55+ communities in Roseville and Lincoln, CA: age rules, amenities and HOAs

How age-qualified communities work

The federal Fair Housing Act says its familial-status provisions do not apply to qualifying housing for older persons. The Housing for Older Persons Act of 1995 amended that exemption. Under the federal statute, 42 U.S.C. 3607(b) (U.S. Code, 2023 edition, as published on GovInfo), one form of qualifying housing is housing intended and operated for occupancy by persons 55 years of age or older, where at least 80 percent of the occupied units are occupied by at least one person who is 55 or older, and where the community publishes and adheres to policies that show that intent. The statute also calls for verification of occupancy through surveys and affidavits. A second form is housing intended for, and solely occupied by, persons 62 or older.

California has its own senior housing law, Civil Code sections 51.2 to 51.4. The state's fair housing law, Government Code section 12955.9, treats housing that meets the senior housing standards in those sections as housing for older persons, to which its familial-status provisions do not apply. As the California Legislature published it in September 2026, Civil Code section 51.3 defines a qualifying resident as a person 62 or older, or 55 or older in a senior citizen housing development, which it defines as a development of at least 35 dwelling units built, or substantially rehabilitated or renovated, for senior citizens. Section 51.2 allows housing to be reserved for senior citizens where it is designed to meet their physical and social needs; housing built before February 8, 1982 that meets all the senior housing criteria in section 51.3 may be reserved without that design. Section 51.3 also defines qualified permanent residents and permitted health care residents, who may live with a qualifying resident under conditions it sets out. It requires a community's written age limits to be in its covenants, conditions and restrictions (CC&Rs) or other written policy, and requires those documents to allow guests under 55 to stay for periods they specify of not less than 60 days in any year.

Each community sets its own rules within those laws, including how it treats exceptions. The descriptions below use each community's own words. Before you write an offer, ask the association for its written age and occupancy policy and read it in full.

Sun City Roseville

As of September 2026, Sun City Roseville's site describes it as a 55+ community of 3,110 homes on single-family lots, in 25 floor plans. On its age rule, the community's FAQ says homes "are intended for occupancy by at least one (1) person over 55 years in age, with some exceptions," and the community defines a "Qualifying Resident" as a person 55 years of age or older who resides in a home there.

The community is governed by the Sun City Roseville Community Association, Inc. (SCRCA), a nonprofit corporation that operates the community's facilities and maintains the common areas. The association says it is self-managed, with a seven-member Board of Directors elected by the residents, and that Del Webb Corporation turned over control of the association in 1997. The association says it owns and operates the Timber Creek and Sierra Pines golf courses and its public food service facilities, and that its restaurant and lounge and its two golf courses are open to the public.

Amenities the association lists include the Timber Creek Lodge, the Timber Creek Fitness Center, indoor and outdoor pools and a range of sports courts. Residents use them with a membership card, issued after a Special Use Fee is paid. Homeowners pay a regular assessment quarterly, and the association sets the amount through an annual budget process. As of September 2026, its FAQ also says guest stays with a resident are limited to 60 days in a calendar year unless an exception is approved in advance. Read the association's FAQ and its homes and floor plans page, and ask the association for its current fees, rules and financials.

Heritage Solaire

As of September 2026, the Heritage Solaire Homeowners Association's site describes Heritage Solaire as a "gated active 55+ community" in Roseville, completed in 2022, with 493 homes. It says each home is solar-equipped and has low-water-use landscaping. The association lists its location as 6140 Element Lane, Roseville, CA 95747, and names FirstService Residential as its property management company.

The community's center is the Sol Centre. As of September 2026, the association lists a clubhouse with gathering rooms, a gym and stretch room, a kitchen, a wine bar and a card room; a pool and spa; two bocce courts, three pickleball courts and a tennis court; barbecue stations; a raised-bed community garden; and an amphitheater. HOA documents are posted on a resident portal, so ask the seller or the association for the governing documents, the current dues and the age and occupancy policy. The association's site is heritagesolaire.com.

