If you drive east from Sacramento on Highway 50, you’ll eventually hit a point where the flat valley floor starts to ripple into rolling terrain. That elevation change marks your arrival in El Dorado Hills (EDH).
Homes in El Dorado Hills offer a distinct vibe that sets it apart from its neighbors. It feels quieter, cleaner, and significantly more spacious than the denser suburbs to the west. With a population of around 50,000 residents, it sits right on the border of El Dorado County, serving as the gateway to the Sierra Nevada mountains.
People who choose to live here are often looking for an escape without losing convenience. You’ll find professionals who commute into downtown Sacramento or Folsom, remote workers relocating from the Bay Area for more square footage, and retirees settling into the area’s active adult neighborhoods. It is a community defined by its views, its landscape, and a slower, more deliberate pace of life.
The El Dorado Hills Lifestyle: Outdoor Adventure Meets Upscale Comfort
Life in EDH is heavily influenced by the landscape. Because the community is built into the foothills, outdoor recreation isn't something you have to drive far to find—it’s usually right outside your door. You have immediate access to Folsom Lake, which is a massive draw for anyone who loves boating, fishing, or paddleboarding. The American River is nearby as well, offering even more water-based activities.
If you prefer land over water, the trail systems here are fantastic. The New York Creek Trail and the open spaces around Promontory Community Park are popular spots for morning jogs or walking the dog. It’s common to see neighbors out hiking on the weekends, taking advantage of the elevation to get a good workout with a view.
When it comes to dining and social life, the El Dorado Hills Town Center acts as the area's downtown. Since EDH is a master-planned area rather than an incorporated city with a historic main street, the Town Center was designed to fill that void. This is where locals go for dinner, a movie, or Sunday farmers markets. It also hosts outdoor concerts in the amphitheater, which are a staple of the summer season here.
Another perk of this location is the proximity to wine country. You are just a short drive from the wineries in Amador County and El Dorado County. It’s easy to spend a Saturday afternoon wine tasting in the foothills without having to commit to a trip all the way to Napa.
Real Estate and Neighborhoods in El Dorado Hills
The real estate market in El Dorado Hills operates at a higher price point than most of the Greater Sacramento region. You won't find many starter homes; instead, the inventory is dominated by large custom estates, high-end tract homes, and semi-custom builds that maximize the hill country views.
If you are browsing homes for sale in El Dorado Hills, you will likely encounter a few key neighborhoods that define the market:
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Serrano: This is the heavyweight of the area. It is a massive master-planned community centered around a private country club and golf course. Serrano homes for sale range from more modest production homes to multi-million dollar custom estates behind guarded gates.
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Blackstone: Located on the south side of Highway 50, Blackstone is a newer master-planned community known for its resort-style clubhouse and pools. It offers a very modern, community-centric feel, though buyers should be aware of the taxes here (more on that later).
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The Promontory: If views are your priority, this is a great place to look. Sitting on a high ridge, many homes here offer sweeping lines of sight toward Folsom Lake or the valley lights.
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Highland View: This neighborhood feels a bit more established and rural. It is known for having larger lots and, rare for the area, no HOA fees.
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55+ Communities: There is a strong market for active adults, specifically at Heritage at El Dorado Hills and Four Seasons, which offer low-maintenance living and private amenities.
Cost of Living: Housing, Taxes, and HOAs
It’s a beautiful place to live, but the 'entry fee' is high. You’re looking at a cost of living about 60% above the national average, which is almost entirely due to the price of homes here. My best advice is to look at the big picture when budgeting; the monthly mortgage is a big piece of it, but it’s definitely not the only number that matters.
One critical factor to understand is Mello-Roos. This is a special tax district used in California to finance infrastructure like roads, schools, and sewers in newer developments. In neighborhoods like Blackstone or parts of Serrano, Mello-Roos can add significant costs to your annual property tax bill. It is not uncommon to see tax bills that are hundreds of dollars higher per month than an identically priced home in an older neighborhood without Mello-Roos. Always verify the total tax rate before making an offer.
HOA fees are another standard expense here. Because so many neighborhoods are master-planned or gated, you will likely pay monthly dues. These can range widely—from around $100 for basic common area maintenance to over $400 for communities with 24-hour guarded gates and clubhouses.
Regarding utilities and everyday expenses, you are looking at standard California rates. However, keep in mind that water bills can run high during the summer. Many homes here sit on large lots with extensive landscaping, and keeping that greenery alive in July and August requires a fair amount of irrigation.
Schools and Education
For households with students, the local education options are often a primary driver for moving here. The area is served by the Buckeye Union School District and the Rescue Union School District for grades K-8. Once students reach high school age, they transition into the El Dorado Union High School District.
