Established north-of-50 Folsom runs near 1.1% of value once voter bonds are added to the 1% Prop 13 base. Folsom Ranch tracts south of Highway 50 that carry CFD bond debt push an effective ≈1.5–1.7% 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.

This is the number that splits Folsom in two. Older north Folsom carries little or none; Empire Ranch runs around $2,000/yr; and the newest Folsom Ranch (Folsom Plan Area, south of Hwy 50) phases can run several thousand — roughly $4,000–$6,000/yr, sometimes across overlapping CFDs. It is a fixed dollar charge, not a percentage — read the parcel’s Sacramento County tax bill or the builder’s CFD disclosure before you make an offer.

CFD areas: Folsom Ranch / Folsom Plan Area (south of Hwy 50) · Empire Ranch

Most of Folsom is flat, built-out and maps Low. The Folsom Lake shoreline and the newer south-edge open-space interface carry mapped Moderate zones under CAL FIRE’s 2025 maps. Most homes remain insurable on the standard market; a lake- or open-space-adjacent parcel can run higher, so verify the specific address.

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