55+ communities in Roseville, CA: Sun City Roseville and more
If you are looking at 55+ communities in Roseville, CA, two of them are Sun City Roseville and The Club at WestPark. Each has its own association. Sun City Lincoln Hills is another 55+ community, in the city of Lincoln. Below I cover how age qualification works, what the homeowners association handles, how to read its documents, and how buying in one of these neighborhoods differs from a standard resale.
Roseville CA 55+ communities and one in Lincoln
Each of these neighborhoods has its own association, its own facilities and its own rules. Before you compare homes, it helps to know how the communities differ.
Sun City Roseville
The community association calls Sun City Roseville a 55+ community. Its facilities include the Timber Creek Lodge, the Timber Creek Fitness Center, the Timbers at the Lodge Restaurant & Lounge, and two golf courses, Timber Creek and Sierra Pines. The association describes golf cart paths that run from homes to the Lodge, the fitness center, the restaurant, and the parks and open spaces. The community also has natural preserves and parks. The association's FAQ gives the Timber Creek Lodge administrative offices an address of 7050 Del Webb Boulevard, and it says residents must show a membership card to use the fitness facilities and pools.
The Club at WestPark
The Club at WestPark is a 55+ community of single-family homes in Roseville. The community's clubhouse is called The Retreat. When FirstService Residential announced that it began managing the community on June 1, 2021, it described The Retreat as having a 24-hour fitness center, billiards, and kitchen and lounge areas, plus a pool and spa, bocce courts, barbecue grills and a patio area with a fireplace and seating. Confirm the current amenities with the association.
Sun City Lincoln Hills
Sun City Lincoln Hills is in the city of Lincoln, not Roseville. Its association describes it as a 55+ community with single-family homes and condominiums. Its facilities include Orchard Creek Lodge at 965 Orchard Creek Lane, Meridians Restaurant and Sports Bar, and The Spa at Kilaga Springs. You can read more about the city on our Lincoln page.
How age qualification works
Age restrictions are allowed because of a federal exemption. Normally the Fair Housing Act bars housing discrimination based on familial status. The U.S. Department of Justice explains that housing meeting the standards of the Housing for Older Persons Act of 1995 may operate as senior housing. HUD's rule at 24 CFR 100.304, in the Code of Federal Regulations edition revised as of April 1, 2025, says the familial status provisions "shall not apply to housing intended and operated for persons 55 years of age or older." One requirement is the occupancy test. HUD's rule at 24 CFR 100.305, in the same April 1, 2025 edition, says that "at least 80 percent of its occupied units must be occupied by at least one person 55 years of age or older."
The same set of rules has two more requirements. First, under 24 CFR 100.306 (April 1, 2025 edition), a community "must publish and adhere to policies and procedures that demonstrate its intent to operate as housing for persons 55 years of age or older." Second, it must verify the age of the occupants of each unit. Under 24 CFR 100.307 (April 1, 2025 edition), the community must update those records "at least once every two years." Acceptable proof includes a driver's license, a birth certificate, a passport, an immigration card, a military ID, or a signed certification from a household member who is at least 18.
Each association also has its own governing documents, and a seller has to provide them to a buyer. Sun City Roseville's FAQ includes its own definition of a "Qualifying Resident," so read that wording directly on the association's site. Its FAQ, as read in October 2026, says at least one resident must be over 55, "with some exceptions." It also limits how long guests can stay in a calendar year unless the association approves an exception in advance. California has its own senior housing law, Civil Code Section 51.3, as published by the California Legislature in October 2026. It allows certain residents under 55 in some situations. A spouse, a cohabitant, or a person providing primary physical or economic support who lives with the qualifying resident can be a "qualified permanent resident." Separately, a person hired to provide live-in, long-term or terminal health care can live there as a "permitted health care resident." To know which exceptions apply to a particular home, read that community's CC&Rs and ask the association.