Oak Ridge High School is the primary high school located centrally in El Dorado Hills, while some areas may zone toward Ponderosa or Union Mine depending on the exact address. For higher education, Folsom Lake College has an El Dorado Center nearby, providing great access to community college courses. There are also private education options in the vicinity, such as Golden Hills School, for those who prefer an independent curriculum.
Weather: Above the Fog, Below the Snow
Locals love to use the phrase "Above the fog, below the snow" to describe the microclimate in El Dorado Hills. In the winter, the heavy Tule fog that often blankets Sacramento and the Central Valley tends to stop right at the elevation line where EDH begins. This means you might leave a gray, foggy valley and arrive home to bright sunshine.
Conversely, while you are in the foothills, you are generally low enough in elevation to avoid the heavy snowfall that hits the Sierra Nevada. You might see a dusting of frost or a rare flurry on the coldest days, but shovel-ready snow is extremely rare.
Summers are a different story. It gets hot—often consistently hitting 90°F to 100°F or higher. The heat is dry, but it is intense, which is why swimming pools are such a common feature in backyards here. The payoff for the heat comes in the winter, where clear days offer spectacular views of the snow-capped mountains in the distance.
Commuting and Location
El Dorado Hills is essentially a one-highway town. Highway 50 is the main artery connecting you to the rest of the world. If you are commuting west toward downtown Sacramento, you should expect heavy traffic during rush hour. Without traffic, the drive to downtown Sacramento is about 30 to 45 minutes, but you should budget more time during peak windows.
If you work at Intel or other major employers in Folsom, the commute is much easier—usually just 15 to 20 minutes. We also see a fair number of "super-commuters" who travel to the Bay Area a few times a week, though the rise of hybrid work has made this much more sustainable. For travel further afield, Sacramento International Airport (SMF) is roughly a 45 to 50-minute drive.
Pros and Cons of Moving to El Dorado Hills
If you are on the fence about moving to the Sacramento area and settling here, it helps to weigh the trade-offs.
Pros:
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Scenery: The rolling hills prevent the "concrete jungle" feel of flatter cities.
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Pride of Ownership: Neighborhoods are meticulously maintained with manicured landscapes.
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Nature Access: You are minutes away from hiking trails and Folsom Lake.
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Atmosphere: It is quiet, safe, and generally low-traffic once you are off the highway.
Cons:
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Total Cost: Between housing prices, HOAs, and Mello-Roos, the monthly burn rate is high.
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Summer Heat: You need to be prepared for very hot summers.
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Car Dependency: Outside of the Town Center, this is not a very walkable community; you will need a car for almost everything.
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Traffic: Highway 50 can be a bottleneck.
El Dorado Hills vs. Folsom: Which is Right for You?
Buyers often find themselves choosing between living in Folsom CA and living in El Dorado Hills. While they are neighbors, they have different personalities.
Folsom feels more like a bustling suburban city. It has the historic district, the light rail connection to Sacramento, big-box stores like Costco, and the Palladio shopping center. It is flatter and generally feels a bit busier.
El Dorado Hills, by contrast, feels more residential and rural. It lacks the big-box commercial density of Folsom, trading it for better views and a quieter atmosphere. If you want convenience and grid-style living, Folsom usually wins. If you want luxury, elevation, and a bit more separation from the hustle, El Dorado Hills is likely the better fit.
Frequently Asked Questions
Is El Dorado Hills expensive to live in?
Yes, generally speaking. Housing prices are significantly higher than the national average and slightly higher than neighboring communities like Folsom. When you factor in potential Mello-Roos taxes and HOA fees, the monthly cost of ownership can be substantial.
Does El Dorado Hills have snow?
Snow is very rare in El Dorado Hills. While you may get a light dusting on the coldest winter mornings every few years, it typically melts quickly. You get the views of the snowy mountains without having to shovel your driveway.
Is El Dorado Hills considered a safe place to live?
El Dorado Hills is often regarded as a very safe community with low crime rates. The abundance of gated neighborhoods and the quiet, residential nature of the area contribute to a strong sense of security for residents.
What is the difference between living in Folsom and El Dorado Hills?
Folsom is definitely the more central of the two. It's flat, easy to get around, and has a real suburban energy with shops and restaurants everywhere. If you prefer something more tucked away and scenic, El Dorado Hills is beautiful.
Do I have to pay Mello-Roos in El Dorado Hills?
Mello-Roos fees vary neighborhood by neighborhood. Newer developments like Blackstone and parts of Serrano usually have them, which can tack on hundreds to your monthly overhead. If you're looking to keep your taxes lower, older neighborhoods and custom builds are usually a safer bet, but it's always worth a quick look at the tax records for any specific house.
