Folsom condo prices: what the data shows
Folsom is a city of detached houses. The Census counts 22,431 single-family detached homes out of 30,868 housing units (ACS 2020-2024), or 72.7%, so condos are a small slice of the market and the data is thin. Redfin's figures for ZIP 95630, which covers almost all of Folsom, for the three months to September 30, 2026:
| ZIP 95630, three months to Sept 2026 | Median sale price | Homes sold | Median days on market |
|---|---|---|---|
| Condo/co-op | $484,986 | 15 | 37 |
| Townhouse | $550,001 | 3 | 16 |
| Single-family | $759,808 | 219 | 29 |
| All homes | $740,782 | 239 | 31 |
A Folsom condo cost about $275,000 less than a house at the median. Condo prices were 14.8% higher than a year earlier, but with 15 sales one or two expensive units move the figure. Condos also sat longer: 37 days at the median, with only 13.3% selling above list and 5.0 months of supply, against 2.1 months for houses. For comparison, Redfin's Sacramento County condo median was $267,257 in September 2026, so Folsom condos cost far more than the county average. See the 95630 market data page for the history.
Best areas to buy a condo in Folsom
Folsom's condos are clustered in a handful of complexes built in the 2000s, plus new construction south of Highway 50. Prices and dues below come from the pages listed in our sources, checked in October 2026; confirm them with the listing agent or HOA.
Madrone at Empire Ranch (Moon Circle)
Madrone is a condo complex in the Empire Ranch area on Folsom's east side, built around 2007, with units along Moon Circle. Listings describe a clubhouse, a fitness center and a pool, with one-car detached garages for some units. A three-bedroom, 1,265-square-foot unit was listed at $440,000 on a listing last updated in September 2025. The listing we opened did not state the dues, so ask for the current HOA budget and what it covers before you offer. Empire Ranch as a whole had a Zillow typical value of $799,498 in September 2026, which shows how much cheaper a condo is than a house in the same area.
Vessona
Vessona is a condo community in Folsom completed around 2006, with two-bedroom, two-bath units of about 1,314 to 1,519 square feet. Neighborhoods.com reports a median sale price of $447,500, about $287 a square foot, and HOA dues of $475 to $550 a month. Ask whether a unit is upstairs or downstairs: ground-floor single-level units have no stairs, and upper units may share in balcony inspection costs.
Sendero at Folsom Ranch (new construction)
Tri Pointe Homes is building two-story condominium homes at Sendero, in Folsom Ranch south of Highway 50. On October 30, 2026, its site listed Plan 1 (three bedrooms, 1,566 square feet) from $535,530, Plan 2 (four bedrooms, 1,636 square feet) from $597,058 and Plan 3 (four bedrooms, 1,870 square feet) from $607,990, each with a two-car garage. Tri Pointe estimates HOA dues of about $354 a month, community assessments of about $64 a month and a total property tax rate of about 1.2161%. Our new homes in Folsom guide covers the other Folsom Ranch builders.
Regency at Folsom Ranch duets (55+)
If you are 55 or older, Toll Brothers' Sequoia collection at Regency at Folsom Ranch offers attached duet homes from $525,000 on its site on October 30, 2026, inside a gated community with an 18,000-square-foot clubhouse. A duet shares a wall but is usually not a stacked condo, so financing and insurance work differently. See our Folsom 55+ communities guide.
Historic Folsom and the Central District
The lowest Zillow values in Folsom are in the older core: Central District at $585,094 and Historic Folsom at $667,688 in September 2026. Most homes there are detached, but this is where to look for smaller attached homes and older complexes near Sutter Street and the light rail terminus. Check age, roof and plumbing history carefully in older buildings.
Is it wise to buy a condo in Folsom now?
It can be, if you check the association as closely as the unit. Three California rules matter most for Folsom buildings:
- Elevated balconies and stairways. Civil Code section 5551 (SB 326) requires associations to have a licensed engineer or architect inspect a random sample of wood-supported balconies, stairs and walkways more than six feet above the ground. The first round was due by January 1, 2025, and repeats at least every nine years. Newer buildings permitted from 2020 on must be inspected within six years of the certificate of occupancy, which covers new projects like those in Folsom Ranch. Ask for the report. Our balcony inspection law guide has the details.
- Reserves. The HOA's annual budget report shows the reserve study and percent funded. Thin reserves in a complex built in the mid-2000s mean roofs, paint and paving may soon be paid by special assessment. See our California HOA laws guide.
- Insurance. Read the master policy's declarations page for the deductible and carrier. You will still need your own HO-6 policy. Our homeowners insurance guide explains the options, including the FAIR Plan.
On price, Folsom condos have held up better than houses this year on Redfin's small sample, but 5.0 months of supply gives buyers room to negotiate.
Financing a Folsom condo
A lender reviews the whole complex before it approves a condo loan. Projects that miss the rules are called non-warrantable and usually need a portfolio loan with more money down.
Conventional loans: Fannie Mae's project rules
Fannie Mae's Selling Guide treats a project as ineligible if, for example, one owner holds more than 20% of units in a project of 21 or more, commercial space exceeds 35%, the HOA is in litigation over safety or structure, or the building needs critical repairs, including unfunded repairs above $10,000 per unit due within a year. A failed or unfinished balcony inspection can fall under critical repairs, so get the report early.
FHA and VA loans for Folsom condos
An FHA loan needs an approved project or a single-unit approval, and a VA loan needs the project on VA's approved list. Search the address on HUD's FHA condominium list and the VA condo report before you write an offer, because a missing approval can add weeks or rule out the loan.
New-construction condo loans in Folsom Ranch
In a project still being built, lenders may limit loans until enough units are sold. Builders often have a preferred lender with project approval in place and incentives tied to it. Compare that offer with an outside quote on the same rate lock.
Condo fees and monthly costs in Folsom
Dues are where Folsom condos differ most. Community pages showed $475 to $550 a month at Vessona and about $354 plus $64 in assessments at Sendero; get Madrone's figure from its current budget. A worked example at Redfin's $484,986 condo median: with 20% down at Freddie Mac's 7.24% rate (week of October 29, 2026), principal and interest are about $2,644 a month, the 1% base property tax about $404, and $475 in dues brings the total to about $3,523 before insurance. Zillow's typical Folsom rent was $2,667 in September 2026, so owning a condo here costs more each month than renting, before equity. Add any Mello-Roos line from the tax bill; our Mello-Roos guide and Sacramento County property tax guide explain how to read it.
Folsom condo buyer checklist
- Get the HOA budget, reserve study summary and last two years of board minutes.
- Ask for the SB 326 balcony and stairway report and any repair schedule.
- Read the master insurance declarations page and get an HO-6 quote.
- Confirm the project's FHA, VA or conventional approval with your lender.
- Check rental limits in the CC&Rs if you may rent the unit later.
- Ask about pending special assessments and any litigation.
- Look up the parcel's fire hazard zone on CAL FIRE's map and flood zone on FEMA's map.
- Compare the price per square foot with recent sales in the same complex, not the citywide figure.
For the wider market, see our Folsom homes guide.