Opinions on Empire ranch. (Sacramento, Folsom: RV park, appointed, HOA)

[chitowner]

Does anyone have opinions on Empire Ranch?

[cw68]

I'm not a big fan of Empire Ranch. I have to admit that I'm generally not a big fan of new developments because I want mature landscaping and a few other things you can't get in "new."

Some things to consider:
Elementary schools. Empire Oaks is a good school, and I'm sure Russell Ranch (the new one) will follow in the Folsom school's traditions. But I don't think Russell Ranch is set up with kids' safety in mind. Students have to cross a six-lane road without a stop light to get into school. Once the freeway exit is built there, the school will be just two-three blocks from a major highway and all the speed and traffic that will follow. There's the noise and emissions to consider as well. Empire Oaks was just named a California Blue Ribbon school.

Rattlesnakes. Yes, there are rattlesnakes all around these parts, but as the construction continues, there's a whole slew of them being displaced. They will settle in once construction ends, but that will be a while. A good friend of mine barely uses her big, beautiful yard with brand-new pool because of the rattlesnakes (not just a single time) she has seen swim across the pool and slither between the pavers.

Density and traffic. There is a high-density (14 condos per acre) unit being proposed on Golf Links, plenty of other homes to be built, Iron Point going through to EDH, the high school and more. It's going to create a lot of vehicles.

Distance to Sac, the airport and SF. Yes, you're closest to Tahoe, but if you go into Sacramento a lot, you're at the last Folsom exit from the City and 50 commute traffic is not good.

Uneven HOA. I believe it's $99 quarterly. In some areas, you can mow weekly, take care of your yard and still receive notices. In other areas, there's hardly any HOA presence. RVs sit for days out where they are not supposed to be. I know a number of people who live in ER, and nobody is happy with the HOA. Granted, I'm no HOA fan, but I would think that if it's your bag, you'd want it applied evenly, like it is in the Parkway.

Lastly, I'm wary of new neighborhoods because you don't know what they are going to be like in 5-10 years.

All this said, I'm sure there are tons and tons of people who love ER.

[chitowner]

Thanks CW, were not big on hoas either.We lived in a small neighborhood with hoas in Chicago and it was a joke. People would build fences,sheds ,etc. and the board wouldn't do a thing about it.

We keep watching the prices fall in Sac and now you can get a nice house with a pool in the low 5's.We also like Briggs Ranch and Edh.In EDH though, you have to buy a fixer upper if you want something in the 5's with a pool.

We also like a mature area.What subdivisions are nice? Thanks

[cw68]

I love Briggs Ranch and had originally wanted to buy there, but ended up in Natoma Station instead. Briggs Ranch is really nice. No HOA, the area is well kept, the elementary school is excellent, it's close to the lake and it's a beautiful neighborhood with hills, big trees and houses of varying style and age. It's only drawback, IMO, is it's location compared to 50, as you have to drive through town to get to the highway.

Lexington Hills is also nice. No HOA, only a few streets aren't well kept. Great location for trails, etc. The Beacon Hill neighborhood within Lexington Hills on the southern end is very nice.

American River Canyon. South has older homes, north has new. Prices are generally higher, but it's a spectacular neighborhood. There is an HOA. It's location north of the river is a big difference, but it's mellow and really nice. Much nicer than any of ER to me.

All this said, when we moved here, we though 100% for sure, that we'd end up in Briggs Ranch or Lexington Hills. But now that we live in Natoma Station, I don't think I'd live anywhere else in Folsom except for ARC North (if I thought I could put up with an HOA). I love it's location. The people are really friendly, it's well kept, it's not snobby at all (Folsom can be) and I love the elementary school.

There are other neighborhoods that people will recommend, but these are my personal favorites.

[chitowner]

We loved Briggs Ranch,2 blocks from the lake,trees,hilly.Our realtor lives there and is real happy there.ARC is nice but it seems some of the houses need work. We do like Lexington Hills too.We seem to be on the same page as you as in neighborhoods.

We had our house sold here in august,but decided to stay till our son finishes 2nd grade this coming year.We hope the market doesn't turn there till after summer.

Where is ARC north? Is that the one off of Greenback or is it the one with the waterfall entrance?

