Where new homes are being built in Folsom
Nearly all new construction in Folsom is in Folsom Ranch, the Folsom Plan Area south of Highway 50. City of Folsom financing documents describe the plan area as about 3,520 acres planned for about 13,300 residential units; the master plan's own site gives about 10,000 homes, with around 30% of the land kept as natural open space, two large community parks, a high school, a middle school and five more elementary schools planned. The City Council approved the plan area's public facilities financing plan on January 28, 2014, and Taylor Morrison celebrated the first Folsom Ranch home closing in November 2018.
North of the freeway, the city is largely built out. New homes there are mostly small infill projects, so if you want a new build in Folsom, you are almost always shopping south of Highway 50. Toll Brothers points buyers at Preserve to the Iron Point station on SacRT's Gold Line light rail, which runs to downtown Sacramento.
Prices below were checked on each builder's website on October 30, 2026. Builder prices change weekly and often exclude lot premiums, options, solar and HOA dues, so treat them as starting points.
Folsom new home communities and builders
Preserve at Folsom Ranch by Toll Brothers
Toll Brothers' Preserve has two collections. Oak Trails starts at $875,995 for two-story homes of 2,940 to 3,369 square feet with four or five bedrooms (designs named Greenstone, Hayduke and Inca). Heritage Trails starts at $1,032,995 for one- and two-story homes of 2,539 to 3,788 square feet. The sales center is at 3989 Boulder Creek Way. Toll lists Mangini Ranch Elementary 1.6 miles away and Folsom High 2.2 miles away, which is distance, not an attendance boundary. The page does not list HOA dues or the tax rate, so ask the sales team for both.
Sendero at Folsom Ranch by Tri Pointe Homes
Sendero is the lowest-priced all-ages community we found. Tri Pointe lists three two-story plans: Plan 1 from $535,530 (three bedrooms, 1,566 square feet), Plan 2 from $597,058 (four bedrooms, 1,636 square feet) and Plan 3 from $607,990 (four bedrooms, 1,870 square feet). Its estimates are unusually complete: HOA dues of about $354 a month, community assessments of about $64 a month and a total property tax rate of about 1.2161%. The address is 14545 Southpointe Drive, and Tri Pointe was advertising up to $30,000 in closing credit with conditions.
Esquire at Folsom Ranch by KB Home
KB Home lists Esquire from $667,990 at 4576 Blacktail Way, with no move-in ready homes at the time we checked. The base price excludes the homesite premium, association fees and solar. KB estimates the required solar system at $62 to $70 a month to buy or $65 to $86 a month to lease, which is worth adding to your monthly budget when you compare it with other builders.
Regency at Folsom Ranch by Toll Brothers (55+)
Regency is a gated, age-restricted 55+ community of single-story homes and duets, with collections priced from $525,000 (Sequoia duets) to $960,995 (Tahoe). Its 18,000-square-foot clubhouse has indoor and outdoor pools, pickleball and bocce. Our Folsom 55+ communities guide covers it in detail.
Rockcress II at Folsom Ranch by Lennar (sold out)
Lennar's Rockcress II page lists the community as sold out, with four single-family plans of 1,632 to 2,024 square feet and three or four bedrooms. Its sales office address is 3452 Caraway Court. Ask Lennar whether a later phase is planned; resale homes in Rockcress are another route into the same area.
Azure at Folsom Ranch by Taylor Morrison (sold out)
Taylor Morrison, which built some of the first Folsom Ranch homes, lists Azure as sold out. That leaves resale homes in its finished neighborhoods as the option for buyers who want a Taylor Morrison home here.
