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Community Spotlights · Market Update
Buyer-Leaning Resale Market
Home Prices & Trends
Last Verified: September 5, 2026
By Gary Lee and Rutsell Lee, The Gary Lee Team · eXp Realty of Northern California, Inc.
Regency at Folsom Ranch looked very different from a mature 55+ resale community in August. Only three resale closings were reported through MetroList MLS during the month, while buyers also had Toll Brothers builder/model inventory to consider.
That means a Regency homeowner isn't just competing against another homeowner down the street, they're often competing against the builder too. Based on the resale activity we can verify through MLS, August leaned toward buyers. But because Regency remains an active new-construction community, MLS does not necessarily tell us the full number of new homes sold or available directly through Toll Brothers. If you are new to the community, our Sacramento County 55+ location guide , where Regency at Folsom Ranch is covered in full, gives you the lay of the land before the numbers below.
This is the first in our monthly Regency at Folsom Ranch market updates, built from MetroList MLS data reviewed September 5, 2026. We are Gary and Rutsell Lee, 55+ real estate specialists with The Gary Lee Team at eXp Realty of Northern California, Inc., and what follows is our plain-English read of the August activity, not an official market report.
Monthly Market Update Series
Why this market report is different
Regency at Folsom Ranch is still an active Toll Brothers new-home community. The statistics in this report come from residential activity visible through MetroList MLS. Toll Brothers may sell homes directly that are not entered into MLS, and builder/model listings may remain active or be reused for extended periods. For that reason, this report should not be interpreted as a complete count of every new home sold or every new home available in Regency during August. We separate the MLS data into resale activity and builder/model inventory whenever the listing information allows us to identify the difference.
Builder Competition Gives Buyers More Choice. The resale side of the market leaned toward buyers in August, largely because active Toll Brothers inventory sits alongside the homes homeowners are reselling.
Resale market
Buyer-Leaning
Buyer leverage
Moderate, stronger on selected resales
Seller leverage
Moderate
Pricing sensitivity
High
Resale market pace
Slower
Biggest competitive factor
Toll Brothers new-home inventory
These labels are NorCal55Plus interpretations of the August MLS activity and are not official MLS market classifications.
The NorCal55Plus team's August 2026 market report for Regency at Folsom Ranch, published on the official NorCal55Plus YouTube channel. The video walks through the August market picture for this Toll Brothers 55+ community as recorded at the time.
You can also watch the market report on YouTube . The figures in the video are an August 2026 snapshot; the report below is the written, verified companion.
Watch more unfiltered clubhouse and street-level tours in our Community Video Vault.
Three resale closings were reported through MetroList MLS during August, ranging from $633,000 to $950,000. Here is how the group averages out.
MLS-reported closed sales
3
Resale closings in August
Median sold price
$734,900
Middle of the August range
Average sold price
$772,633
Average of the three closings
Lowest closing
$633,000
August low
Highest closing
$950,000
August high
Average sold $/sq ft
$425
Average per square foot
Average days on market
~50 days
Average DOM for August closings
Median days on market
41 days
Median DOM for August closings
Sale vs. final list
~99.7%
Average sale vs. final asking
Sale vs. original list
~97.7%
Average sale vs. original asking
Three resale closings were reported through MetroList MLS during August. With a set this small, each transaction carries weight, so here is each one, anonymized and without street addresses, exactly as the listing details describe it.
Sale 1 · 2022 Hartley resale
$633,000
Closed at $633,000 against a $649,000 original asking and a $639,000 final asking, after 87 days on market (98 cumulative). Cash, no concession reported. An owner-occupied resale that needed substantial exposure and sold below both its original and its final asking.
Sale 2 · Newman model resale
$734,900
Closed at $734,900, its original and final asking price, after 23 days on market. Conventional financing, no concession reported. The clearest evidence in the set that a properly positioned resale can still sell at asking in this market.
Sale 3 · top of the range
$950,000
Closed at $950,000 after a $995,000 original asking was trimmed to $949,000, with 41 days on market, two offers and a cash buyer. No concession reported. Even a home that drew multiple offers first needed roughly a $46,000 adjustment from its original asking.
