Roseville, a city that runs its own utilities

City-owned utilities

Most Roseville homes buy electricity from Roseville Electric, the city’s own utility, rather than PG&E, and get water, sewer and garbage service from the city as well. That has practical effects for buyers and sellers: rates, rebates, solar interconnection rules and billing all differ from those in neighboring Rocklin, Granite Bay or Antelope. When you compare homes across city or county lines, ask for a year of utility bills from each seller rather than estimating.

Natural gas still comes from PG&E. If you’re weighing an all-electric home or planning to add solar, an EV charger or a heat pump, look up Roseville Electric’s current programs before you assume they work the same way as elsewhere.

An older core and planned growth areas

Downtown, Old Town and the established east side

Roseville grew up around the railroad in the early 20th century. Neighborhoods near Old Town and downtown have older homes on smaller lots, and the eastern and central parts of the city were largely built out in the 1970s through the 1990s. Expect a mix of single-story ranch homes, two-story tract homes and some custom lots, many without HOAs.

West and north Roseville specific plans

Since the 1990s, much of the city’s growth has happened under specific plans, master plans for large areas such as West Roseville and Sierra Vista that set out land uses, parks, schools and infrastructure. Homes in these areas are newer and often within HOAs and community facilities districts. The city publishes each plan, which is useful if you want to know what is planned for the land near a home you’re considering.

Age-restricted communities

Roseville also has large age-restricted communities. They are lawful senior housing under federal and state rules and come with their own occupancy requirements, amenities and fees, so read their documents carefully.

Special taxes and HOAs

Many of Roseville’s newer neighborhoods are in community facilities districts or other special districts that funded or maintain infrastructure, parks and services. Older neighborhoods may have few or none. The amounts appear on the property tax bill and vary by parcel. When comparing an older home in east Roseville with a newer one in the west, add special taxes and HOA dues to the monthly cost before you compare prices.

The rail yard and the creeks

Union Pacific’s large rail yard runs through the middle of the city. Homes near the tracks or the yard may hear train and yard activity, so visit at different times of day if you’re considering one nearby. Roseville is also crossed by Dry Creek, Cirby Creek, Linda Creek and other waterways, some of which have flooded in the past. Look up the FEMA flood map for any address near a creek, and ask the seller about drainage history.

Buying in Roseville

1. 01Confirm the parcel is inside the City of Roseville. Some nearby addresses with Roseville mailing cities are in unincorporated Placer County or across the line in Sacramento County.
2. 02Request a year of Roseville Electric and city utility bills, and ask about solar ownership.
3. 03Read the property tax bill for special taxes and the HOA documents if an association applies.
4. 04Check the specific plan for undeveloped land near the home.
5. 05Look up the FEMA flood map for homes near creeks.

Dan’s buyer guidance explains inspections and contingencies. Our guide to comparing homes during your search helps when you’re choosing between an older home and a newer one. Nearby Rocklin and Antelope are common alternatives, and the Placer County guide explains the county picture.

If you’re selling in Roseville

Resale sellers in Roseville often compete with new homes in the city’s growth areas. The Roseville home-selling guide explains how to position an older home against new construction and which documents buyers expect, and a comparative market analysis shows where your home fits among recent sales.

This guide describes property, travel, costs and services, not who lives in any neighborhood. For school assignment, confirm with the school district for the specific address.

Common questions

Does PG&E provide electricity in Roseville?

Not for most homes. The City of Roseville owns Roseville Electric, which serves addresses inside the city. PG&E provides natural gas. Ask the seller for recent bills from both.

What is a specific plan area?

It is a master plan adopted by the city for a large area, setting out land uses, parks, roads and infrastructure. Many newer Roseville neighborhoods were built under specific plans and often have special taxes and HOAs.

Are Roseville homes near creeks in flood zones?

Some are. Flood zones depend on the specific parcel, so look up the FEMA flood map for the address and ask the seller about any history of drainage problems or flood insurance.

Official sources

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

• City of RosevillePlanning, permits, specific plans and city utilities.(opens in a new tab)
• Roseville Electric UtilityThe city-owned electric utility, its rates and solar programs.(opens in a new tab)
• Placer CountyAssessor, Clerk-Recorder and Community Development Resource Agency.(opens in a new tab)
• FEMA Flood Map Service CenterFlood zone lookup for a specific address.(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.