Folsom neighborhoods compared
The table lists the twelve Folsom neighborhoods Zillow tracks, from highest to lowest typical home value in September 2026, with Walk Score's rating where it publishes one. Folsom Ranch, the new area south of Highway 50, is not yet a separate Zillow neighborhood, so it has its own profile below. Zillow's typical value for the whole city was $754,898, flat over the year.
| Neighborhood | Zillow typical value (Sept 2026) | 1-year change | Walk Score |
|---|---|---|---|
| American River Canyon North | $981,871 | +3.4% | n/a |
| Willow Springs | $857,056 | -0.6% | n/a |
| The Parkway | $830,784 | -1.3% | 19 |
| American River Canyon | $816,917 | +3.1% | 19 |
| Prairie Oaks | $816,483 | +1.9% | 42 |
| Lexington Hills | $809,176 | -0.6% | n/a |
| Empire Ranch | $799,498 | -0.6% | 5 |
| Briggs Ranch | $742,810 | 0.0% | 38 |
| Broadstone | $684,134 | -0.4% | 34 |
| Natoma Station | $676,350 | +1.5% | n/a |
| Historic Folsom | $667,688 | +3.0% | n/a |
| Central District | $585,094 | -0.9% | n/a |
Walk Score rates walkability from 0 to 100; Folsom's citywide average is 31. Neighborhood boundaries differ between Zillow, Walk Score and the city, so treat the scores as a guide and check the address itself. Places named below come from OpenStreetMap and are near each neighborhood's mapped center; they are not a promise about any one street.
Folsom neighborhoods one by one
American River Canyon North: Folsom's highest typical value
American River Canyon North sits west of the American River, between Folsom Lake and Lake Natoma. At $981,871, it has the highest Zillow typical value of any Folsom neighborhood and rose 3.4% in the year to September 2026, one of the few areas in the city to gain. Parks mapped nearby include Lew Howard Park, Hannaford Family Park and Bud and Artie Davies Park, and Carl Sundahl Elementary is in the area. Homes back onto open space in places, so check the CAL FIRE hazard zone and insurance quotes early.
American River Canyon: lake trails with a lower entry price
The southern part of the canyon area has a typical value of $816,917, up 3.1% in a year and about $165,000 below its northern neighbor. Its Walk Score is 19, so plan on driving for errands. The draw is access to the Folsom Lake State Recreation Area, which covers 19,564 acres with 95 miles of trail, and to the paved trail around Lake Natoma.
Willow Springs: second-highest typical value
Willow Springs is in the southern part of the city near Folsom High School. Zillow's typical value was $857,056 in September 2026, down 0.6% in a year. Parks mapped close by include John Kemp Community Park, Willow Hills Reservoir Community Park and Amos P. Catlin Park, and Gold Ridge and Sandra J. Gallardo elementary schools are nearby. Check the district's address lookup before assuming which school a home feeds.
The Parkway: near Empire Ranch Golf Course
The Parkway is in the east-central part of the city, with a typical value of $830,784, down 1.3% over the year, the largest fall among Folsom neighborhoods. Its Walk Score is 19. Empire Ranch Golf Course, Econome Family Park, Phillip C. Cohn Park and Folsom Kids Play Park are mapped nearby, along with Folsom Hills, Oak Chan and Empire Oaks elementary schools.
Prairie Oaks: Folsom's most walkable rated neighborhood
Prairie Oaks has the highest Walk Score Walk Score lists for Folsom, at 42, and a Bike Score of 59. Its typical value was $816,483, up 1.9%. Shopping is close: Folsom Corners, Natoma Station Center and Prairie City Crossing are mapped within about a mile. Willow Creek Park and Levy Park are nearby, and Folsom High School is mapped within about a mile.
Lexington Hills: central with many small parks
Lexington Hills sits in the center-east of Folsom with a typical value of $809,176, down 0.6%. Its mapped surroundings are mostly parks: Cummings Family Park, Kentfield Park, Beacon Hill Park, Prewitt Park and the FIDO Field dog park. Oak Chan Elementary is nearby.
