Folsom-area 55+ communities compared
Two age-restricted ownership communities sit inside Folsom's city limits, and six more are within a short drive in El Dorado Hills, Rancho Cordova and Roseville. The table uses 55places community profiles checked on October 30, 2026, except the Regency starting price, which comes from Toll Brothers' own site on the same date. HOA ranges are those reported on 55places, which notes it does not maintain HOA data, so confirm every figure with the association.
| Community | Location | Builder and years | Homes | Price band | HOA per month |
|---|---|---|---|---|---|
| Regency at Folsom Ranch | Folsom (south of U.S. 50) | Toll Brothers, 2021 to now | 930 planned | From $525,000 (Toll Brothers) | $234 to $286 |
| Diamond Glen | Folsom | Dunmore Homes, 1997 to 1999 | 150 | Resale, average about $537,000 | $233 to $333 |
| Heritage El Dorado Hills | El Dorado Hills | Lennar, 2015 to now | About 1,000 | Low $600,000s to mid $1 millions | $230 to $258 |
| Four Seasons at El Dorado Hills | El Dorado Hills | K. Hovnanian, 2004 to 2009 | 460 | About $600,000 to $800,000 | $204 to $320 |
| Heritage Carson Creek | El Dorado Hills | Lennar, new homes | About 409 | High $500,000s to high $800,000s | Not listed |
| Versante | El Dorado Hills | Lakemont Development, 2001 to 2003 | 100 attached | Mid $500,000s to high $600,000s | $260 to $550 |
| Four Seasons at the Ranch | Rancho Cordova | K. Hovnanian, 2025 to now | 704 planned | High $400,000s to mid $700,000s | $266 to $323 |
| Sun City Roseville | Roseville | Del Webb, 1995 to 2000 | 3,110 | Resale, average about $578,000 | $148 to $225 |
All but Sun City Roseville are gated, according to 55places. For a statewide view, see our guide to 55+ communities in California.
Each 55+ community in and near Folsom
Regency at Folsom Ranch, Folsom
Toll Brothers began building this gated community in the Folsom Plan Area in 2021 and plans 930 single-family homes and duets. Its 18,000-square-foot clubhouse has a fitness center, a heated indoor pool, a social hall and multipurpose rooms, with an outdoor pool, pickleball and bocce courts, a putting green and two dog parks outside. Toll Brothers' Folsom page listed five collections on October 30, 2026: Sequoia duets from $525,000, Redwood from $635,000, Mendocino from $714,995, Shasta from $772,995 and Tahoe from $960,995. Plans run from about 1,185 to 2,441 square feet with two or three bedrooms. 55places reports HOA dues of $234 to $286 a month. As a new Folsom Ranch community, expect special taxes on top; ask the sales office for the Mello-Roos amount for your lot.
Diamond Glen, Folsom
Diamond Glen is the older, smaller choice: 150 single-family homes built by Dunmore Homes from 1997 to 1999 behind a gate, about five minutes from historic downtown Folsom according to 55places. Four plans start at about 1,166 square feet, with attached two-car garages. The clubhouse has an exercise room, an outdoor pool and spa, a library, a card room and a tennis court also used for pickleball. Dues of $233 to $333 a month cover lawn care and exterior maintenance, so compare them with communities where you keep up the outside yourself. Resales are rare: 55places showed none for sale when we checked.
Heritage El Dorado Hills
Lennar's gated Heritage community, just over the county line, is planned at about 1,000 homes and has been building since 2015. It has two clubhouses: a 5,000-square-foot main building with a fitness center and studio, and a second building called The Resort with a pub, theater and art room. There are two outdoor pools, tennis, pickleball and bocce. Collections range from about 1,137 square feet in the newest Reflections homes to 2,993 square feet in the Estates. Note that El Dorado Hills is in El Dorado County, so property tax and the transfer tax follow that county's rules.
Four Seasons at El Dorado Hills
K. Hovnanian built 460 homes here from 2004 to 2009, and every sale now is a resale. The 12,500-square-foot clubhouse, called The Lodge, has a ballroom, a chef's kitchen and a library. Outside there is a lap pool, two lighted tennis courts, pickleball, a putting green and a two-acre community garden and a vineyard kept by residents. Ten plans run from 1,389 to 3,245 square feet, most of them single-story.