Why this matters
These are resale transactions reported through MetroList MLS. Builder closings that are not entered into MLS are not part of this set, and this breakdown is never a statement about how many homes sold in all of Regency during August.
Regency's three August resale closings averaged roughly 99.7% of their final asking prices but only about 97.7% of their original asking prices. Read that pair of numbers together and a clear pattern emerges: buyers were willing to pay close to the price once the seller reached a market-supported number, and far less willing to accept aggressive starting prices.
The lesson for sellers is encouraging and uncomfortable at the same time. You may still get very close to your final asking price, but the market may force you to find that price first. Two of August's three closings needed a price adjustment before the right buyer showed up.
The three August resales averaged roughly 50 days on market, with a median of 41 days and a range of 23 to 87 days. That is noticeably slower than Sun City Roseville's August pace of about 30 days , and the spread inside the group is the real story. One closing needed 87 days to find its buyer; another sold in 23.
That spread reinforces how much pricing, floor plan, condition, upgrades and new-construction competition affect an individual Regency resale. In a community where the builder is actively selling nearby, the days-on-market clock can run longer for homes that do not stand apart.
Among the Regency MLS listings included in our August dataset, we identified nine active listings: six marketed directly by Toll Brothers as builder/model inventory and three traditional resale listings. That is a 66.7% / 33.3% split, and it is why this report never mixes builder and resale figures into one giant active average. The two groups are different products, priced differently, and marketed differently.
Toll Brothers builder/model
6
~66.7% of the MLS active set
Traditional resale
3
~33.3% of the MLS active set
Total in the August dataset
9
Corrected August-origin MLS actives
These nine listings are the MLS-visible set we reviewed, not a count of every available home in Regency. Builders frequently hold inventory outside MetroList, so the true number of Toll Brothers homes available in August may have been higher.
Of the nine Regency active listings in the August MLS dataset, six were marketed directly by Toll Brothers through its listing office and builder agent, roughly 67% builder/model and 33% resale. That concentration is the defining feature of this market right now, and it changes how sellers should read the room.
One caution about builder listing dates and days on market: they should not be treated like resale DOM. Some Toll Brothers model-home listings may remain in MLS for extended periods or be refreshed without representing a newly introduced home, so we do not use builder DOM as a direct measure of buyer demand the way we use resale DOM.
On pricing, the six identified Regency Toll Brothers listings ranged from approximately $885,000 to $1,850,000, including premium and model-home inventory at roughly $1.79 million and $1.85 million. Those figures must not be compared directly with ordinary resale closings as evidence of appreciation. They are builder asking prices for a different product, and they include model and quick-move-in inventory that is not a typical resale.
The three traditional resale-type actives in the August MLS set were asking approximately $775,000, $1,050,000 and $1,098,000. The Skyway listing is a Redding model resale at $775,000; the Panorama resale is a Lockwood model at $1.05 million. The third listing sits at the top of that small group at $1,098,000.
Count
3
Resale-type actives
Lowest ask
$775,000
Skyway, Redding model resale
Highest ask
$1,098,000
Top of the resale ask range
Median ask
$1,050,000
Panorama, Lockwood model resale
Average ask
~$974,333
Avg asking $/sq ft ~$488
The three resale listings in the August MLS active set averaged approximately $974,000 in asking price, but asking prices are not confirmed market values. That average is not a statement that Regency values are $974,000, and it is not comparable to the builder/model listings described above.
Worth knowing
The August dataset contains one canceled listing worth understanding: a home built in 2026, never lived in, listed by a regular resale brokerage and canceled at $580,000. It was not a Toll Brothers direct listing. In an active new-build community, a recently built or never-lived-in home can still be a resale. This report classifies builder inventory by listing office and builder representative rather than by year built alone.
The central story of this report is not the three closings, it is what sits next to them. A resale seller in Regency is not simply competing against another homeowner; buyers may compare against Toll Brothers model homes, quick-move-in inventory, unfinished homesites or other builder opportunities in the same master plan.
Builder inventory can also carry upgrades, landscaping and financing programs that do not appear the same way in a resale listing, which changes how buyers perceive value. We are not stating any specific current Toll Brothers incentive here; any incentive a buyer hears about should be verified for the reporting period, directly and in writing.
