Lincoln's ZIP code and the ZIPs around it
The city of Lincoln has one ZIP code, 95648. There are no separate PO Box or business ZIPs for Lincoln (zip-codes.com), so every Lincoln street address, from the old railroad townsite to the newest tracts on the west side, ends in 95648. The ZIP is much bigger than the city: it covers about 144 square miles of land, against the city's 24.2 square miles (zip-codes.com; Wikipedia). That means a 95648 address can sit in unincorporated Placer County, outside city services, and a few homes near the edges may carry a neighboring ZIP. Confirm any address on the USPS ZIP Code Lookup and the Placer County parcel viewer.
The table puts 95648 next to the ZIPs that border it. Zillow's typical value covers all homes; Redfin's median covers only homes that sold, so the two measures are listed side by side but never mixed.
| ZIP | Main place | Zillow typical value (Sept 2026) | Zillow 1-year | Redfin single-family median (3 months to Sept 2026) | Census median year built |
|---|---|---|---|---|---|
| 95648 | Lincoln | $641,188 | +1.0% | $634,840 | 2004 |
| 95681 | Sheridan | $530,469 | +0.8% | No Redfin ZIP series | 1982 |
| 95765 | Rocklin (north) | $716,840 | +0.8% | $739,813 | 2002 |
| 95747 | Roseville (west) | $664,852 | +0.8% | $654,835 | 2006 |
| 95650 | Loomis | $932,696 | +3.2% | $949,261 | 1979 |
| 95663 | Penryn | $940,694 | +3.1% | $1,792,048 (10 sales) | 1983 |
Census figures are from the American Community Survey 2020-2024 five-year estimates by ZIP Code Tabulation Area, which follows ZIP lines closely but not exactly.
ZIP 95648: what the Lincoln ZIP covers, area by area
ZIP 95648 as a whole: prices, sales and Census figures
Zillow's typical home value for 95648 was $641,188 in September 2026, up 1.0% in a year and about 8% below its June 2022 peak of $696,587. The city's own Zillow figure is almost the same, $640,369. Redfin counted 296 single-family sales in the ZIP in the three months to September 2026, up 13% on a year earlier, at a median of $634,840 and $345.64 a square foot. Homes took a median 41 days to sell, 18.6% went over list price, and supply stood at 3.0 months. Only one townhouse sold in that window, so there is no useful attached-home median. The Census puts about 57,500 people in the ZIP, a median household income of $112,333, a median gross rent of $2,103 and an owner-occupied share of 84.3%. The median home was built in 2004, newer than every other ZIP compared here except west Roseville's 95747.
Sun City Lincoln Hills (95648): the age-restricted community
Sun City Lincoln Hills is a Del Webb community for buyers 55 and older that opened for sales in February 1999. The association lists 6,703 single-family homes and 80 condominiums on 2,992 acres, with about 11,000 residents, and runs Orchard Creek Lodge and Kilaga Springs Lodge (Sun City Lincoln Hills Community Association). It takes up a large part of the ZIP's housing on the city's eastern side. What to check: the age-occupancy rules in the CC&Rs, the current association dues and transfer fee, and whether a home backs onto the golf course. Our 55-plus communities guide covers how these rules work in California.
Twelve Bridges (95648): the foothill master plan off Highway 65
Twelve Bridges is the master-planned area in Lincoln's foothills. Its planning firm describes about 6,000 acres planned for roughly 11,000 homes, with three golf courses and more than 2,000 acres of open space linked by trails (RRM Design Group). New tracts are still being sold there, so resales sit next to brand-new homes. What to check: whether the parcel is in a Mello-Roos community facilities district, how much of the yearly bill it adds, and when it ends. See our Lincoln new construction guide for current communities and the Mello-Roos guide for how the special tax is set.
Lincoln Crossing and the west side (95648): Village 7 growth
Lincoln Crossing is the large planned community off Ferrari Ranch Road on the city's west side, with its own clubhouse and HOA sub-tracts. The city's Village 7 Specific Plan covers 516 acres west of the Lincoln Crossing and Sorrento subdivisions; the 2010 environmental report studied 3,285 homes there, and the city approved amendments in 2024 (CEQAnet, City of Lincoln). New homes on this side sell into the same ZIP as 1990s homes a mile away, which spreads the ZIP's price range. What to check: the master HOA and any sub-association dues, and the FEMA flood map for any lot near a creek or ravine.