Heritage Carson Creek, El Dorado Hills
Lennar's second Heritage community in El Dorado Hills sells new single-story homes only, from about 1,251 to 2,567 square feet. 55places lists a clubhouse with a fitness center, a resort-style pool and spa, three pickleball courts, two bocce courts and one tennis court, with 13.5 acres of green space. It does not give an HOA figure, so request the budget from Lennar's sales team.
Versante, El Dorado Hills
Versante is the only all-attached community in this list: 100 cottage-style homes built by Lakemont Development from 2001 to 2003, near the El Dorado Hills Town Center and Highway 50. Plans run from 1,610 to 2,259 square feet. Dues of $260 to $550 a month are the highest here, but 55places says the association covers insurance on the roof, front-yard maintenance, water, sewer and exterior painting.
Four Seasons at the Ranch, Rancho Cordova
K. Hovnanian started this gated community in 2025 and plans 704 homes in four collections from 1,307 to 2,916 square feet. Its 29,000-square-foot clubhouse has an indoor pool, a lounge, a café, a fitness center and a full-time activity director. It sits in Rancho Cordova, west of Folsom, in Sacramento County.
Sun City Roseville
Del Webb's Sun City Roseville is the largest and oldest community on this list, with 3,110 one-level homes built from 1995 to 2000. It is not gated. Owners have the 52,000-square-foot Timber Creek Recreation Lodge with an indoor lap pool, a second recreation center, 27 holes of golf, six lighted tennis courts and more than 50 clubs. Homes range from about 878 to more than 2,600 square feet, and dues are the lowest here at $148 to $225 a month. Roseville is in Placer County.
How 55+ rules work in Folsom-area communities
A community can limit residents by age only if it meets the federal housing-for-older-persons exemption. In short, at least 80% of occupied homes must have at least one resident aged 55 or older (24 CFR 100.305), and the community must publish and verify that policy. The remaining homes can be governed by the community's own rules, which is why some allow younger spouses and others do not.
California's Civil Code section 51.3 applies to senior citizen housing developments of 35 or more units. It sets the age at 55, lets a qualified permanent resident such as a spouse, a cohabitant or someone aged 45 or older stay on, and requires governing documents to allow younger guests for at least 60 days a year. The code regulates who lives in a home, not who owns it, so an adult child can own a unit a parent occupies if the CC&Rs allow it. Read each community's CC&Rs before you offer, and see our California HOA laws guide.
What a Folsom 55+ home costs to own
Price is only the start. Four costs separate these communities:
- HOA dues. They range from $148 a month at Sun City Roseville to as much as $550 at Versante, where dues cover more of the building. Ask what each fee includes and when it last rose.
- Special taxes. New Folsom Ranch and El Dorado Hills communities may sit in Community Facilities Districts, which add a fixed special tax to the bill each year. Our Mello-Roos guide explains how to find the amount.
- Property tax. Prop 13 sets the base at 1% of the purchase price. If you are 55 or older and selling a home elsewhere in California, Prop 19 may let you carry your current taxable value to the new home; see our Prop 19 guide and the Sacramento County property tax guide.
- Insurance. At attached communities such as Versante, ask what the association insures; detached homes need their own policy. Get a quote early, since some foothill addresses are in mapped fire zones. Our homeowners insurance guide covers the options.
For the wider Folsom market, Zillow's typical home value was $754,898 in September 2026, flat over the year; the Diamond Glen and Sun City Roseville resale averages above sit well below that.
How to choose a 55+ community near Folsom
- New or resale. Regency, Heritage Carson Creek and Four Seasons at the Ranch sell new homes with builder warranties. Diamond Glen, Four Seasons at El Dorado Hills and Sun City Roseville are resale only, so you buy an existing home.
- Size of the community. Sun City Roseville has more than 3,000 homes and golf. Diamond Glen has 150. Visit both kinds before deciding which feels right.
- County. Folsom and Rancho Cordova are in Sacramento County, El Dorado Hills in El Dorado County and Roseville in Placer County. Tax rates and sales tax differ.
- Single-story plans. Most homes here are one level, but some Regency plans and the largest Four Seasons at El Dorado Hills plan have a second floor. Ask for the floor plan before touring.
- Care later on. A 55+ community is ordinary housing with an age rule, not a care facility. If you may need assisted living, check licensed facilities on the California Department of Social Services care facility search.
See also our Folsom homes guide and the Roseville 55+ communities guide.