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The Highway 65 corridor
Coming up the 65 from Roseville?
Almost everything written for people moving north from Sacramento assumes Highway 99. From Roseville it is a different road entirely, and that changes which towns you reach first and which ones are worth your Saturday. You are also leaving the Placer County assessor rather than the Sacramento one.
See what is for sale up here ↓Current listings across Yuba-Sutter, further down this page.
Start with the size of it
How much is actually for sale, and where.
Tap a town to see every home for sale there right now, live from the MLS, on this site. Listed here roughly in the order the 65 reaches them.
Search homes
See what is for sale in Yuba-Sutter right now.
Type any city, county or ZIP code and see every home for sale there, straight from the MetroList MLS.
Why this page is not the Sacramento one
The 65 is its own corridor.
State Route 65 starts at Interstate 80 in Roseville and runs north through Rocklin, Lincoln and Sheridan before it reaches Wheatland, then carries on to meet Highway 70 at Olivehurst. That is the whole reason this is a separate page. Coming up the 65, Wheatland is the first Yuba County town you meet, and Marysville and Olivehurst follow it — where somebody driving the 99 out of Sacramento would reach Plumas Lake first and might never think about Wheatland at all.
It is also worth knowing that the road changes character on the way. North of Lincoln the freeway gives way to expressway and then to a two-lane highway before Wheatland, and picks up freeway again north of it. None of that makes the drive bad. It does make it a drive you should measure yourself, at the hour you would really make it, rather than trust to a mileage figure.
And if you are near Beale Air Force Base for work, Wheatland is the closest of these towns to it. That is a different conversation from a commute south, and it is one I have a good deal of practice at.
The paperwork half
You are leaving Placer County.
This is the part that catches people who assumed a move north is a move north. Roseville sits in Placer County, so you are not handing off from the Sacramento assessor — you are handing off from a third one. A new county sets the new base, the disclosure package comes from a different office, and the schools your children would attend are decided by an address you have not chosen yet.
None of that is difficult, and none of it should change your mind. It is only a problem when nobody raises it until you are already in escrow.
What changes when you cross
The county line decides more than the address.
Yuba-Sutter is three counties in a small space, and the line you land on decides who assesses the property, which schools the address feeds, and what the tax bill is actually built from. Under Proposition 13 the assessed value is set by what you paid and then rises by no more than 2% a year, regardless of what the house is worth later. That is the same statewide, but the rate applied to it and the assessments layered on top are not.
Two more things worth asking before you fall in love with a listing. Newer subdivisions — Plumas Lake most of all — often carry Mello-Roos special assessments attached to the parcel rather than to you, and they belong in the budget conversation from day one. And step outside a city limit and the house is very likely on its own well and septic, which is a different inspection, a different loan conversation and a different set of questions for the seller.
Before you commit to the move
Four things I would check first.
- Drive it at the hour you would really drive it.A mileage figure is not a commute. Map it on a weekday morning and again on the way home before you decide anything on the strength of it.
- Get the number from a lender, not from a website.What you can borrow here is a different conversation from what you could borrow where you are now, and it is free to find out. Ask for it in writing.
- Ask what is attached to the parcel.Mello-Roos, an HOA, an irrigation district, a well share. None of them are a reason not to buy. All of them are a reason not to be surprised.
- Look at the county, not just the city.Two houses ten minutes apart can sit in different counties with different assessors and different schools. That is worth knowing before the offer, not after.
Straight answers
What people ask about this move.
Which towns are closest to Roseville?
Coming up Highway 65, Wheatland is the first Yuba County town you reach, and Marysville and Olivehurst follow. That is different from the Highway 99 route out of Sacramento, where Plumas Lake comes first. Map the drive at the hour you would really make it before you decide which of them is your Saturday.
Is this the same drive as coming from Sacramento?
No, and that is why this is its own page. Route 65 runs north from Interstate 80 in Roseville through Rocklin, Lincoln and Sheridan to Wheatland, then on to meet Highway 70 at Olivehurst. It changes from freeway to expressway to a two-lane highway and back again along the way, so it is worth driving yourself rather than reading a mileage figure.
What changes when I leave Placer County?
The assessor, the disclosure package and the schools. Under Proposition 13 the assessed value is still set by what you paid and still rises by no more than 2% a year, but the rate applied to it and the assessments layered on top belong to the new county. Ask what is attached to the parcel before you write an offer.
I work at Beale. Which town should I look at?
Wheatland is the closest of these to Beale Air Force Base, and Marysville and Linda are the next ones out. Call or text and we will work through it against your actual report time, in English or in Spanish.
Can you help me sell in Roseville and buy up here?
Yes. That is two transactions with two timelines and the work is in making them meet. Call or text and we will map out what has to happen in what order.
Drive the 65 once before you decide anything.
Call or text and I will tell you which of these towns is worth your Saturday, in English or in Spanish.