Sacramento-area 55+ communities at a glance
Only one large age-restricted community sits inside the city of Sacramento, so most buyers who search for retirement communities in Sacramento compare it with communities in Elk Grove, Galt, Rancho Cordova and south Placer County. The table uses each community's profile on 55places.com, checked on October 30, 2026. 55places is a listing site, and it says its HOA dues are approximate ranges taken from current listings, so confirm fees and prices with the association or a current listing.
| Community | City | Homes | Built | Gated | Price band (55places) | HOA a month (55places) |
|---|---|---|---|---|---|---|
| Heritage Park | Sacramento (North Natomas) | 965 | 2003 to 2005 | Yes | Low $400Ks to mid $700Ks | $201 to $325 |
| Glenbrooke | Elk Grove | 631 | 2007 to 2014 | No | High $400Ks to mid $600Ks | $155 to $189 |
| Heritage Lakeside | Elk Grove | 269 to 284 | 1999 to 2004 | Yes | Low $500Ks to high $600Ks | $160 to $350 |
| Esplanade at Madeira Ranch | Elk Grove | 606 planned | 2024 to now | Yes | Mid $500Ks to mid $800Ks | $365 |
| Dry Creek Oaks | Galt | 206 planned | 2022 to now | Yes | High $400Ks to low $600Ks | $211 to $260 |
| Four Seasons at the Ranch | Rancho Cordova | 704 planned | 2025 to now | Yes | High $400Ks to mid $700Ks | $266 to $323 |
| Sun City Roseville | Roseville | 3,110 | 1995 to 2000 | No | High $400Ks to low $900Ks | $148 to $225 |
| Springfield at Whitney Oaks | Rocklin | 868 | 1998 to 2003 | Yes | High $400Ks to low $900Ks | $129 to $305 |
| Sun City Lincoln Hills | Lincoln | 6,783 | 1999 to 2008 | No | Low $400Ks to low $1Ms | $101 to $188 |
For context, Redfin's median sale price for all homes in the three months to September 2026 was $508,258 in Sacramento, $629,700 in Elk Grove, $534,745 in Galt and in Rancho Cordova, $629,700 in Roseville, $721,406 in Rocklin and $620,704 in Lincoln.
Each 55+ community in and around Sacramento
Heritage Park, North Natomas, Sacramento
Heritage Park is the city's own large 55+ community: 965 single-family and duplex homes in three gated villages, about five miles north of downtown off Interstate 5 and roughly ten minutes from Sacramento International Airport, according to 55places. U.S. Home, Lennar and Renaissance Homes built it between 2003 and 2005 in four collections, Coastal, Caribbean, Riviera and Martinique, from 1,087 to 3,264 square feet with two to four bedrooms. A 25,000-square-foot clubhouse holds a ballroom, pub, library, theater, fitness center and indoor pool, and there are five one-acre parks with tennis, bocce and garden plots. 55places lists a full-time activity director and about 40 clubs. Heritage Park sits in the Natomas Basin, so read the flood and SAFCA notes under costs below.
Glenbrooke by Del Webb, Elk Grove
Glenbrooke has 631 single-family homes built by Del Webb from 2007 to 2014 inside the larger Madeira master plan in Elk Grove. It is not gated. The 9,000-square-foot Arbour Lodge clubhouse has a fitness center and aerobics studio, billiards and card rooms, and an arts and crafts room, with a six-lane outdoor pool, spa, tennis, bocce and a putting green outside. It has some of the lowest dues on this list.
Heritage Lakeside, Elk Grove
Heritage Lakeside is a gated community of single-family homes around a man-made lake. 55places gives 269 homes in its summary and 284 in its description, built by U.S. Home between 1999 and 2004, in eight models from 1,558 to 2,675 square feet. The 6,350-square-foot clubhouse has a ceramics studio with a kiln, a library, ballroom and fitness center, and residents have a boat dock and catch-and-release fishing lake. Ask the HOA for the exact home count and current dues.
Esplanade at Madeira Ranch, Elk Grove
This is the main new-build 55+ option close to Sacramento. Taylor Morrison began building in 2024 and plans 606 gated single-family homes in three collections (Classics, Premiers and Estates), from 1,644 to 2,979 square feet. The planned Lodge includes a fitness center, salon and spa, and a bistro and taproom, with a resort pool, pickleball, tennis and a pet park outside. Taylor Morrison's community page lists its current quick move-in homes and prices. As a new community, it may carry special taxes; ask for the tax estimate with any contract.
