Four ways to live here
Twenty minutes of Highway 50 separates a walkable downtown from ten acres and a well. Most people arrive knowing they want to be somewhere out here and not much more than that. Start with the map.
Hover a community to see it, click to open it. On a phone, tap once and then tap again.
Side by side
Most agent websites tell you a neighborhood is charming. This one tells you what a house costs, how fast it sells, whether there is a special tax on top of the property tax, and when each of those numbers was last true. Turn on what matters to you and the four re-sort themselves.
What matters to you
A real downtown, the lake at the end of the street, and the fastest commute of the four.
Gates, golf and Oak Ridge High, ranked 104th of 2,162 California public high schools. Also the most Mello-Roos.
The quietest and the most expensive. Big lots, old oaks, and almost no special taxes.
Cameron Park, Shingle Springs, Placerville. More land for the money, and the wine country starts here.
Median price and days on market are the raw median of homes that closed in the month shown, which moves with what happened to sell that month rather than with what any individual house is worth. Granite Bay's figures are the most recent Redfin published at the time of writing and are older than the others, which is why the date is on them. Mello-Roos amounts vary parcel by parcel and the only number that counts is the one on the tax bill, available from the county or from the district administrator. Commute times are free-flowing estimates, not the drive at eight in the morning. If a number here is out of date, tell me and it gets fixed.
Inside El Dorado Hills
El Dorado Hills is not one place. It is a set of named villages built at different times by different developers, and what you pay every year to own a house changes between them by well over a thousand dollars. These are the ones worth understanding first.
The big gated one, wrapped around a golf course. Its Mello-Roos is about $524 a year, roughly a third of what most people are told, and the bonds fall away in 2031.
What it costs to own one →Four Seasons, Versante and the two Heritage communities, compared on fees, which plans are actually on one floor, and which sit outside every Mello-Roos district entirely.
Where one-floor living exists →About $1,420 and $1,905 a year respectively, from the county's own filings, with the Promontory's junior bonds running all the way to 2044. The full table is on the El Dorado Hills page.
See every district →Once a month, no more
One page. What came on, what sold, what it went for against asking, and one thing worth knowing that month. Written by me, not generated. Pick the community you care about and that is the only one you get.
Lets connect
No contract, no obligation, and no pressure to be further along than you are. Plenty of people write to me a year before they are ready, and that is genuinely the right time to write.
Stay Updated
Market notes, new listings, and what is actually moving in El Dorado Hills and Folsom. Sent when there is something worth saying, and not before.
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