Lincoln, CA — Placer County — 6,783 Homes — Del Webb
The largest Del Webb community in California. Real HOA costs, Placer County tax math, and what the brochure skips.
HOA dues cover clubhouse access, fitness centers, pools, trails, and common-area maintenance. Property taxes, insurance, and utilities are separate. Here is what a buyer at $640K actually pays each month.
| Cost Item | Monthly | Annual | Notes |
|---|---|---|---|
| HOA — Master | $188 | $2,256 | Billed quarterly; covers amenities, common areas, security patrols |
| Property Tax | $598 | $7,168 | Placer County ~1.12% on $640K assessed; Prop 13 limits future increases to 2%/yr |
| Homeowners Insurance | $150 | $1,800 | Estimate; wildfire zone proximity may affect rates |
| Utilities (water/electric/gas) | $175 | $2,100 | Estimate; lawn water separate from community water |
| Lawn/Exterior Maintenance | $75 | $900 | Owner responsibility; not included in HOA |
| Total Monthly Carrying Cost | $1,185 | $14,220 | Excludes mortgage |
When you buy at $640K and the seller's Prop 13 basis was $350K, you owe a supplemental assessment on the $290K difference, prorated for the remaining months in the fiscal year. Closing in October (8 months remaining): 0.67 × $290,000 × 1.12% = approximately $2,178 due within months of closing. Use Placer County's supplemental tax estimator at placer.ca.gov before you make an offer.
Prop 13 caps your assessed value increases at 2% per year, making long-term tax costs unusually predictable in California. HOA increases are not similarly capped.
| Year | Annual HOA | Annual Tax | Insurance + Maint. | Total Annual |
|---|---|---|---|---|
| Year 1 | $2,112 | $7,168 | $2,700 | $11,980 |
| Year 3 | $2,240 | $7,457 | $2,835 | $12,532 |
| Year 5 | $2,380 | $7,751 | $2,977 | $13,108 |
| Year 10 | $2,730 | $8,557 | $3,401 | $14,688 |
| 10-Year Total | ~$24,500 | ~$76,100 | ~$31,000 | ~$131,600 |
Projections assume 3% annual HOA increase, Prop 13 2% tax cap, 3.5% insurance/maintenance inflation. Excludes mortgage payments and supplemental tax at purchase.
The community spans 2,992 acres in the Placer County foothills northeast of Sacramento. At 6,783 homes it functions like a small city with its own recreation infrastructure.
Sun City Lincoln Hills assessed a one-time New Owner Cost Assessment in 2016 to fund common area capital reserves. Buyers should confirm with escrow whether any transfer fee is currently active and who bears responsibility — buyer or seller — as this can be negotiated in the purchase contract.
The community has 6,700 single-family homes and 80 condominiums across more than 40 floor plans. Single-family homes range from 901 to 3,068 sq ft with 1–4 bedrooms. Attached units run 917–1,519 sq ft.
Median sale price is approximately $680,000 as of late 2025, up about 4.7% year-over-year. Homes typically sell after 30–35 days on market. Price per square foot runs $325–$400+ depending on condition, model, and lot type (golf course and open-space lots command premiums). The resale market is healthy with consistent demand from California equity buyers and out-of-state retirees.
We help buyers understand the true carrying cost of Sun City Lincoln Hills before they make an offer — HOA, taxes, supplemental bill, and 10-year projections.
Talk to a Research Specialist