How expensive is Folsom?
Folsom costs more than most of the Sacramento region, mainly because of housing. Zillow's typical Folsom home value was $754,898 in September 2026, about 60% above the City of Sacramento's $470,552, and Zillow's typical rent was $2,667 a month, up 4.5% in a year. Household incomes are high to match: the Census puts Folsom's median household income at $139,804 (ACS 2020-2024), against $87,321 in Sacramento.
Outside housing, costs look much like the rest of Sacramento County. MIT's living wage estimates are set at the county level, so they apply to Folsom and Sacramento alike, and Folsom's 7.75% sales tax is a point lower than in Sacramento, Rancho Cordova and Elk Grove. The rest of this page goes cost by cost.
Housing costs in Folsom
Buying a home in Folsom
Redfin's median sale price in Folsom was $740,647 in the three months to September 2026. With 20% down at Freddie Mac's 30-year average of 7.24% (week of October 29, 2026), principal and interest come to about $4,038 a month. The Census reports that Folsom owners with a mortgage paid a median of $3,141 a month in total owner costs (ACS 2020-2024), lower than a new buyer would pay today because many owners bought at lower prices or rates. Owners without a mortgage paid a median of $926.
Renting in Folsom
Zillow's observed rent for Folsom was $2,667 a month in September 2026, the highest it has been and 52.9% above ten years earlier. The Census median gross rent, which includes older leases, was $2,352. Rents in Folsom are close to Elk Grove's and below El Dorado Hills', as the comparison table below shows.
Property tax in Folsom
Under Prop 13 the base tax is 1% of your purchase price, plus voter-approved bonds and any special taxes. On Redfin's $740,647 median, 1% alone is about $7,406 a year. In Folsom Ranch, Tri Pointe Homes estimates an all-in rate of about 1.2161% at its Sendero community, which would be about $9,007 a year on the same price. The homeowners' exemption takes $7,000 off your assessed value if you file with the county assessor by February 15. See our Sacramento County property tax guide.
Homeowners insurance in Folsom
Premiums depend on the address, the age of the roof and the fire hazard zone. Homes on the city's edges near open space and the lakes are the ones most likely to sit in a mapped zone, so look up the address on CAL FIRE's map and get two quotes before you commit. Our California homeowners insurance guide explains how pricing works, and the FAIR Plan guide covers the fallback option.
HOA dues and Mello-Roos in Folsom
Many Folsom subdivisions have HOAs, and the newer ones often have Community Facilities District special taxes. At Sendero, Tri Pointe estimated HOA dues of about $354 a month and community assessments of about $64 a month in October 2026. Older neighborhoods north of Highway 50 may have neither. Ask for the latest tax bill before you buy; our Mello-Roos guide explains the lines.
Everyday costs in Folsom
Utilities in Folsom: SMUD electricity and city water
Folsom is served by the Sacramento Municipal Utility District for electricity; the city voted to join SMUD in the 1980s. SMUD's standard Time-of-Day rate has a $27.00 monthly fixed charge, and from June through September charges $0.1550 per kWh off-peak and $0.3765 at the 5 to 8 p.m. peak; from October through May the peak price is $0.1776. Summer air conditioning is the main driver, since Folsom's July normal high is about 94°F. The City of Folsom bills water, sewer and trash; ask a seller for 12 months of bills to budget accurately.
Groceries in Folsom
MIT's living wage model puts food at $4,428 a year for one adult in Sacramento County and $12,960 for a family of two adults and two children (February 2026). Folsom has a wide choice of grocery stores, so the main lever is where and how you shop rather than the city itself.
Transportation in Folsom
MIT estimates transportation at $9,065 a year for one adult and $15,205 for a two-earner family of four in Sacramento County. Most Folsom residents drive: the Census puts the average commute at 26.6 minutes. The SacRT Gold Line light rail ends in Folsom, with service to downtown Sacramento, which can replace a second car for some commuters.