For sellers
Before setting a price, you need to know what you're competing against, in the resale market and at the Toll Brothers sales center. Gary and Rutsell can compare your home against recent resale closings, active resale competition and current builder inventory, and give you a straight answer about where your price should land. You can also start with our seller resources on NorCal55Plus.com .
Buyers looking at Regency may find themselves comparing an established resale against new Toll Brothers inventory in the same community. Each side has a real argument. A resale may already include landscaping, window coverings, upgraded flooring and owned improvements you do not have to plan or pay for later. A builder home may offer different floor plans, warranties or verified incentives.
The right comparison is the total package, not just the sticker price. A resale at one price and a new home at another need to be compared on what each actually includes and what each will cost over time.
Builder vs. Resale Inventory
6
Toll Brothers builder/model listings in the corrected August MLS active set
3
Traditional resale listings in the same corrected August MLS active set
A stable, brand-style summary of the two kinds of inventory competing in Regency: six builder/model and three traditional resale listings in the nine-listing August active set. Counts rather than asking prices, because prices move month to month.
For buyers
We can help you compare purchase price, upgrades, landscaping, solar arrangement, applicable Mello-Roos, HOA costs, builder incentives when verified, resale negotiation room and total estimated cost, so the decision rests on the complete financial picture.
Visiting the builder?
If you want your own REALTOR representation when purchasing new construction, it is important to understand the builder's registration and first-visit requirements before visiting the sales center. Contact Gary or Rutsell before your first visit so we can explain the current process and representation options. California's buyer-broker agreement rules make this conversation part of any new-home purchase, and our Regency at Folsom Ranch video tour and first-visit checklist walks through the practical side.
MLS records show Regency HOA figures around $285 to $286 per month on several resale properties, and one individual listing reported Mello-Roos of roughly $172 per month plus a third-party solar payment of about $75 per month. Those last two figures are property-specific examples, not community-wide constants.
Buyers should evaluate more than purchase price. HOA assessments, Mello-Roos obligations and solar arrangements can vary by property and should be verified individually.
Here is the whole story in plain English. Only three resale closings were reported through MetroList MLS during August, the average resale took about 50 days to sell, and sellers averaged approximately 97.7% of their original asking prices. At the same time, buyers could compare against multiple Toll Brothers listings in MLS, with more builder inventory likely held outside it.
Buyer-leaning does not mean every seller is desperate or every home sells below asking. One August resale received multiple offers and closed just above its final asking price. It means buyers generally have more choice, and sellers must pay close attention to pricing and to the builder competition sitting next door.
The takeaway
Based on MLS-visible resale activity, Regency at Folsom Ranch was buyer-leaning on the resale side in August 2026, while the full builder market cannot be measured through MLS alone.
The bottom line
Based on MLS-visible resale activity, Regency at Folsom Ranch was buyer-leaning on the resale side in August 2026, while the full builder market cannot be measured through MLS alone. Three resale closings were reported through MetroList MLS, with a median sale price of $734,900 and an average of $772,633. Resales averaged about 50 days on market and sold for approximately 97.7% of their original asking prices. At the same time, roughly two-thirds of the corrected Regency MLS active set consisted of Toll Brothers builder/model inventory. Because Regency remains an active new-home community, MLS does not necessarily capture every builder sale or every available new home. The best way to understand the market is to analyze the resale and builder sides separately.
This August 2026 report reviews Regency at Folsom Ranch residential activity available through MetroList MLS as of September 5, 2026. Properties outside Regency, including Preserve at Folsom Ranch, were excluded. Toll Brothers builder/model inventory was identified using the listing office and builder representative rather than year built alone. Because new-home builders may sell homes without placing them in MLS, this report does not represent a complete count of all new-construction transactions in the community.
Four original graphics summarizing the August numbers. Built in the NorCal55Plus house style from the reported MLS figures, with no market graphics reproduced from MetroList.
$633,000
Lowest closing
$734,900
Median closing
$950,000
Highest closing
3 MLS-reported resale closings, the complete August resale set we could verify.
Bar heights are proportional to the three reported sale prices. Builder closings that are not entered into MetroList are not represented here.
Toll Brothers builder/model
6 listings
Traditional resale
3 listings
MLS-visible inventory only. Direct builder inventory outside MetroList may not be represented.
