Folsom sits in Sacramento County and Roseville in Placer County, so the same drive up Highway 50 or Interstate 80 puts you under two different assessors, two sets of new-home communities and two housing markets. Valley-Wide Appraisal Services, based in Elk Grove, appraises homes in both.
Folsom and Roseville are often mentioned together, and both are in the Sacramento region, but for an appraisal they are separate markets. Different school districts, different builders, different special taxes and different county records mean comparable sales from one city are often a poor match for the other.
That is why we treat each as its own research problem. A home in Folsom is compared mainly with Folsom sales, a home in Roseville with Roseville sales, and in either case the comparable sales are usually from the same neighborhood or a very similar one.
Folsom is in Sacramento County. Here is how we think about its main housing types.
The city's newest community, about 3,520 acres bounded by Highway 50, White Rock Road, Prairie City Road and the El Dorado County line, and planned for roughly 11,000 homes over 25 to 30 years. Neighborhoods include Russell Ranch, Mangini Ranch and Broadstone Estates. New homes here commonly carry HOA dues and a Mello-Roos special tax.
The historic downtown was laid out in 1855 and still follows design guidelines for new construction. Homes near it are older and varied, so comparable sales are fewer and condition matters.
Folsom grew well beyond its original townsite after Folsom Dam was completed in the 1950s. Homes near Folsom Lake and the American River can have lot, view and access features that need careful comparison.
Roseville is in Placer County, with its own assessor and its own planning areas.
The West Roseville Specific Plan, about 3,163 acres, was approved and annexed in 2004 and building began in 2005. It includes WestPark. The Sierra Vista Specific Plan, about 2,064 acres west of Fiddyment Road, was adopted in 2010. Newer homes here often carry HOA dues and special taxes.
An age-restricted 55+ community built by Del Webb beginning in the mid-1990s, with its own amenities. Comparable sales come from within the community, and HOA dues are part of the comparison.
Established neighborhoods and the older downtown core. Homes are more varied than in the master-planned areas, so condition, updating and any additions drive the comparison.
If you are asking about property tax, the office depends on the address. For Folsom, it is the Sacramento County Assessor. For Roseville, it is the Placer County Assessor's value review program. Both counties accept requests for a Proposition 8 decline-in-value review, with their own forms and deadlines. Placer’s informal value review can be filed from July 2 through December 31; check the Sacramento County Assessor’s site for its window.
An appraisal as of the January 1 lien date can document a request. It does not guarantee a reduction, and the assessor decides. See our Prop 8 appeal page for the general steps. This is not tax advice.
Check before ordering for a new-construction home
Most clients are heirs, trustees, divorcing owners or homeowners with a specific question.
A value as of the date of death for heirs, trustees and executors.
A neutral value of the family home for a buyout or sale.
A current value to support a request to drop mortgage insurance.
Our office is in Elk Grove, and we travel to Folsom and Roseville regularly. Nearby communities in Placer and El Dorado counties, such as Rocklin, Granite Bay and El Dorado Hills, are covered too. Extra effective dates, rush requests and court testimony are quoted separately.
The full list of counties is on the service area page. If the home is in Elk Grove, see our Elk Grove page.
Valley-Wide holds a 5.0 rating from 13 Google reviews. These are quoted exactly as the clients wrote them.
“I requested a rush order through my lender and the appraiser called me within a day and had him out to inspect my house within the next day. Fastest appraiser I have had before out of 6. Very friendly and profesional as well. Highly recommend.”
Jasmine D., 5 stars on Google
“A very fast, precise, and professional this company is. The appraiser Daniel was amazing! Would recommend this appraiser to anyone in need of one”
Joshua W., 5 stars on Google
“The appraiser was a nice guy was very detailed and report was back in a timely manner ... I felt the report was accurate”
Vanessa P., 5 stars on Google
No. A typical single-family home or condo is $400 to $500 in either city, and turnaround is the same as in Elk Grove. Larger, rural, multi-unit or unusual properties are quoted individually.
Folsom homes are in Sacramento County and go through the Sacramento County Assessor. Roseville homes are in Placer County and go through the Placer County Assessor. Each office has its own forms and procedures, so check the one that applies to your address.
Many newer communities in Folsom and Roseville carry a special tax on the property tax bill and an HOA. Buyers weigh those recurring costs, so the appraiser looks for comparable sales with similar charges or adjusts for the difference using market evidence.
Yes. Sun City Roseville is an age-restricted 55+ community, so comparable sales come from other age-restricted sales, and HOA dues and amenities are part of the analysis. Tell us the street or section when you request a quote.
Send the address and the purpose, or call to talk through it first. The quote is firm before any work starts.
Valley-Wide Appraisal Services provides independent real estate appraisal services only, for residential properties of one to four units. Daniel R. Nelson is a licensed residential real estate appraiser, and is not an attorney, tax advisor, or flood or building inspector. Nothing on this page is legal or tax advice.
Valley-Wide Appraisal Services does not guarantee any particular valuation outcome. An appraisal is an independent opinion of value supported by market evidence, and how it is used or accepted rests with the parties who rely on it.
Neighborhood descriptions here are general and may not describe every home in an area. Fees, special taxes, assessments and agency procedures change, so confirm current details with the relevant office.
