Pull up three different real estate sites this week and search for home prices in The Promontory, and you will get three different answers before you finish reading the first result. Redfin's page for "The Promontory" put the median sale price at $1,349,546 in May 2026, down 1.7 percent from a year earlier. Homes.com's neighborhood guide, drawing from the same general market, listed a trailing 12-month median of $1,321,650, down 1 percent. Movoto's June 2026 snapshot showed a $1.57 million median list price, down 8 percent from the month before. None of these numbers are wrong. They're measuring different things, and the gap between them is the most useful piece of information a buyer or seller can walk away with.
The Promontory isn't one housing market wearing one gate. It's a master-planned community built out since 2002 that now contains several distinct product lines under a single name, and every portal draws its boundary lines a little differently. If you're comparing this neighborhood to others in El Dorado Hills, or trying to figure out what your budget actually buys inside it, the headline median is the least reliable number on the page.
One Gate, Several Neighborhoods
The Promontory's original build-out came from a handful of production builders, including US Homes, Westwood Homes, CDB Homes, and Christopherson Homes, whose established sections still make up a meaningful share of resale inventory. Layered on top of that base are newer, higher-end pockets that changed the math entirely:
- Bella Lago, the community's custom village, where construction has continued to expand the neighborhood rather than close it out.
- Villa Lago, a semi-custom section built by Toll Brothers on the hill near the community park, marketed around Folsom Lake views.
- Kalithea, a fully custom gated enclave near Ridgeview known for some of the widest views in El Dorado Hills, anchored by Kalithea Park's grass fields, playground, and distant lake views.
- Montecito Estates, Governor's West, and Le Capitan, smaller custom pockets built around remaining acreage and ridge lots.
- Bel Tiera, a Mediterranean-style Westwood section from an earlier build phase.
A resale home in an established Westwood or CDB section and a new custom build going up in Kalithea both carry "The Promontory" on the listing sheet. They are not competing for the same buyer, and they should not be averaged into the same number without a footnote.
Same Boundary, Three Different Medians
The discrepancy across portals isn't a data error. Redfin alone maintains two separate neighborhood pages that overlap this same area: one labeled "The Promontory" and another labeled "Promontory Village," each with its own polygon and its own math. The Promontory Village luxury page shows 12 homes listed at a median of $1.5 million, moving in a median of 37 days with an average of 3 offers, and 3 homes sold in the past month. That's a narrower, higher-end slice than the broader "The Promontory" figure of $1,349,546.
Homes.com shows the same split internally. Its general neighborhood guide reports a 12-month median of $1,321,650, down 1 percent, while its new construction page for the identical geography reports $1,344,500, up 3 percent. Same neighborhood, same time frame, opposite direction, because one page is weighted toward resale turnover and the other toward what's actively being built.
None of this means the data is untrustworthy. It means a single median is a summary of a mixed population, and in a neighborhood with this much internal variation, the summary hides more than it reveals.
What Your Money Actually Buys
Homes.com's local guide breaks the market into tiers that map much more usefully onto the villages above than any single median does:
| Product tier | Typical price range | What's included |
|---|---|---|
| Standard resale homes | $800,000 – $1.3 million | Established single-family homes, largely from the community's original production-builder sections |
| Larger builds, 4,000+ sq ft | $1.4 million – $1.7 million | Bigger floor plans and lots, common in newer semi-custom sections like Villa Lago |
| Custom estates | $2 million – $3.2 million | Fully custom construction in Kalithea or Bella Lago, extensive landscaping, private pools |
This is the number that should guide a search, not the blended median. A buyer with an $850,000 budget and a buyer with a $2.5 million budget are shopping different neighborhoods that happen to share a mailing address.
The Land Pipeline Is Still Building at the Top
If resale prices are softening while the top tier holds, the land market tells you which story is more durable. As of this writing, Redfin shows 13 parcels of raw land for sale inside The Promontory, at a median listing price of $1.5 million, a figure that holds steady whether you look at it under the "The Promontory" or "Promontory Village" boundary. Several of these lots sit in Montecito Estates, Governor's West, and Ridgeview, marketed with Folsom Lake or valley views and, in at least one case, home plans already approved by both the HOA and El Dorado County.
That's not a market winding down. Builders and private buyers don't put money into acreage and pre-approved plans in a neighborhood where the custom-home ceiling is falling. The land inventory is a forward-looking signal that the $2 million to $3.2 million tier still has enough demand to justify new construction, even as the neighborhood's blended median drifts lower.
Where This Fits Against the Rest of El Dorado Hills
The Promontory's split personality is a sharper version of a pattern showing up across El Dorado Hills in 2026. MLS-reported closed sales for the 95762 ZIP code put the citywide single-family median at $875,000 for the first half of 2026, down 11.2 percent from a year earlier, even as sales volume rose almost 10 percent and price per square foot actually increased over the same stretch. Redfin's citywide figures for the three months ending May 2026 told a similar story: a median sale price of $866,000, down 5.6 percent year over year, alongside a median price per square foot of $382, up 5.4 percent over the same period.
Read together, these numbers describe a market where more mid-priced homes are simply selling relative to the high end, pulling the median down without meaning any individual home lost value. The Promontory is that same dynamic compressed into one gated boundary: a resale base cooling in the aggregate while a custom and land segment above it keeps transacting closer to its own ceiling.
What This Means If You're Comparing Numbers
Before treating any Promontory price as comparable to another El Dorado Hills neighborhood, or to a different Promontory listing, it's worth asking which segment the number actually describes. A few things to check before you anchor a budget or a listing strategy to a headline figure:
- Ask which polygon. "The Promontory" and "Promontory Village" are not always the same boundary, even on the same portal.
- Ask which era. A resale home from the community's original production-builder sections and a new Kalithea custom build are priced by different logic.
- Compare days on market, not just price. Homes.com puts the neighborhood's average close to 48 days, and Redfin's Promontory Village luxury segment closer to 37. That gap tells you more about buyer urgency at the top of the market than the price alone does.
- Budget for carrying costs separately from the purchase price. HOA dues across most of the community run close to $77 a month, but Mello-Roos assessments vary by village and phase and generally land around a quarter percent of assessed value. Request the current disclosure packet for any specific listing rather than assuming a community-wide number.
FAQ
Why do different websites show different median prices for the same neighborhood? Portals draw neighborhood boundaries differently and weight resale versus new construction differently. In The Promontory, that produces medians ranging from roughly $1.32 million to $1.57 million depending on the source and the month.
Is now a good time to buy land in The Promontory? Land inventory is active, with 13 parcels listed at a median asking price of $1.5 million as of this writing, and several with home plans already approved by the HOA and county. That activity suggests continued demand at the custom-build end of the market, though land pricing and county approval timelines should be confirmed for any specific parcel.
Are HOA and Mello-Roos costs the same across every Promontory village? HOA dues are broadly consistent at close to $77 a month, but Mello-Roos assessments differ by village and phase. Always request the current budget and disclosure documents for the specific address you're considering.
If you're trying to figure out what a specific Promontory address is actually worth, or how it stacks up against a resale home versus a custom lot, that's exactly the kind of comparison Jackson Lundy Group works through with clients before a number ever goes on paper. Get a Free Home Valuation and we'll walk you through which segment of this market your home, or your search, actually belongs in.
