If you are looking at moving to Placer County, you’ve likely narrowed your search down to two neighbors that sit just 10 minutes apart yet feel like different worlds: Lincoln and Loomis. While they share a border, the daily experience of living in each is distinct.

Lincoln is the rapidly growing suburban hub, defined by its master-planned communities, newer infrastructure, and polished aesthetic. Loomis, on the other hand, is the sanctuary of the "country life," offering larger lots, custom homes, and a commitment to keeping things small and rural.

For most buyers, this decision comes down to a trade-off between amenities and price versus land and location. Let’s break down how these two towns compare so you can decide which side of the fence fits your lifestyle.

Community Vibe & Atmosphere

When you drive through Lincoln, specifically the newer developments, you get a sense of order and community planning. The streets are wide, paved, and lined with sidewalks. Because of the massive Sun City Lincoln Hills development, it’s not uncommon to see neighbors zipping around in golf carts to get to dinner or the grocery store. It feels like a modern suburb where everything you need is just a short drive away.

Loomis offers a completely different energy. The town motto is "A small town is like a big family," and locals often joke that the town is too small to have a rush hour. The vibe here is rural and equestrian. In many residential areas, there are no streetlights or sidewalks, preserving a "dark sky" feel that lets you see the stars at night. The downtown strip focuses on local, small businesses rather than big-box chains.

Here is a quick snapshot of the density difference:

• Lincoln: Higher density with many tract home neighborhoods, community parks, and a population pushing past 50,000.
• Loomis: Low density with a focus on acreage and privacy, maintaining a population of roughly 6,800.

Real Estate: Housing Stock & Prices

The type of home you can buy in each town varies significantly. Lincoln’s housing market is dominated by master-planned communities like Lincoln Crossing, Twelve Bridges, and Verdera. If you are looking for homes for sale in Lincoln CA, you will mostly find inventory built from the early 2000s to the present. These homes often feature modern layouts, energy-efficient upgrades, and manageable lot sizes that require less weekend maintenance.

Loomis real estate is characterized by diversity. You won’t find many "cookie-cutter" streets here. Instead, the market is filled with custom homes, ranchettes, and older farmhouses on half-acre to five-acre lots. Inventory is much tighter here because people tend to buy in Loomis and stay for decades.

The price tag reflects this exclusivity. Lincoln generally offers more entry-level and mid-range options, with median home prices often hovering in the $630,000 to $675,000 range. Loomis commands a premium for its land and location, with median prices frequently landing between $850,000 and $1.5 million. Generally speaking, housing costs in Lincoln are approximately 25% to 30% lower than comparable square footage in Loomis, though you get less land in Lincoln.

Cost of Living: Taxes, HOAs, and Mello-Roos

While the purchase price is lower in Lincoln, it is critical to look at the monthly bottom line. The biggest shock for buyers new to the area is Mello-Roos.

Mello-Roos is a special tax district used to finance infrastructure like roads, schools, and parks in newer developments. It is extremely common in Lincoln’s newer neighborhoods (like Lincoln Crossing and Twelve Bridges). Depending on the specific village you choose, this can add anywhere from $150 to over $400 to your monthly payment.

Loomis, being an older and more established town, largely avoids Mello-Roos. The property tax rate in Loomis is generally closer to the standard 1.1%, whereas Lincoln’s effective tax rate in new areas can creep up toward 1.4% to 1.8% once special assessments are added.

The "Payment Equivalence" Scenario: Sometimes, a lower mortgage in Lincoln ends up costing the same monthly as a higher mortgage in Loomis once you factor in the Mello-Roos tax and potentially higher HOA fees. However, living in Loomis often means being on a septic tank and well water, which brings its own maintenance costs compared to Lincoln’s city water and sewer services.

Schools & Education Districts

Education is often a major driver for moves in this area. Loomis operates under the Loomis Union School District (K-8) which feeds into the Placer Union High School District. The crown jewel for many residents here is Del Oro High School. Del Oro has a massive regional reputation for both academics and athletics, and it serves as a community hub for the town.

Lincoln has its own district, the Western Placer Unified School District (WPUSD). While it historically had a reputation as a small farm-town district, it has modernized rapidly. The newer Twelve Bridges High School offers state-of-the-art facilities, and Lincoln High School continues to maintain a very strong agricultural and farm program.

Both districts are solid, but you will often see luxury homes in Loomis marketed heavily around their zoning for Del Oro, as that school carries a specific prestige premium in the local real estate market.

Commute to Sacramento & Location

If you commute to downtown Sacramento or Roseville for work, your choice between these two towns will impact your morning routine.

Loomis sits directly off Interstate 80. This is a massive logistical advantage. You can hop on the freeway and be in Roseville in 10 minutes or downtown Sacramento in about 25 minutes (traffic permitting). It also puts you closer to the Sierra Nevada mountains for weekend Tahoe trips.

Lincoln relies on Highway 65 to connect to Interstate 80. Highway 65 is a known bottleneck during rush hour. While Lincoln is only about 30 miles from Sacramento—just 5 miles further than Loomis—that stretch of highway can add 15 to 20 minutes to a commute when traffic is heavy. If you work from home, this might not matter, but daily commuters should definitely test the drive during peak hours before buying.

Shopping, Dining, & Outdoor Recreation

Lifestyle is where the "suburban vs. rural" divide becomes most obvious.

Lincoln is convenient. You have the major suburban staples like Lowe's, Target, and Safeway right in town. For entertainment, Thunder Valley Casino Resort offers concerts and high-end dining. The downtown grid is also seeing a revitalization with breweries and steakhouses. For recreation, the town is famous for McBean Park and the extensive golf courses inside Sun City.

Loomis focuses on artisan and boutique experiences rather than big-box convenience. High Hand Nursery is a destination in itself, offering a nursery, brewery, and cafe in a stunning garden setting. The Flower Farm and the boutiques along Taylor Road give the town a slower, curated feel. Recreation here is less about manicured parks and more about nature; it is very horse-friendly, and you are closer to the trails around Folsom Lake.

The Verdict: Which Town Fits You?

Ultimately, there is no "better" town, only the one that fits your budget and lifestyle goals.

Choose Lincoln if: You want a turnkey, newer home with modern energy efficiency. You appreciate paved sidewalks, planned neighborhoods, and community amenities like pools and clubhouses. You are okay with a slightly longer commute in exchange for a lower purchase price and a polished suburban feel.

Choose Loomis if: You prioritize land, privacy, and elbow room. You want direct access to I-80 for an easier commute or mountain access. You are looking for a custom home with character and want to live in a community with a "small town" rural identity, even if it means a higher price point.

Frequently Asked Questions

Is Loomis more expensive than Lincoln?

Yes, generally speaking. Loomis real estate commands a premium due to larger lot sizes, custom home inventory, and the desirability of the school district, with median prices often $200,000 to $300,000 higher than Lincoln.

Does Lincoln, CA have Mello-Roos taxes?

Yes, Mello-Roos taxes are very common in Lincoln, specifically in master-planned communities built after the year 2000, such as Lincoln Crossing and Twelve Bridges. These fees can range from $150 to over $400 per month on top of your standard property tax bill.

Which town is closer to Sacramento?

Loomis is closer to Sacramento in terms of drive time. Because Loomis is located directly off Interstate 80, the commute is more direct, whereas Lincoln residents must navigate Highway 65 traffic to reach the interstate.

Are the schools better in Lincoln or Loomis?

Both areas have highly rated schools, but they offer different environments. Loomis is home to Del Oro High School, which has a very high demand and regional prestige, while Lincoln’s Western Placer Unified School District offers modern facilities at newer schools like Twelve Bridges High.