[trbbg]

We too are looking to buy in the Folsom/EDH areas. I love the older communities with charm and property. An agent told us we could get a lot for the $ in ER. My husband would not get out of the car to look at property. Another agent told us to stay away from Folsom in general. Who to believe? Love the homes in American Canyon North. Anyone know what the kid scene is like? My kids are 10 and 12 - we currently live in a neighborhood with older people and are desperate for one with kids!

[NorCalMan]

I'm not a big fan of Empire Ranch. I have to admit that I'm generally not a big fan of new developments because I want mature landscaping and a few other things you can't get in "new."

That's your opinion and you are certainly entitled to it. I, on the other hand, am happy that I didn't have tree limbs falling on my roof or an old fence getting blown over in that crazy wind storm we had a few weeks ago.

Some things to consider:
Elementary schools. Empire Oaks is a good school, and I'm sure Russell Ranch (the new one) will follow in the Folsom school's traditions. But I don't think Russell Ranch is set up with kids' safety in mind. Students have to cross a six-lane road without a stop light to get into school. Once the freeway exit is built there, the school will be just two-three blocks from a major highway and all the speed and traffic that will follow. There's the noise and emissions to consider as well. Empire Oaks was just named a California Blue Ribbon school.

Russell Ranch is an awesome school. How do I know? I'm a parent of a student and I live within spitting distance of the school grounds. To say that crossing Empire Ranch Road is detrimental to a child's health is simply crazy. First of all, the only people that have to cross the six lanes of traffic are the people who live up in Mirramonte and compared to the Chelsea area where the majority of RR students live the amount of people crossing ERR from Mirramonte is nothing. Also, it's so hilly in Mirramonte and a bit of a haul for young feet that most parents who live in Mirramonte drive their kids to school. Yes it's six lanes they have to cross but the road is set up this way to handle future traffic issues. As it is now there is very little traffic on ERR especially when you compare it to the section of E. Natoma that goes in front of Empire Oaks, the very school that you praise. If I had to choose a school based on the amount of traffic that goes in front of it I would chose RR hands down because the traffic in front of EO is much greater. Yes when the traffic signals come in things will be safer but as it is now I wouldn't think twice about crossing six lanes of ERR. Also, there will be a traffic signal at Iron Point and ERR when people come off the freeway, then 500 feet later will be the light at ERR and Owl Meadow, then 1000 feet later will be ERR and Broadstone. Once these lights are in I hardly think this will be a speedway. Increased smog emissions should not be a concern if you live in the Sacto area as smog is everywhere here, especially in the summer.

Understand this about RR. It is a brand new school staffed with brand new enthusiastic teachers, and principaled by a man who previously took a horrible school in Rancho Cambodia and completely turned it around.

Rattlesnakes. Yes, there are rattlesnakes all around these parts, but as the construction continues, there's a whole slew of them being displaced. They will settle in once construction ends, but that will be a while. A good friend of mine barely uses her big, beautiful yard with brand-new pool because of the rattlesnakes (not just a single time) she has seen swim across the pool and slither between the pavers.

Yep, I found one on my doorstep a few months ago. It looks like an animal may have attacked it and it bled out and died a short time later. Haven't seen one since and I live against the EDH's.

Density and traffic. There is a high-density (14 condos per acre) unit being proposed on Golf Links, plenty of other homes to be built, Iron Point going through to EDH, the high school and more. It's going to create a lot of vehicles.

No one should be worried about this. I live near the apts at the top of Iron Point and aside from the occasional nit who thinks he's cool by speeding it's not an issue. People need to understand that any new apts will be selling in the $300K price range, with these prices people with suspect lifestyles will be kept out.

Distance to Sac, the airport and SF. Yes, you're closest to Tahoe, but if you go into Sacramento a lot, you're at the last Folsom exit from the City and 50 commute traffic is not good.

This is semi-true. If you leave your house when everyone else does then, yes, you'll have to deal with traffic. However, my wife commutes downtown three times a week, she leaves the house at 6:30 and she only reports smooth sailing. Tweeking your schedule by 1/2 an hour makes a huge difference. Plus, if you live closer to downtown then your chances of living in a nice neighborhood like Folsom is greatly decreased.

