El Dorado County’s western foothills

Unincorporated communities with their own districts

El Dorado County has two incorporated cities, Placerville and South Lake Tahoe. El Dorado Hills and Cameron Park are both unincorporated, so El Dorado County handles zoning, building permits and planning, and the El Dorado County Sheriff’s Office provides law enforcement. Local services are layered on top through special districts:

• El Dorado Hills Community Services District runs parks, recreation and community facilities; fire protection comes from the El Dorado Hills Fire Department, a separate district.
• Cameron Park Community Services District provides parks and recreation and fire protection, and also enforces covenants (CC&Rs) for some Cameron Park neighborhoods.
• El Dorado Irrigation District (EID) supplies water, and in many areas sewer, to most of both communities. PG&E provides electricity and gas.

Because responsibility is spread across several agencies, it is worth confirming which ones serve a specific parcel before comparing costs.

El Dorado Hills and Cameron Park

El Dorado Hills

El Dorado Hills borders Folsom at the Sacramento County line, with Folsom Lake to the north and Highway 50 through the middle. Much of it was developed as master-planned villages from the 1960s onward, so many homes are in HOAs, and some neighborhoods are gated. Newer villages are often in community facilities districts with special taxes on the bill. Lots range from compact homesites to large hillside parcels with views and steep driveways.

Cameron Park

Cameron Park lies a few miles farther east along Highway 50, between El Dorado Hills and Shingle Springs. Housing ranges from established subdivisions to larger semi-rural lots. The community also includes a residential airpark beside the Cameron Airpark airport, where some homes have hangars and streets shared with taxiing aircraft; those properties have their own rules and disclosures.

Buying in El Dorado County

Foothill living brings space and views, and with them more site-specific questions than a typical valley subdivision. Build these into your search and your inspection period:

• Wildfire planning. Much of western El Dorado County is mapped in CAL FIRE Fire Hazard Severity Zones. Ask about defensible-space work and county vegetation requirements, and request insurance quotes as soon as your offer is accepted.
• Slope and drainage. Hillside lots can involve retaining walls, drainage systems and long driveways. Ask for permits on walls and grading work, and look at how water moves across the lot.
• Septic and wells. Most homes in these communities use public water and sewer, but some larger parcels rely on a private septic system or well. If so, plan for septic and well inspections.
• Special taxes and HOAs. Read the tax bill and HOA documents for the real monthly cost; amounts vary widely between neighborhoods.

Many buyers here are also weighing Folsom or Placer County. The Placer County guide covers similar foothill questions, and Dan’s buyer guidance explains how to time inspections and contingencies.

Selling in El Dorado County

Buyers considering El Dorado Hills or Cameron Park tend to ask about wildfire risk, insurance and special taxes early. Having the answers ready keeps your home in the running:

1. 01Document defensible-space and tree work, ember-resistant vents and roof updates, with dates and receipts.
2. 02Gather HOA and CSD covenant documents, plus any architectural approvals for past improvements.
3. 03Have the current tax bill ready so special taxes can be explained clearly.
4. 04For septic, wells, retaining walls or airpark hangars, collect permits, inspection reports and maintenance records.

Comparable sales need care here because lot size, views and slope vary so much from one street to the next. A comparative market analysis accounts for those differences, and the selling overview explains preparation and marketing.

Address-specific checks

1. 01Look up the parcel with the El Dorado County Assessor and confirm zoning with El Dorado County Planning.
2. 02Check the CAL FIRE Fire Hazard Severity Zone map and the FEMA flood map for the address.
3. 03Confirm the water and sewer provider with EID, or arrange well and septic inspections.
4. 04Identify the HOA, the CSD and any covenants that apply, and review their rules.
5. 05Read the tax bill for community facilities district and other special taxes.

See every finished county guide in the communities directory, or contact Dan to talk through a specific property.

Common questions

Are El Dorado Hills and Cameron Park cities?

No. Both are unincorporated communities in El Dorado County. The county handles land use, permits and law enforcement, while community services districts and other special districts provide parks, recreation, fire and some covenant enforcement.

Is El Dorado Hills part of Folsom?

No. El Dorado Hills borders Folsom but is in El Dorado County, while Folsom is a city in Sacramento County. Taxes, records, utilities and permits are handled by different agencies on each side of the county line.

What should I check about wildfire risk before buying?

Look up the address on CAL FIRE’s Fire Hazard Severity Zone map, review the seller’s disclosures and defensible-space records, and get homeowners insurance quotes early in escrow, since availability and cost can affect your plans.

Official sources

Records and rules are parcel-specific, so look up the exact address with the responsible agency.

• El Dorado CountyAssessor, Recorder-Clerk, Planning and Building for unincorporated areas.(opens in a new tab)
• El Dorado Hills Community Services DistrictParks, recreation and community services in El Dorado Hills.(opens in a new tab)
• Cameron Park Community Services DistrictParks, fire protection and CC&R enforcement in Cameron Park.(opens in a new tab)
• El Dorado Irrigation DistrictWater and sewer service areas.(opens in a new tab)
• Office of the State Fire Marshal: Fire Hazard Severity ZonesStatewide fire hazard zone maps and guidance.(opens in a new tab)

Local rules, districts and fees change. This guide is general information, not legal, tax, insurance or lending advice, and it describes places by property, travel, costs and services, never by who lives there.