Village 1 and the unincorporated edges of 95648
The ZIP runs well past the city line. The Village 1 Specific Plan covers about 1,832 acres around State Route 193, Virginiatown Road and Sierra College Boulevard, land that was in the county when the plan was approved and has to be annexed into the city (CEQAnet). Bickford Ranch, a Placer County master plan near State Route 193, is a listed alias of 95648 (zip-codes.com; CEQAnet). Thunder Valley Casino Resort also sits in the unincorporated outskirts. For a 95648 home outside the city, the county, not the city, handles permits, and water, sewer and fire service can differ. What to check: the jurisdiction on the parcel record, the fire hazard severity zone on rural parcels (see our wildfire zones guide), and whether the lot is on a well and septic system.
ZIP codes next to Lincoln
ZIP 95681: Sheridan, north on Highway 65
Sheridan is a small unincorporated community north of Lincoln with its own ZIP. The Census counts about 1,270 people in 95681 and a median year built of 1982. Zillow's typical value was $530,469 in September 2026, up 0.8%, about $110,700 below 95648. Redfin publishes no ZIP series for it, since few homes sell. What to check: rural lots, private wells and the county zoning for any outbuildings or animals.
ZIP 95765: north Rocklin, along Lincoln's southern edge
95765 is the northern half of Rocklin, south of Lincoln toward Interstate 80. Zillow's typical value was $716,840, about $75,700 above 95648. Redfin's single-family median was $739,813 on 102 sales, down 3.9% on a year earlier, with homes selling in a median 35 days. Census median household income, $138,090, is above Lincoln's. See our Rocklin guide.
ZIP 95747: west Roseville
95747 covers west Roseville, south of Lincoln, and is the busiest ZIP in this group: 373 single-family sales in three months at a Redfin median of $654,835 and 34 median days on market. Zillow's typical value was $664,852, up 0.8%. Its homes are the newest of these ZIPs, with a Census median year built of 2006. See our Roseville guide.
ZIPs 95650 and 95663: Loomis and Penryn, east of Lincoln
East of Lincoln, prices rise. Loomis (95650) had a Zillow typical value of $932,696, up 3.2%, and a Redfin single-family median of $949,261 on 45 sales, with a median 13 days on market. Penryn (95663) had a Zillow typical value of $940,694, up 3.1%; its Redfin median of $1,792,048 rests on just 10 sales and should not be read as a trend. Both have older housing, with median years built of 1979 and 1983.
Is Lincoln's ZIP cheaper than its neighbors?
Yes, on Zillow's measure. 95648's typical value of $641,188 is below Rocklin's 95765 ($716,840), west Roseville's 95747 ($664,852) and well below Loomis and Penryn, and it is about $43,600 below Zillow's typical value for Placer County as a whole, $684,800 in September 2026. Of the ZIPs compared here, only Sheridan's 95681 is cheaper. On Redfin's measure the gap with west Roseville narrows to about $20,000. Lincoln has also been slower to recover: 95648 is still about 8% below its 2022 peak, while Loomis set a new high in September 2026. Rents are close across the group; the Census median gross rent is $2,103 in 95648 against $2,182 in 95747 and $2,308 in 95765.
How to use Lincoln ZIP data
Because one ZIP covers the whole city and a lot of countryside, 95648 figures blend an age-restricted golf community, new tracts on the west side, the older homes around downtown and rural acreage. A citywide median tells you little about any one street. Use the ZIP figures to compare Lincoln with its neighbors, then compare individual sales in the same tract. Our 95648 data page shows the monthly sale price, days on market and Census figures; the Lincoln city guide covers buying and selling in the city; and our Lincoln condos page covers attached homes. Property tax on a 95648 home follows the Placer County rate for its tax rate area, which you can look up through our Placer County property tax guide. A ZIP code does not decide your school: use the Western Placer Unified School District address lookup, and see our Lincoln schools guide.