| Community | Builder | Type | Starting price (checked Oct 30, 2026) | Size (sq ft) | Status |
|---|---|---|---|---|---|
| Sendero at Folsom Ranch | Tri Pointe Homes | Two-story homes | $535,530 | 1,566-1,870 | Selling |
| Esquire at Folsom Ranch | KB Home | Single-family | $667,990 plus solar | Not listed | Selling, no move-in ready homes |
| Preserve: Oak Trails | Toll Brothers | Single-family, 2 stories | $875,995 | 2,940-3,369 | Selling |
| Preserve: Heritage Trails | Toll Brothers | Single-family, 1-2 stories | $1,032,995 | 2,539-3,788 | Selling |
| Regency at Folsom Ranch (55+) | Toll Brothers | Duets and single-family, 1 story | $525,000 | 1,398-2,441 | Selling |
| Rockcress II at Folsom Ranch | Lennar | Single-family | n/a | 1,632-2,024 | Sold out |
| Azure at Folsom Ranch | Taylor Morrison | Single-family | n/a | n/a | Sold out |
Mello-Roos and HOA costs in Folsom Ranch
Folsom Ranch community facilities districts
The City of Folsom pays for Folsom Ranch roads, sewer, water and parks partly through Mello-Roos community facilities districts (CFDs), which add a special tax line to your property tax bill. City council documents show several of them, including CFD No. 20 (Russell Ranch), formed on November 14, 2017 over about 437.6 acres, and an overlay CFD whose maximum special tax rises 2% every July 1. Each CFD has its own rate and term, so the amount depends on the exact lot. Ask the builder for the CFD disclosure and the current year's special tax before you sign, and read our California Mello-Roos guide for how these taxes work.
Worked example: what Sendero's estimates add up to
Using Tri Pointe's own estimates for a $600,000 Sendero home: property tax at about 1.2161% is about $7,297 a year. HOA dues of $354 a month add $4,248, and community assessments of $64 a month add $768. Together that is about $12,313 a year, or about $1,026 a month, before your mortgage and insurance. A resale home north of Highway 50 with no CFD and no HOA could carry close to the 1% Prop 13 base rate plus voter-approved bonds, which is why comparing the full monthly cost matters more than comparing list prices.
New vs resale homes in Folsom
Redfin's median sale price for single-family homes in ZIP 95630 was $759,808 in the three months to September 2026, across 219 sales. Zillow's typical value for all Folsom homes was $754,898 in September 2026, flat over the year and 8.7% below its June 2022 peak of $827,174. Several new-build plans in Folsom Ranch start below those figures, but the gap usually narrows once you add lot premiums, options, solar, HOA dues and the CFD tax.
When a new Folsom Ranch home costs less to own
New homes carry builder warranties, current energy code (including required solar), and lower early maintenance. Builders also offer rate buydowns and closing credit: Tri Pointe and KB Home were both advertising reduced first-year or adjustable rates when we checked. Compare a buydown against an equivalent price cut, because a price cut lowers your property tax for as long as you own the home.
When a resale Folsom home costs less to own
Established neighborhoods north of the freeway have mature trees, finished parks and no construction traffic, and many have no Mello-Roos. Resale sellers can also negotiate on repairs and credits. See our Folsom neighborhoods guide to compare areas.
Inspections and warranties on new Folsom homes
Inspect a new home anyway
Hire your own inspector for a pre-drywall inspection and again before the final walk-through. City building inspections check code compliance, not workmanship or finish, and builder contracts often limit when you can bring in your own inspector, so ask for that right in writing.
California's builder warranty rules
California's Right to Repair Act (Civil Code section 895 and following) sets the standards a new home must meet and a claims process the builder gets to use before you can sue. Most defect claims must be brought within 10 years of substantial completion of the home (Civil Code section 941). Builders add their own limited warranties, typically shorter for workmanship. Read the builder's warranty booklet before you sign the purchase contract.
Buying a new Folsom home with a local agent
The builder's sales agent represents the builder. Your own agent can compare the full monthly cost of each community, check resale values in finished phases, and negotiate lot premiums, options and closing credit. Most builders require your agent to register you on your first visit, so bring them along or call ahead. Since 2024, buyer agent pay is set in a written agreement you sign; see our California real estate commission guide. For a starting point, see our featured local agent for Folsom.