Sun City Lincoln Hills

As its association describes it, Sun City Lincoln Hills is in the city of Lincoln, in Placer County. The association lists its Orchard Creek Lodge at 965 Orchard Creek Lane, Lincoln, CA 95648. As of September 2026, the association's community page says the community opened for sales in February 1999 and lists 6,703 single-family homes and 80 condominiums on 2,992 acres. Its potential homeowners page lists 40 single-story home plans from 1,020 to 3,068 square feet, and 80 villas in four plans from 917 to 1,741 square feet. On its age rule, the community page describes Sun City Lincoln Hills as a community for "Residents 55 Years And Over," and the association's new resident page says residents bring a valid ID "for age verification" when they register to use the facilities.

The community is governed by the Sun City Lincoln Hills Community Association. The association says it moved from Del Webb management to homeowner control on April 1, 2005, that it is governed by a membership-elected volunteer Board of Directors, that seven resident-led committees make recommendations to the Board, and that it follows the Davis-Stirling Common Interest Development Act. As of September 2026, its potential homeowners page lists the monthly assessment for January 2026 as $188 a month, billed quarterly at $564 a quarter, and says closing fees vary. It says HomeWiseDocs.com provides its governing documents and association data to lenders, escrow agents, real estate professionals and homeowners.

The association lists two lodges, Orchard Creek and Kilaga Springs, each with a fitness center that it says is only for residents and their guests. As of September 2026, it lists indoor and outdoor pools, a hot tub, an exercise area, a group exercise room and an upstairs walking track at the Orchard Creek Lodge Fitness Center, and an indoor pool, hot tub, exercise area and group exercise room at the Kilaga Springs Fitness Center. It also lists tennis, pickleball and bocce courts, a softball field, 27 miles of trails and 500 acres of open space. The association says the public may use some of its facilities, including Meridian's Restaurant, the Kilaga Springs Café and the Spa at Kilaga Springs. The association says there are two 18-hole golf courses in the community, and that the Lincoln Hills Golf Club is privately owned and is not part of the association's amenities. Read the association's community page and its potential homeowners information, and ask the association for its current fees, rules and financials.

Age-restricted areas in Roseville's plans

Three of the City of Roseville's specific plans provide for age-restricted housing. The city describes its Del Webb Specific Plan, adopted in December 1993, as an age-restricted "active adult" community of about 1,200 acres north of Pleasant Grove Boulevard and east of Fiddyment Road, consisting primarily of single-family homes around recreational facilities, with 27 holes of golf, private recreation centers, public parks and park preserves.

The city's West Roseville Specific Plan, adopted in February 2004, includes about 704 age-restricted units among its 8,792 single-family and multifamily units. The land use chapter of the city's Sierra Vista Specific Plan, in its July 2025 version, designates 493 units as Low Density Residential, Age Restricted.

A plan's adoption date is not the date its homes were built, so check the build year of any home you compare. This guide covers only communities whose own sites describe them as 55+. There may be other age-restricted housing in Roseville and Lincoln.

What to check before you buy in a 55+ community

Start with the address. In Roseville, the City of Roseville notes that some homes in unincorporated Placer County carry a Roseville mailing address. Its Know Your Boundaries map shows whether an address is inside city limits. For an address outside city limits, the city says, other agencies provide municipal services.

In Lincoln, the City of Lincoln says it provides water, sewer and garbage service to residents within the incorporated city limits. The city publishes a City Limit and Sphere of Influence map on its open data portal. For a specific address, confirm with the city whether it is inside city limits and who provides each service.

Then read the association's documents: the written age and occupancy policy, the CC&Rs, the current budget and reserve information, the dues and any other fees, and the rules for using the amenities. Ask the seller for the most recent Placer County tax bill as well, and read our guide to checking a home for Mello-Roos in Roseville.

Ask us for a comparable-sales review of the community and floor plan you are considering. Our buyer resources and seller resources cover the rest of the process. Our Roseville guide covers that city's plan areas, utilities and HOAs, and our Lincoln guide covers Lincoln's planned areas, utilities and special taxes. Contact us with any question. Equal Housing Opportunity.

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