Empire Ranch: newer homes at the east edge
Empire Ranch is at Folsom's eastern edge by the El Dorado County line. Zillow's typical value was $799,498, down 0.6%. Walk Score gives Empire Ranch Village a 5, the lowest rated Folsom neighborhood, so expect to drive for almost everything. It has Empire Ranch Golf Course, Nisenan Community Park and Hazel McFarland Park, plus Empire Oaks Elementary. Some homes here carry Mello-Roos taxes; check the tax bill.
Briggs Ranch: mid-priced in the north
Briggs Ranch, in north Folsom, had a typical value of $742,810, unchanged over the year. Walk Score gives it a 38 and a Bike Score of 69. B.T. Collins Park, Briggs Ranch Mini Park and Elvie Perazzo Briggs Park are mapped nearby, as is Folsom Hills Elementary, and the Dike Eight picnic area on Folsom Lake is close.
Broadstone: next to the Palladio
Broadstone, with a typical value of $684,134 (down 0.4%), is the neighborhood around the Palladio at Broadstone shopping center, Broadstone Marketplace and Broadstone Plaza. Walk Score lists 6,660 residents and a Walk Score of 34. The Folsom Recreation Center sports complex, Handy Family Park and John Kemp Community Park are close, and Gold Ridge Elementary is nearby.
Natoma Station: by the outlets and light rail
Natoma Station had a typical value of $676,350, up 1.5%. It is the neighborhood near Folsom Premium Outlets and the Natoma Station shopping centers, with the Iron Point station on SacRT's Gold Line light rail within about a mile. Natoma Station Ponds Park, Willow Creek Recreation Area and Natoma Station Elementary are mapped nearby.
Historic Folsom: Sutter Street and the light rail terminus
Historic Folsom's typical value was $667,688, up 3.0% in a year, among the largest gains in the city. It is the old town around Sutter Street and the Historic Folsom light rail station, the eastern end of the Gold Line. Folsom City Park, the Folsom Powerhouse State Historic Park, Lake Natoma Waterfront Park, the Folsom Public Library and Sutter Middle School are all mapped nearby. Many homes here are older than the city's 1997 median year built, so budget for older plumbing, wiring and foundations, and check any historic district design rules before you remodel.
Central District: Folsom's lowest typical value
Zillow's Central District had the lowest typical value in Folsom at $585,094, down 0.9%. It is the most affordable way into a Folsom address on Zillow's figures, about $170,000 below the citywide typical value. Check its boundary on Zillow's map, since the city does not use the same name, and compare recent sales on the street itself.
Folsom Ranch: new construction south of Highway 50
Folsom Ranch is the city's new area south of Highway 50, planned for about 10,000 homes, according to its master plan site. Zillow does not yet report it separately. Builder starting prices for all-ages communities ranged from $535,530 to $1,032,995 when we checked on October 30, 2026, and most homes carry HOA dues and Mello-Roos special taxes. See our Folsom new construction guide for each community.
Folsom neighborhoods by what you want
Best Folsom neighborhoods for walkability
No Folsom neighborhood rates as very walkable. On Walk Score's figures, Prairie Oaks (42), Briggs Ranch (38) and Broadstone (34) score highest, helped by nearby shopping centers. Historic Folsom, with Sutter Street's shops and restaurants, is the other option for errands on foot, though Walk Score does not publish a separate score for it.
Best Folsom neighborhoods for lake and river access
American River Canyon and American River Canyon North sit between Folsom Lake and Lake Natoma, and Historic Folsom is next to Lake Natoma Waterfront Park and the American River Bike Trail. Briggs Ranch is close to the Dike Eight picnic area on Folsom Lake.
Best Folsom neighborhoods for newer homes
Folsom Ranch is where new homes are being built, with Toll Brothers, Tri Pointe Homes and KB Home selling in October 2026. In the established neighborhoods, check the year built on each listing: the Census puts the median Folsom home at 1997, and homes near the old town around Sutter Street are much older.