Dry Creek Oaks, Galt
Riverland Homes began building Dry Creek Oaks in Galt in 2022 and plans 206 gated single-family homes of 1,480 to 2,105 square feet, two or three bedrooms, some with RV access. A 4,500-square-foot clubhouse has a gym and community kitchen, plus a pool, pickleball, bocce and horseshoes, and the Dry Creek Golf Course is nearby. 55places describes it as 55+ but its summary also lists "no age restrictions", so ask the builder for the recorded age policy before you buy.
Four Seasons at the Ranch, Rancho Cordova
K. Hovnanian's gated Four Seasons at the Ranch is the newest community on this list, with building from 2025 and 704 single-family homes planned. 55places lists a 29,000-square-foot clubhouse and a full-time activity director. Our Folsom 55+ guide covers it alongside the El Dorado Hills communities.
Sun City Roseville
About 20 miles northeast of Sacramento, Sun City Roseville has 3,110 Del Webb homes built from 1995 to 2000, a 52,000-square-foot Timber Creek Recreation Lodge with a 25-meter indoor lap pool, and 27 holes of golf. It is not gated. See our Roseville 55+ guide for its HOA details.
Springfield at Whitney Oaks, Rocklin
Springfield is a gated, 868-home age-restricted section of the Whitney Oaks subdivision in Rocklin, built by Pulte from 1998 to 2003. Its 6,000-square-foot Gables Clubhouse has a fitness center, ceramics and arts studios, ballroom and library, with pools, four tennis courts and two bocce courts outside. The Whitney Oaks Golf Club is next to it.
Sun City Lincoln Hills, Lincoln
The largest community in the region, with 6,783 Del Webb and Pulte homes built from 1999 to 2008. Its 68,000-square-foot Orchard Creek Lodge and the Kilaga Springs Lodge share indoor and outdoor pools, fitness centers and a ballroom, and there are 36 holes of golf and 27 miles of trails. Dues on 55places are the lowest of this group.
What makes a Sacramento community legally 55+
Federal fair housing law lets a community restrict sales by age only if it qualifies as housing for older persons. Under HUD's rule at 24 CFR 100.305, at least 80% of occupied units must have at least one resident aged 55 or older, and the community must publish and follow policies that show that intent and verify ages. California adds its own senior housing rules in the Civil Code. Our California 55+ communities guide explains both, including who else may live in the home.
Two practical checks for the communities above: ask for the recorded CC&Rs and the age-verification policy, because a few listings, like Dry Creek Oaks', are inconsistent on age rules; and ask whether the association limits rentals, since that affects resale and estate planning.
Costs of 55+ living near Sacramento
- Dues and what they cover. 55places' ranges run from about $101 a month at Sun City Lincoln Hills to $365 at Esplanade at Madeira Ranch. Ask whether dues include clubhouse fees, front-yard care, cable or security gates, and for the reserve study and budget.
- Property tax. A purchase resets the assessed value to the price. In the city's Natomas Unified tax rate areas the county's 2026-27 rate is 1.138573%, so a $600,000 home there would owe about $6,831 a year before exemptions and levies. Newer communities in Elk Grove, Galt and Rancho Cordova may add Mello-Roos special taxes; see our Mello-Roos guide and the Sacramento County property tax guide.
- Moving your tax base. If you are 55 or older and selling a California home, Prop 19 may let you bring your current assessed value with you. The Prop 19 guide covers who qualifies and how to file with the Sacramento County Assessor.
- Flood levies in Natomas. Heritage Park is in the Natomas Basin, where SAFCA's Natomas Basin Local Assessment District appears as a direct levy on county tax bills. Look up the flood zone on the City of Sacramento's flood maps page and get a flood insurance quote.
- Insurance. Attached and duplex homes may rely on a master policy for part of the building. Ask what the HOA policy covers and price your own policy before you remove contingencies.
How to choose a 55+ community near Sacramento
- Decide how far from central Sacramento you will go. Heritage Park is inside the city; the Elk Grove and Galt communities are to the south; the Placer County communities are to the northeast, with Sun City Roseville about 20 miles from Sacramento according to 55places.
- Choose new or resale. Esplanade, Dry Creek Oaks and Four Seasons at the Ranch are new builds with warranties but possible special taxes; the others are resale only with established clubs and landscaping.
- Visit the clubhouse on a weekday and ask for the activity calendar and club list.
- Read the CC&Rs, rules, budget, reserve study and the last year of board minutes.
- Separate active-adult housing from licensed care. Assisted living and memory care are licensed by the California Department of Social Services; look up any facility on its care facility search.
- Compare against ordinary resale homes. Our Sacramento real estate guide and the best places to retire in California show what the same budget buys elsewhere.