What the HOA covers and how to review the documents
Each association's role is spelled out in its own documents. Sun City Roseville's association is a nonprofit, and its FAQ says it operates the community's facilities and maintains the common areas. For The Club at WestPark, the June 2021 announcement names a board of directors and FirstService Residential as manager, so ask the association who manages it now. What dues cover differs from one association to the next. Find out from the association's own documents rather than from a listing.
Under California Civil Code Section 4525, as published by the California Legislature in October 2026, a seller in a common interest development must give the buyer a set of documents. These include:
- The association's governing documents
- A statement about any age restriction and whether it can be enforced under Section 51.3
- The association's financial disclosures
- Current regular and special assessments, plus any unpaid amounts owed on the home
- Any unresolved violation notices sent to the owner
- Assessment changes that have been approved but are not yet due
- Any rental restrictions
- Approved board minutes from the past 12 months, if the buyer asks for them
Here is how I suggest reading the stack. Start with the age restriction statement and the CC&Rs so you know who may live in the home. Next, read the financial disclosures next to the current assessments and any approved assessment changes that are not yet due. Then read the minutes for upcoming projects, such as clubhouse renovations or golf course work. If something is unclear, write down your question and send it to the association before your contingency period ends.
Homes and amenities
Housing types differ by community. The Club at WestPark has single-family homes. Sun City Lincoln Hills has single-family homes and condominiums. At Sun City Roseville, the association notes that some homes adjoin a golf course or open space. Before you write an offer on one of those lots, ask about the cart paths, the course layout and any easements.
The amenities differ too. Sun City Roseville has two golf courses. Each of the three communities has its own lodge or clubhouse: Timber Creek Lodge, The Retreat and Orchard Creek Lodge. Visit the clubhouse, read the facility rules, and ask how membership cards and any use fees work. Compare the amenities alongside the financial disclosures.
Around west Roseville
The city's West Roseville Specific Plan covers land west of Fiddyment Road, generally north of Pleasant Grove Boulevard, and the city lists age-restricted units as part of that plan. If you are considering a home in that part of the city, the plan documents on the city's website show what the plan area includes. Sun City Roseville's association offices are on Del Webb Boulevard. Our Roseville page has more on the rest of the city.
Mahany Park sits at Pleasant Grove Boulevard and Woodcreek Oaks Boulevard, with a main address of 1545 Pleasant Grove Boulevard. It has a sports complex, a dog park, a library, an event center, a fitness center and an aquatic complex. Before you buy, drive from the home you are considering to the places you will go every week, at the times you would normally go.
How buying in a 55+ community works
The purchase follows the same steps as any California resale: an offer, escrow, inspections, disclosures and closing. There are two additions. The association will need proof that the home's occupancy meets its age rules. And the HOA document package becomes a large part of your review. Leave enough time in your contingency period to read it. Our buyer resources explain each step.
Sellers should request the association documents early so buyers are not waiting on them. Check for any open violation notices and fix them before listing. Our selling resources cover preparing a home for sale and the disclosures involved.
On pricing, don't rely on citywide headlines. Ask for recent closed sales inside the specific community, compare homes with similar lots and floor plans, and check each one's HOA status. If you would like that list for one of these neighborhoods, contact us.
Common questions
Can someone under 55 live in one of these homes?
Possibly. It depends on the community's CC&Rs and on California Civil Code Section 51.3. That law allows certain residents under 55 in some situations, such as a spouse or cohabitant living with the qualifying resident, or a live-in health care provider. Ask the association to confirm in writing before you close.
Is Sun City Lincoln Hills in Roseville?
No. It is in the city of Lincoln and has its own association, facilities and rules. Review it the same way you would review a Roseville community.
Where do I find the HOA dues?
The seller's disclosure package under Civil Code Section 4525 lists the current regular and special assessments and any approved assessment changes not yet due. Use those documents rather than a listing or a past figure.
Bottom line
Sun City Roseville and The Club at WestPark are 55+ communities in Roseville, each with its own association, and Sun City Lincoln Hills is in Lincoln. Read the HOA documents as closely as you inspect the house. Pick a community by comparing its rules, its financial disclosures and its facilities, then look at homes.