Best Folsom neighborhoods for a lower entry price
Zillow's three lowest typical values are the Central District ($585,094), Historic Folsom ($667,688) and Natoma Station ($676,350). The lowest all-ages new-build starting price we found was $535,530 at Sendero in Folsom Ranch, before HOA dues and special taxes.
Best Folsom neighborhoods for light rail
Historic Folsom has the Gold Line's eastern terminus, and Natoma Station and Prairie Oaks are within reach of the Iron Point station. SacRT has run three trips an hour between Sunrise and Historic Folsom since February 2025. Check SacRT's timetable for your commute.
Best Folsom neighborhoods for golf
Empire Ranch and The Parkway both border Empire Ranch Golf Course.
What Folsom neighborhoods cost to buy and own
Redfin's median sale price for the City of Folsom was $740,647 in the three months to September 2026, down 3.7% from a year earlier, with 238 homes sold at a median of 31 days on market. About 26% sold above list price, and the average home sold for 98.97% of its list price. That points to a market where most buyers have room to negotiate but well-priced homes in popular areas still draw competition.
Houses vs condos in Folsom
Single-family homes dominate sales. In ZIP 95630, Redfin counted 219 single-family sales at a median of $759,808 and 15 condo sales at a median of $484,986 in the three months to September 2026. With few condos selling, a buyer with a budget under $600,000 will be looking mostly at condos, townhomes, the Central District, or the entry plans in Folsom Ranch. Filter by home type before you compare neighborhoods, because one or two condo sales can pull a small area's median down sharply.
Taxes, HOA dues and Mello-Roos by area
Two homes at the same price can cost very different amounts each month. Many Folsom subdivisions have an HOA, and Folsom Ranch homes pay Mello-Roos special taxes through the city's community facilities districts on top of the 1% Prop 13 base rate and voter-approved bonds. Ask for the most recent tax bill and HOA budget for any home you are considering. Our Sacramento County property tax guide explains the tax rate areas and our Mello-Roos guide explains special taxes.
Commutes from Folsom neighborhoods
Folsom workers averaged a 26.6-minute commute in the Census ACS 2020-2024, and 31.0% worked from home. Only 1.6% used public transit. Light rail is an option mainly from Historic Folsom, Natoma Station and Prairie Oaks. For everyone else the commute depends on how quickly you reach Highway 50, so drive the route at rush hour before you buy.
Wildfire and insurance checks by area
Homes that back onto the river canyon, Folsom Lake or Folsom Ranch's open space are the ones to check first. Look up the address on CAL FIRE's Fire Hazard Severity Zone map and get insurance quotes before you remove contingencies; our wildfire zones guide explains what each zone requires.
Schools by Folsom neighborhood: how to check
Folsom Cordova Unified School District serves the city, and its high schools in Folsom include Folsom High and Vista del Lago High. Elementary school names in the profiles above are schools mapped near each neighborhood, not attendance boundaries. Boundaries change as Folsom Ranch adds schools, so confirm the assigned school with the district's address lookup, then read its results on the California School Dashboard. Ask the district whether a school is open to new enrollment at your grade level, since a nearby school is not always the one a home feeds.
Folsom neighborhood questions answered
What is the most expensive neighborhood in Folsom? On Zillow's September 2026 figures, American River Canyon North ($981,871), then Willow Springs ($857,056) and The Parkway ($830,784). Some individual streets elsewhere sell for more, so these are typical values, not ceilings.
Which Folsom neighborhoods gained value? Five of twelve rose over the year to September 2026: American River Canyon North (+3.4%), American River Canyon (+3.1%), Historic Folsom (+3.0%), Prairie Oaks (+1.9%) and Natoma Station (+1.5%). The rest were flat or down slightly, with The Parkway's 1.3% the largest fall.
Where should I live in Folsom? Start with budget, commute and the home type you want. For data on daily life and costs, see is Folsom a good place to live; for prices by ZIP, see Folsom ZIP codes; and for crime figures, see Folsom crime rates. Schools: check the Folsom Cordova Unified address lookup and the California School Dashboard, and see our Folsom schools guide.