100%
Original Asking: 100% baseline
~97.5%
Final Asking: 97.5% of original
~97.7%
Sold Price: 97.7% of original
Homes sold for approximately 99.7% of their final asking prices.
The two ratios answer different questions: how close sellers came to where they ended up (99.7% of final asking) versus how close they came to where they started (97.7% of original asking). The gap between the two is the pricing adjustment buyers actually responded to. Illustration based on reported August averages, not one home's price history.
Fastest
23 DOM
Median
41 DOM
Average
50 DOM
Slowest
87 DOM
Days on market for the three August resale closings, marked across the 23 to 87 day range. Builder/model listing DOM is not included here, by design.
The short answers, straight from the August 2026 MLS activity reviewed September 5, 2026.
Based on August 2026 resale activity visible through MetroList MLS, the resale side of Regency appears buyer-leaning. Buyers also face significant Toll Brothers new-construction inventory, although MLS does not necessarily reflect all builder sales or available homes.
Three resale closings were reported through MetroList MLS. Additional Toll Brothers new-home closings may have occurred outside the MLS dataset.
$734,900.
Approximately $772,633.
Approximately 50 days on average, with a median of 41 days.
August resale closings averaged approximately 99.7% of final asking price, but approximately 97.7% of original asking price.
Approximately 67% of the corrected Regency MLS active set was Toll Brothers builder/model inventory, while about 33% was traditional resale inventory.
No. MetroList MLS may not include all homes being marketed or sold directly by the builder.
No. A home can be newly built or never lived in and still be a resale. This report identifies direct builder inventory primarily through the Toll Brothers listing office and builder representative.
It depends on price, upgrades, landscaping, solar, Mello-Roos, incentives, warranty, timing and negotiating position. Buyers should compare the total package.
More from NorCal55Plus
Want context beyond the numbers? See how the Sun City Roseville market moved in August, tour the Regency at Folsom Ranch community on video , and browse the full Sacramento County 55+ communities directory when you are ready to compare options across Placer, Sacramento and El Dorado Counties.
This report is our local professional interpretation of the August MLS activity in Regency at Folsom Ranch, prepared for buyers and sellers rather than for the builder or the HOA. Gary has served Northern California real estate clients since 2004 and specializes in 55+ active-adult communities, resale, new construction, relocation and downsizing. Rutsell co-founded The Gary Lee Team and brings hands-on buyer and seller support, community research and a multilingual perspective (English, Tagalog and Bisaya) to every transaction. Together they track both resale and new-construction activity for Northern California 55+ buyers, so a market like Regency, with two markets running at once, is exactly the kind of community they follow closely.
CA DRE #01448722
Full-time California REALTOR since 2004. Gary researches and tours the communities featured on NorCal55Plus and analyzes the MLS activity behind this market update.
CA DRE #02067791
Co-founder of The Gary Lee Team. Rutsell helps buyers and sellers compare communities, costs and negotiating position across Northern California, including communities where new construction and resale compete.
The Gary Lee Team at eXp Realty of Northern California, Inc. · Gary Lee, CA DRE #01448722 · Rutsell Fabillar Lee, CA DRE #02067791 · eXp Realty of Northern California, Inc., CA DRE #02188495. Equal Housing Opportunity.
Data Note: Market statistics are based on MetroList MLS activity reviewed September 5, 2026 and selected for Regency at Folsom Ranch. MLS data is deemed reliable but not guaranteed and may not reflect all real estate activity. Regency at Folsom Ranch remains an active Toll Brothers new-home community. Builder transactions and inventory that are not reported through MetroList MLS are not included in these statistics. Builder listings may also remain active or be reused for extended periods. Market statistics are community-level information and are not an appraisal or valuation of a specific property.
Buying or selling
Regency is one of the few 55+ communities where buyers and sellers must understand both the resale market and the builder market. If selling, we'll help you understand what your home is competing against. If buying, we'll help you compare a resale against current Toll Brothers opportunities and look at the complete financial picture.
This page is the permanent home of our monthly Regency at Folsom Ranch market update. Each month's report refreshes this URL with the newest data, so you can bookmark it and come back.
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