Uneven HOA. I believe it's $99 quarterly. In some areas, you can mow weekly, take care of your yard and still receive notices. In other areas, there's hardly any HOA presence. RVs sit for days out where they are not supposed to be. I know a number of people who live in ER, and nobody is happy with the HOA. Granted, I'm no HOA fan, but I would think that if it's your bag, you'd want it applied evenly, like it is in the Parkway.

HOA seems to be hit and miss. We don't have one here in the RR area and everyone (at least my immediate neighbors) seem to all be considerate for their neighbors. While I've never seen an RV parked in my area I have seen a medium sized boat parked on the side of the street a few streets over. There are some barking dogs but they are usually quiet. When it comes to barking dogs though you'll have these HOA or not.

Lastly, I'm wary of new neighborhoods because you don't know what they are going to be like in 5-10 years.

In Folsom I don't think you need to worry about a neighborhood going downhill-the type of people who live here generally aren't the morally unsavory type. We've been here for 3 years and everything is great. Personally I'd rather live in a new home that has new A/C, new insulation, new siding/stucco, new sewers, new plumbing, etc, etc, than live in a home that was built under standards that are now outdated. With the heat we have here I want R-23 insulation not the R-17 that was once ok 20 years ago.

All this said, I'm sure there are tons and tons of people who love ER.

You betcha.

[cw68]

Traffic around schools is a huge issue. It's an issue for the community as well as our kids. I'm generally not very happy about Folsom's focus, or lack thereof, on making our city schools neighborhood, pedestrian and cyclist friendly. Empire Oaks is another great example. The developers give the worst plots to the city for schools and the kids and parents have to pay the price.

Increased emissions around schools is a concern, regardless of the smog conditions in the rest of the valley, because they directly negatively impact your child's health. Fewer kids are walking and biking to school and this is a disturbing trend for our schools, our kids' healthy and our neighborhoods.

I admit, this is a big issue for me. I work with a regional transportation management association to increase the number of students walking and biking to school in our entire region. I was appointed by the city council to sit on a city commission because of my interest in this issue.

FWIW, my fence didn't blow down and no big limbs broke off. I consider the small one that littered my yard as nature's pruning. Love the shade these puppies produce in the summer.

[NorCalMan]

Traffic around schools is a huge issue. It's an issue for the community as well as our kids. I'm generally not very happy about Folsom's focus, or lack thereof, on making our city schools neighborhood, pedestrian and cyclist friendly. Empire Oaks is another great example. The developers give the worst plots to the city for schools and the kids and parents have to pay the price.

I would agree with that. Empire Oaks,Oak Chan, and Natoma Station all suffer from way too much traffic in an around the school grounds. I think when Russell Ranch was developed they made an effort to ease traffic congestion by offering multiple ways to enter and exit. So far it's not too bad.

Increased emissions around schools is a concern, regardless of the smog conditions in the rest of the valley, because they directly negatively impact your child's health. Fewer kids are walking and biking to school and this is a disturbing trend for our schools, our kids' healthy and our neighborhoods.

I agree with this too. I think it's terrible that our kids don't walk or bike to school like they did in years past. I think a big reason for less foot traffic has to do with parents being over-protective but also it has to do with more cars on the roads than there used to be. It's just down right unsafe in many areas.

FWIW, my fence didn't blow down and no big limbs broke off. I consider the small one that littered my yard as nature's pruning. Love the shade these puppies produce in the summer.

I guess you got lucky. A 50' cottonwood tree near my mom's house fell over and literally came within 3 feet of crashing through her back door slider.

[dataop]

I live near Russell ranch school and i worry about the children walking across, most of the time someone runs those stop signs. Also regarding the HOA, we are thinking of moving due to them, they give out violation notices to people for weeds ( which ive never seen) but the ones who yards looks unkept or with weeds for over a year they have never given a notice to. The mounting pet cats that ive been getting in my yard on a regular basis has now just become out of control, ive had upto 4-5 at a time in my yard and its as if me and my children live in a litter box. I worry about disease my chilldren will catch and our allergys, somedays we cannot open the windows from the smell. Ive contacted the hoa asking that they please enforce their cat/pet violations as i dont own a pet and dont want the clean up or dirty part of someone elses. When their pet goes missing the owners then post flyers on the mailboxes and now begun leaving them on peoples doorsteps. Im not the only neighbor upset regarding this as my surrounding nei8ghbors dont have pets but have children whom they too feel the filth left from these animals.