Lincoln condo prices and supply
Lincoln was built almost entirely as a city of detached houses. The Census Bureau's 2020-2024 American Community Survey counts 20,779 homes in the city, of which 19,021 are detached single-family houses. Only 568 are attached single-family homes such as townhouses and duets, and 1,118 sit in buildings of three or more units. Many of those multi-unit buildings are rental apartments, not condos you can buy.
| Redfin, ZIP 95648, three months to Sept. 30, 2026 | Condo/co-op | Townhouse | Single-family |
|---|---|---|---|
| Median sale price | $374,239 | $422,001 | $634,840 |
| Homes sold | 6 | 1 | 296 |
| Median days on market | 74 | 66 | 41 |
With so few sales, one unusual unit can move the median by tens of thousands of dollars, so treat these figures as a rough range. For comparison, Redfin's Placer County condo median was $599,455 for the period ending September 2026, across 40 sales, a figure that may still be revised. Condos in Lincoln took longer to sell than houses: a median of 74 days against 41. See the ZIP 95648 market data for the full series.
Where to buy a condo in Lincoln
HUD's list of FHA-approved condominium projects, searched on October 30, 2026, shows four projects in Lincoln. Other condo buildings may exist without FHA approval, so ask your agent to search the MLS by property type as well.
Sierra View condos (1280 Incline Drive)
The largest project on HUD's list, with 174 condo units. Its FHA approval runs to March 30, 2029, and HUD shows 8.04% of units financed with FHA loans. A project of this size usually has a professional manager and a larger reserve fund, which spreads repair costs across more owners; confirm both in the HOA documents.
Paloma at Foskett Ranch (2000 Las Palomas Loop)
A 113-unit project in the Foskett Ranch area, governed by the Paloma at Foskett Ranch Homeowners Association. HUD lists its FHA approval through October 23, 2027, with 9.73% of units on FHA loans. Check when the approval is due for renewal if you plan to sell to an FHA buyer later.
The Villas at Sun City Lincoln Hills (1500 Topanga Lane)
An 80-unit condo project inside Sun City Lincoln Hills, the active adult community that its association says covers nearly 3,000 acres. Buyers pay dues to both the condo association and the master community, and the community's age rules apply. HUD lists FHA approval through June 5, 2028. See our 55-plus communities guide for how age restrictions work.
Magnolia Village (1724 Grand Breeze Lane)
Lincoln's newest condo project on HUD's list: 32 units in eight buildings, declared in four phases between March 2025 and January 2026. Its FHA approval runs to March 17, 2028, and 21.87% of units already carry FHA loans. In a new project, ask whether the developer still controls the association, how the first budget was set, and when the first reserve study is due.
Entry-level new homes in Lincoln as an alternative
Because Lincoln condos are few, some buyers compare them with entry-level new homes. KB Home listed homes at Aurora Heights at Twelve Bridges from $422,990 in late October 2026, plus the cost of solar. That is close to Redfin's townhouse figure for the ZIP. Compare the total monthly cost, including any Mello-Roos charge, before you decide. Our Lincoln new construction guide lists each community.
Condos in nearby Roseville and Rocklin
Neighboring cities have far more attached housing. The same Census survey counts 2,081 attached single-family homes in Roseville and 905 in Rocklin, against 568 in Lincoln. If you need a condo near Highway 65, widen the search to our Roseville condos and Rocklin condos guides.
Is it wise to buy a condo in Lincoln now?
It can be, if the association is healthy. A Lincoln condo at Redfin's $374,239 median costs about $2,040 a month in principal and interest with 20% down at Freddie Mac's 7.24% rate for the week of October 29, 2026, before HOA dues, tax and insurance. That is well below the payment on a typical Lincoln house. The risks are specific to the building rather than the city:
- Balcony and stair inspections. California's SB 326 requires associations in condo buildings of three or more units to have a sample of balconies, decks and elevated walkways inspected at least once every nine years, and to fund repairs. Ask for the latest report. Our balcony inspection law guide explains the rule.
- Reserves. Associations must have a visual inspection for the reserve study at least every three years and review the study each year. A reserve fund well below the study's target often leads to special assessments.
- Insurance. Read the master policy to see what it covers and buy an HO-6 policy for the inside of your unit. Our homeowners insurance guide covers both.
- Resale speed. Lincoln condos took a median of 74 days to sell in the latest Redfin figures, so plan to hold for several years.
The California HOA laws guide lists the documents a seller must hand over.
Financing a Lincoln condo: warrantability, FHA and VA
Conventional loans and warrantability in Lincoln
Fannie Mae and Freddie Mac lend only on projects that meet their rules. Projects can be ineligible if the developer still controls the HOA, if a single owner holds too many units, if the association is in litigation, or if it has deferred critical repairs. Your lender will send the HOA a questionnaire, so order it early.
FHA condo approval in Lincoln
FHA loans need the whole project to be on HUD's approved list, or a single-unit approval in some cases. All four Lincoln projects above were approved as of October 30, 2026. Approvals expire, so check the list again before you write an offer.
VA condo approval in Lincoln
VA loans need the project to be on the VA's own condo list, which is separate from HUD's. Search the VA condo report by project name before you rely on a VA loan.
Condo fees and costs in Lincoln
HOA dues in Lincoln condo projects vary by building, amenities and reserve needs, and we could not confirm current dues on an official page. Ask the listing agent for the current budget and the last 12 months of HOA minutes. Units inside Sun City Lincoln Hills pay a master association fee as well. Property tax starts at about 1% of the purchase price under Prop 13, and newer projects can add special taxes; see our Placer County property tax guide and Mello-Roos guide.
Lincoln condo buyer checklist
- Confirm the unit is a condo, not a townhouse on its own lot or a rental apartment.
- Check the project on HUD's FHA list and the VA condo report, and note expiry dates.
- Get the HOA budget, reserve study, balcony inspection report and minutes.
- Ask about special assessments, planned or under discussion.
- Read the CC&Rs for rental limits, pet rules and, in Sun City Lincoln Hills, age rules.
- Get an HO-6 insurance quote and read the master policy.
- Look the address up on the FEMA flood map and CAL FIRE hazard map.
- Compare the monthly cost with a detached starter home nearby.
For the wider picture, see our Lincoln homes guide.