Trying to decide between Sun City Lincoln Hills and Sun City Roseville? You are not alone. Many 55+ buyers weigh both Del Webb communities because they offer active-adult living in Placer County with strong amenities and a welcoming lifestyle. In this guide, you will get a clear, side-by-side framework to compare homes, HOAs, amenities, golf, location, and resale considerations so you can fit the community to your goals. Let’s dive in.
Quick overview
Both Sun City Lincoln Hills and Sun City Roseville are age-restricted communities designed for active adults. Each has its own community association, amenities, clubs, and programs. You will find a variety of floor plans and a strong emphasis on lifestyle.
Your decision usually comes down to a few key drivers: home type and layout, HOA structure and fees, on-site amenities and clubs, golf access, proximity to services, and how each market performs on resale. The best way to choose is to tour both communities with a plan and compare them item by item.
Homes and floor plans
What to expect
- Single-level living is common. Many 55+ buyers prioritize single-story homes for accessibility and ease of maintenance.
- Age of homes matters. Year built influences style, roof and HVAC life, window efficiency, and potential renovation needs.
- Lot size and maintenance vary. Confirm typical lot sizes, side yards, and landscaping responsibilities so you understand upkeep.
- Garage and storage are key. Check garage depth, storage options, and any limitations on street or driveway parking.
How to compare on your tour
- Walk several floor plans to see how the kitchen, great room, and primary suite flow.
- Note natural light, door widths, step-free entries, and bathroom layout for future accessibility.
- Ask your agent to pull recent MLS sales for similar plans in both communities to understand pricing patterns.
- Verify year built from public records, then plan inspections around roof, HVAC, and plumbing age.
HOA structure and costs
What to verify
- Association layers. Confirm if there is a single master HOA or any sub-associations, and which items each maintains.
- Current dues and coverage. Ask for the latest budget to see what dues include, such as clubhouse operations, common area care, irrigation, and any bulk services.
- Assessments and reserves. Request the most recent reserve study and 12–24 months of financials. Ask directly about special assessments in the last five years and whether any are planned.
- Policies and fees. Verify transfer or processing fees, rental rules, age verification procedures, and any guest parking rules.
Red flags and green lights
- Strong reserve funding and a clear long-term repair schedule are positive signals.
- Consistent, transparent financial reporting helps you plan with confidence.
- Review recent board minutes for discussions about major projects, noise, or development changes nearby.
Amenities and lifestyle
Facilities to confirm
- Core amenities. Clubhouses, fitness centers, pools and spas, walking paths, and courts for racket sports are common focus areas.
- Hobby spaces. Arts and crafts rooms, performance or event spaces, and multipurpose rooms support clubs and gatherings.
- Operations. Ask whether activities are staff-led or volunteer-run and how facilities are scheduled and maintained.
Activity level clues
- Review club catalogs and event calendars to gauge participation and variety.
- Ask about guest policies, especially if you host visiting family or friends.
- Tour during different days and times to see real activity levels and noise patterns.
Golf options
Key questions to ask
- Is golf membership optional, public pay-to-play, or tied to HOA dues through a separate entity?
- What are the current initiation, monthly, or daily fees and what do they include?
- What are tee time policies, course type and difficulty, and practice facility access?
- What are cart policies and whether community cart paths connect to amenities?
Match golf to your lifestyle
- If you are a frequent player, confirm membership availability, cost structure, and pace-of-play.
- If you play occasionally, clarify public access and guest fees so you can plan visits.
Location and services
Everyday errands and care
- Compare drive times to grocery stores, pharmacies, and urgent care. Proximity can shape your weekly routine.
- For Roseville-area buyers, Sutter Roseville Medical Center is a major regional hospital to note. Confirm where your primary care and specialists are located and ask about appointment availability.
Travel and visiting family
- Check typical drive times to Sacramento International Airport, downtown Sacramento, and nearby destinations like Auburn or Tahoe.
- If you rely on public transit or senior services, verify what is available through local city resources.
Outdoor recreation
- Ask about walking trails within each community and how they connect to nearby parks or regional paths.
- Visit at different times to see trail usage and lighting.
Market and resale considerations
What the data should include
- Review 12–24 months of MLS data for each community: sold prices, price per square foot, median days on market, and list-to-sale price ratios.
- Compare absorption and turnover rates to understand supply and demand.
- Ask your agent for a side-by-side comp set, including 3–6 active listings and 6–12 sold comps in each community.
Features that support resale
- Homes near main amenities or with attractive views may command premiums, based on local comps.
- Thoughtful updates often help: kitchen and primary bath refreshes, lighting, and accessibility enhancements.
- Exterior condition matters. Confirm paint schedules, roof age, and landscape standards defined by the HOA.
Side-by-side tour checklist
Use this quick list to keep your comparison objective and complete:
Homes and layout
- Walk at least three floor plans in each community.
- Confirm year built, roof and HVAC age, and window efficiency.
- Check storage, garage size, and guest parking rules.
HOA and fees
- Request governing documents: CC&Rs, bylaws, current budget, and the most recent reserve study.
- Ask about current dues, special assessments in the last five years, and reserve funding status.
- Confirm transfer or processing fees, rental restrictions, age verification, and landscaping responsibilities.
Amenities and programming
- Tour clubhouses, fitness facilities, pools, courts, and hobby rooms.
- Review club catalogs and event schedules to gauge community activity.
- Ask how facilities are staffed, scheduled, and maintained.
Golf specifics
- Verify membership model, fees, tee time access, and guest policies.
- Confirm cart rules and practice facility access.
Location and services
- Map typical drive times to groceries, pharmacy, urgent care, and your medical providers.
- Check routes to Sacramento International Airport and downtown Sacramento.
- Visit at different times to assess traffic and noise.
Inspection and costs
- Hire an inspector experienced with 55+ homes to evaluate accessibility, systems, and irrigation.
- Clarify owner vs HOA responsibilities for exterior maintenance, roofing, paint, and fencing.
Next steps
Buying in an active-adult community should feel clear and confident. Before you write an offer, request the full HOA packet, review recent MLS comps, and schedule at least two visits at different times. If golf is important, obtain the current fee schedule and policies in writing. Line up an inspection that focuses on major systems, accessibility, and exterior maintenance responsibilities.
If you want a calm, data-driven process, connect with a local advisor who knows both communities and can walk you through fees, comps, and lifestyle fit. As a Sun City Lincoln Hills resident and financial professional, Shawn Claycomb can help you compare the two communities, schedule tours, and align your move with your retirement plan.
FAQs
Which community is more walkable and active?
- Walkability and activity vary by location within each community; verify walking paths, distance to the main clubhouse, and club participation during your tours.
Are HOA fees higher in one community than the other?
- Fees change over time; request the most recent budget and financials for both associations and compare line by line to see coverage and total cost.
Is golf mandatory in either community?
- Do not assume; confirm whether golf is optional, public pay-to-play, or tied to HOA dues through a separate entity and request the current fee schedule.
How close are hospitals and medical providers?
- Measure drive times to your providers and note that Sutter Roseville Medical Center is a major regional hospital for Roseville-area care.
What renovations add the most resale value here?
- Local comps often reward thoughtful updates like kitchens, primary baths, and accessibility features, but verify with recent sales in each community.
Can I rent out a home in these 55+ communities?
- Rental and occupancy rules vary; review each HOA’s CC&Rs and policies, and ask about age verification and lease restrictions before you buy.