Healthcare and child care in Folsom
MIT puts medical costs at $3,846 a year for one adult and $13,961 for a family of four, and child care for two children at $28,792 a year, the largest single cost for that family after housing. Mercy Hospital of Folsom is in the city.
Internet in Folsom
Plans and speeds vary by street, especially in new Folsom Ranch tracts. Enter the address on the FCC National Broadband Map to see which providers serve it before you buy.
Taxes in Folsom
The sales tax rate in Folsom is 7.75%, according to the CDTFA's rate table effective October 1, 2026. That is the Sacramento County rate with no city add-on, and a point below the 8.75% charged in Sacramento, Rancho Cordova and Elk Grove. El Dorado Hills, across the county line, is 7.25%.
When you buy or sell, Sacramento County charges documentary transfer tax of $0.55 per $500 of value, and the county says only the City of Sacramento adds a city transfer tax, so a Folsom sale at the $740,647 median pays about $815. California income tax applies on top of federal tax; MIT's model estimates $10,329 a year in total taxes for a single adult earning a living wage in the county. See our California transfer tax guide.
Salary needed to live in Folsom
MIT's Living Wage Calculator for Sacramento County (updated February 15, 2026) estimates the pre-tax income needed to cover basic costs. It assumes county-average rents, so in Folsom, where rents run higher, treat these as a floor.
| Household | Living wage per hour | Required annual income before tax |
|---|---|---|
| 1 adult, no children | $28.13 | $58,502 |
| 1 adult, 1 child | $48.15 | $100,158 |
| 2 adults both working, no children | $18.37 each | $76,406 |
| 2 adults both working, 2 children | $33.63 each | $139,883 |
MIT's housing figure for one adult is $20,488 a year, about $1,707 a month, well below Zillow's typical Folsom rent of $2,667. Paying Folsom's typical rent at 30% of income would take about $106,680 a year. Buying at the median, with the payment and tax above, would take roughly $186,000 under the same 30% rule, before insurance and dues.
Folsom cost of living vs nearby cities
All figures use the same measure across cities: Zillow's typical home value and rent for September 2026, Census median household income and the CDTFA sales tax rate.
| City | Zillow typical home value, Sept 2026 | Zillow typical rent, Sept 2026 | Median household income (ACS 2020-2024) | Sales tax (CDTFA, Oct 2026) |
|---|---|---|---|---|
| Folsom | $754,898 | $2,667 | $139,804 | 7.75% |
| El Dorado Hills | $902,801 | $3,070 | $165,349 | 7.25% |
| Roseville | $643,854 | $2,521 | $119,288 | 7.75% |
| Elk Grove | $624,643 | $2,688 | $125,924 | 8.75% |
| Rancho Cordova | $528,888 | $2,412 | $89,585 | 8.75% |
| Sacramento | $470,552 | $2,045 | $87,321 | 8.75% |
Folsom sits between El Dorado Hills, the most expensive place nearby, and Roseville, about $111,000 cheaper on Zillow's typical value. Rancho Cordova, next door in the same school district, is about $226,000 cheaper, though with a higher sales tax. See our Roseville cost of living guide, Sacramento cost of living guide and California cost of living guide.
Ways to lower your costs in Folsom
- Compare resale and new builds on total cost. A Folsom Ranch home may carry special taxes and dues that a 1990s home north of Highway 50 does not. Compare the full monthly figure, not the price.
- File the homeowners' exemption. It takes $7,000 off your assessed value each year once filed.
- Look at Folsom's lower-priced areas. Zillow's Central District value was $585,094 and Historic Folsom's $667,688 in September 2026, well below the city's typical value. See the Folsom neighborhoods guide.
- Consider a condo. Redfin's median condo sale in ZIP 95630 was $484,986 in the three months to September 2026. See our Folsom condos guide.
- Shift power use off-peak. SMUD's summer peak price is more than double its off-peak price, so running appliances outside 5 to 8 p.m. cuts the bill.
- Use the Gold Line. If you work downtown, light rail can replace a car commute.
For the full market picture see our Folsom homes guide and is Folsom a good place to live.