Established Elk Grove runs near 1.1% of value once voter bonds sit on top of the 1% Prop 13 base. Newer master-planned tracts carrying CFD bond debt push an effective ≈1.5–1.6% or higher. Expect a one-time supplemental bill about a year after closing for the gap between the seller’s old assessed value and your purchase price.

Two layers here. Newer south/west subdivisions (Laguna Ridge, Poppy Ridge, Sterling Meadows) carry infrastructure CFDs that can run several thousand dollars a year. On top, a citywide municipal-services CFD applies to newer residential parcels — and unlike a bond CFD that retires when the bonds are paid, a services district is levied on an ongoing basis. Two nearby homes can differ by thousands based on build era, so read the parcel’s Sacramento County tax bill before you offer.

CFD areas: Laguna Ridge · Poppy Ridge · Sterling Meadows + a citywide services CFD

Elk Grove is flat, built-out valley floor — largely outside mapped Fire Hazard Severity Zones under CAL FIRE’s 2025 maps, so homeowners insurance generally prices near the California average on the standard market. Parcels backing creek corridors or open space can be the exception; verify the specific address.

Elk Grove is SMUD territory — about $149/mo at 750 kWh (June 2026), roughly half a comparable PG&E bill (~$290) for the same power. The electric line is a genuine, recurring saving rather than a hidden cost. Natural gas is PG&E. Confirm the territory for a specific address.