. The seller's Prop 13 basis was $350K. The difference is $290K. If you close in October, roughly 8 months remain in the fiscal year — proration factor 0.67. Your supplemental bill: 0.67 × $290,000 × 1.12% = approximately $2,178, due within months of closing, on top of your regular property tax installments. Placer County publishes a supplemental tax estimator at placer.ca.gov — use it before you close.
The largest Del Webb community in California. Two 18-hole golf courses, dual recreation centers anchored by the 68,000 sq ft Orchard Creek Lodge. HOA ~$176/mo. Median home ~$680K.
Full costs & community guide →Newer gated community with resort-style lodge, lagoon pool, pickleball courts, and Barrel House Bistro. New construction still available. Prices from $500Ks–$1Ms.
Full costs & community guide →Shea Homes Trilogy brand in the Placer County foothills. Wine country access, hillside views, resort amenities. HOA estimated ~$265/mo. New construction ongoing.
Full costs & community guide →Del Webb classic — 27 holes of golf, 52,000 sq ft Timber Creek Lodge, 285 days of sunshine. The original Sacramento-area retirement destination. Median ~$550K, HOA ~$165/mo.
Full costs & community guide →Lennar master-planned community in west Roseville. Gated with enclosed pool, tennis, bocce, pickleball. Clubhouse completing 2026. Homes from 1,251–2,993 sq ft.
Full costs & community guide →Lennar new construction with Everything's Included features and home automation. 5,900 sq ft clubhouse, outdoor pool, smart home tech standard. Homes from 1,246–2,766 sq ft.
Full costs & community guide →Gated 55+ community 20 miles northeast of Sacramento. Access to the 27-hole Sun City Roseville golf course nearby. Strong resale market with mature landscaping.
Full costs & community guide →Gated enclave with Sierra Nevada mountain views, 6,000 sq ft Gables Clubhouse, outdoor pool, paved trail network. Resale only. Strong value compared to newer communities.
Full costs & community guide →Three gated villages 5 miles north of downtown in North Natomas. 25,000 sq ft clubhouse, indoor/outdoor pools, theater, ballroom. Full-time activities director. Off I-5.
Full costs & community guide →K. Hovnanian lake community in Natomas. 26-acre lake with promenade, 31 acres of parks and nature preserve, 22,700 sq ft Lodge. Built 2007–2010, resale only.
Full costs & community guide →Affordable gated community minutes from downtown. Single-story homes 980–1,500 sq ft. One of the most affordable 55+ options in the Sacramento metro.
Full costs & community guide →Luxury gated 55+ with four-floor single-story plans. Central freeway access, resort-like amenities. Median ~$600K.
Full costs & community guide →Small affordable gated community with pool, spa, pickleball, community garden, and vineyard area. One of the most budget-friendly 55+ options in the city.
Full costs & community guide →Del Webb community 15 miles from Sacramento. 9,000 sq ft Arbour Lodge, tennis, bocce, outdoor pool. Close-knit atmosphere with strong resale demand.
Full costs & community guide →New construction with on-site Barrel House Bistro restaurant, lagoon pool, fitness center, dog park, pickleball/tennis. Energy-efficient single-story designs.
Full costs & community guide →Gated lakeside community built 2002–2004. Catch-and-release fishing lake, pool, tennis. 284 single-family homes, 8 models from 1,558–2,675 sq ft.
Full costs & community guide →K. Hovnanian new construction. One of the newest 55+ communities in the metro, built 2025–present. Note: Rancho Cordova carries the highest effective tax rate in the area (~1.23%).
Full costs & community guide →Toll Brothers Regency with 7 lighted pickleball courts, resort-style club, full-time lifestyle director. Gated with mix of single-family homes and duets.
Full costs & community guide →Mature oak tree setting near historic downtown Folsom. Pet-friendly, park-like environment with easy Highway 50 access. Established resale community.
Full costs & community guide →Rolling foothills 30 minutes from Sacramento near Folsom Lake. 12,500 sq ft clubhouse, Olympic lap pool, tennis. Homes 1,389–3,245 sq ft. Gated, established community.
Full costs & community guide →Lennar community with dual clubhouses — The Resort features a pub, theater, art room, billiards. Two outdoor pools, pickleball, tennis. Solar standard on all homes.
Full costs & community guide →New construction 2024–present. Vineyard charm, gated with garden areas and Town Center access. One of the most recent additions to the El Dorado Hills 55+ corridor.
Full costs & community guide →Attached homes in heart of El Dorado Hills. Small, quiet community with pool, fitness room, walking trails. Folsom Lake minutes away. Resale only, 4 floor plans.
Full costs & community guide →Our independent research covers HOA fees, property taxes, supplemental bills, and 10-year cost projections — the math your agent won't show you before you make an offer.
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