Downsizing to a single-story home in Folsom after 55
Start where single-story homes actually sell, then check the yearly cost there. If you're 55 or older and selling your main home, ask your CPA whether Prop 19 lets you bring your property tax base.
Scott Kirk, Broker/Owner, Weichert, Realtors® - Sierra Pacific Group
CA DRE 01879787 · 705 Gold Lake Dr., Folsom
Licensed since 2010500+ closed transactionsData from MetroList sales
Three checks
- Where they sell. About half of Folsom sales were single-story. See every neighborhood.
- What it costs each year. Mello-Roos and HOA dues vary by area. Use the calculator.
- Your tax base. Prop 19 rules for movers 55 and older, below.
55+ communities in Folsom
58 Folsom single-family sales in the 12 months from Nov 1, 2025 to Oct 31, 2026 were listed as senior communities on MetroList. 46 of them were in Regency at Folsom Ranch. The other 12 were all in Diamond Glen, an older 55+ community north of Highway 50. Our neighborhood map splits Diamond Glen across The Parkway, Cobble Hills and other areas, so it has its own row here.
Regency at Folsom Ranch
Folsom Ranch, south of Hwy 50
- Sales in the year
- 46
- Median price
- $736,950
- Median days on market
- 36
- Median HOA
- $286/mo
Toll Brothers. Marketed as a 55+ active-adult community with single-story designs. Toll Brothers page
Diamond Glen
North of Hwy 50, off Diamond Glen Cir.
- Sales in the year
- 12
- Median price
- $564,500
- Median days on market
- 32
- Median HOA
- $331/mo
Built by Dunmore Homes, 1997 to 1999, about 150 homes, per 55places. Listed in MetroList as Sun Country Folsom. All 12 sales were single-story. 55places community page
Selling your current home first? I'll tell you what it would sell for today, as it is.
Text me your addressProp 19 for movers 55 and older
- Who: a homeowner 55 or older. This section covers only the 55+ rule.
- What moves: the taxable value of your main home, to a replacement main home anywhere in California.
- How many times: up to three.
- When: buy the replacement within two years before or after you sell.
- Price test: up to 100% of the old home's sale price if you buy first, 105% within a year after the sale, 110% within two years. Above that, the difference is added.
- Form: BOE-19-B, filed with the county assessor where the new home is. File within three years of buying the replacement for full relief back to the purchase date.
Severely disabled homeowners and disaster victims have their own rules and forms: BOE-19-D for disability and BOE-19-V for a Governor-declared disaster, which has no limit on the number of transfers. See the Sacramento County Assessor's Prop 19 page.
Rules: State Board of Equalization, Prop 19. Talk to your CPA before you sell.
How I help people downsize
I'm Scott Kirk, Broker/Owner of Weichert, Realtors® - Sierra Pacific Group on Gold Lake Dr. in Folsom. CA DRE 01879787. Selling one home and buying the next is a timing problem first.
- Price the home you have. I tell you what it would sell for today, as it is, so you know your budget for the next one.
- Pick the order. Buy first, sell first, or close both on the same day. Each has a cost, and Prop 19's timing rules can change the answer, so your CPA sees the plan before you sign.
- Find the right one story. Step-free entry, a walk-in shower, a yard you can keep up with, in a neighborhood you like.
Common questions
Are there 55+ communities in Folsom?
Can I keep my low property tax if I move to Folsom after 55?
What if the new home costs more than the one I sold?
Looking for a single-story home in Folsom?
Tell me the neighborhoods you like and what you need, like a flat lot or a walk-in shower. I'll send you the single-story homes that sold there lately and what's for sale now. No charge.
Scott Kirk, Broker/Owner
CA DRE 01879787