Affordable Communities
Coming Soon · Under Construction
The Frances
New Apartments Coming to Rocklin, CA
The Frances is a new apartment community under construction near Whitney Ranch in Rocklin, California. It will offer 324 one-, two- and three-bedroom homes, with affordable apartments also available for qualifying households earning below 50% of the Area Median Income for Placer County.
Leasing will begin Fall 2028. Join the interest list for updates about the community and the application process.
For your safety, please do not visit the construction site.
Architectural rendering. Final design and features may vary.
- 1, 2 & 3 Bedrooms
- 722–1,240 sq ft
- Leasing will begin Fall 2028
Affordable Housing at The Frances in Rocklin, CA
Affordable apartment homes will be available at The Frances for qualifying households earning below 50% of the Area Median Income for Placer County. Eligibility requirements and applicable household income limits will be confirmed through the leasing process.
Area Median Income, or AMI, is used to establish affordable housing income limits. Limits vary by household size and program designation and are updated annually. The applicable limits and eligibility requirements for The Frances will be confirmed as the community approaches leasing.
Join the interest list to receive updates. Joining is not an application, does not place you on a waitlist and does not reserve an apartment home.
Planned Apartment Homes
The Frances will offer 324 one-, two- and three-bedroom apartment homes ranging from 722 to 1,240 square feet. Detailed floor plan drawings, rents and availability will be shared as leasing approaches.
Designed for your everyday.
Apartment Features
One-, two- and three-bedroom homes are planned with practical living space and everyday conveniences.
- One-, two- and three-bedroom layouts
- 722–1,240 square feet
- Full kitchen
- In-home washer and dryer
- Storage
- Private patio or balcony
Exterior rendering shown. Apartment features and plans are subject to change during construction.
Planned Community Amenities
Shared spaces at The Frances will give residents places to relax, work, gather and spend time outdoors.
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Swimming Pool
Planned community pool and space to relax
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Clubhouse & Lounge
Shared spaces for gathering and relaxing
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Fitness Center
A convenient place to stay active
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Coworking & Meetings
Spaces for work and collaboration
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Outdoor Kitchen
BBQs, bar and dining seating
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Playground
Planned outdoor play space
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Outdoor Gathering Areas
Landscaping, lawn games and seating
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Pet Wash Station
A planned station for washing pets
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EV Parking Infrastructure
Charging, EV-ready and EV-capable parking
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On-Site Management
Planned management and leasing office
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Energy-Efficient Design
Appliances, windows, solar thermal systems and water-saving fixtures
Amenities are planned and subject to change during construction.
When Will The Frances Open?
Leasing will begin Fall 2028. An exact opening date and application schedule have not been announced.
Join the interest list to receive community updates and information about the application process when it becomes available. The interest list does not give application priority or guarantee housing.
For your safety, please do not visit the construction site.
Living in Rocklin
The Frances is under construction on University Avenue near Whitney Ranch, across from Jessup University and close to Sunset Boulevard and Highway 65. The community address is 2160 University Avenue, Rocklin, CA 95765.
Nearby shopping destinations include Blue Oaks Town Center, Rocklin Commons and Rocklin Crossings. Highway 65 connects the area to Roseville, including Westfield Galleria at Roseville, and to routes across the greater Sacramento region.
Schools Near The Frances
Rocklin is served by Rocklin Unified School District. Families should confirm the schools assigned to the community address directly with the applicable district before enrolling.
Resident Programs and Support
Resident resources and supportive services are planned through LifeSTEPS and the J.B. Brown Fund. Programs may include education, wellness, financial literacy and other resident support. Availability and eligibility will vary by program.
Frequently asked questions
About The Frances
What is The Frances?
The Frances is a new apartment community under construction in Rocklin, California. It is planned to offer 324 one-, two- and three-bedroom homes, including affordable apartments for qualifying households.
When will The Frances open?
Leasing will begin Fall 2028. An exact opening date has not been announced. Join the interest list for updates as construction progresses.
How many apartments will The Frances have?
The Frances is planned to offer 324 apartment homes in one-, two- and three-bedroom layouts.
Is The Frances accepting applications?
Not yet. Applications for The Frances have not opened. Joining the interest list is the way to be notified when they do, and costs nothing.
Income Eligibility and Affordable Housing
Is The Frances income restricted?
Affordable apartment homes will be available for qualifying households earning below 50% of the Area Median Income for Placer County. Confirm the requirements for a specific home when leasing information is available.
What does AMI mean?
AMI stands for Area Median Income and is used to establish affordable housing income limits. Limits vary by household size and program designation and are updated annually. The applicable limits for The Frances will be confirmed as leasing approaches.
What income will I need to qualify for The Frances?
The affordable homes are planned for qualifying households earning below 50% of Placer County Area Median Income. Applicable limits depend on household size and program requirements. Specific limits will be confirmed as leasing approaches.
Does The Frances accept Housing Choice Vouchers?
Details about applying with Housing Choice Vouchers or other rental assistance will be confirmed as the application process is announced. Join the interest list for updates.
Is there an age requirement at The Frances?
The Frances is planned as a family community for qualifying households of all ages. It is separate from The Steven, a nearby senior community.
Interest List and Applying
How do I join the interest list for The Frances?
Use the Join Our Interest List button on this page and provide your contact information. The list is for community and application updates; it does not reserve an apartment.
Does joining the interest list mean I have applied?
No. The interest list is an email notification list only. It does not place you on a waitlist, does not count as an application, and does not reserve an apartment home. When applications for The Frances open, you must follow the instructions given at that time.
Does joining the interest list improve my chances?
Joining does not give application priority or guarantee an apartment. It provides a way to receive updates about the application process when details become available.
What documents will I need when applications open?
Affordable housing applications generally require photo identification for each adult, verification of all household income including wages and benefits, and information about bank accounts and other assets. Every adult who will live in the apartment takes part in the application. Gathering these ahead of time shortens the process.
Apartments and Amenities
What size apartments will The Frances offer?
One-, two- and three-bedroom homes are planned, ranging from 722 to 1,240 square feet. Detailed floor plan drawings will be shared as leasing approaches.
What features will the apartments include?
Planned features include a full kitchen, in-home washer and dryer, storage, and a private patio or balcony.
Will apartments have washers and dryers?
Yes. In-home washers and dryers are planned for the apartment homes.
What amenities will The Frances have?
Planned amenities include a pool, clubhouse, fitness center, coworking and meeting spaces, outdoor kitchen, playground, landscaped gathering areas, pet wash station and EV parking infrastructure. Features are subject to change during construction.
Will The Frances be pet friendly?
A pet wash station is planned. Pet policies, restrictions and any fees will be confirmed as leasing approaches.
Location and Management
Where is The Frances located?
The Frances is under construction at 2160 University Avenue, Rocklin, CA 95765, near Whitney Ranch, Jessup University, Sunset Boulevard and Highway 65. Please do not visit the active construction site.
What school district serves The Frances?
Rocklin is served by the Rocklin Unified School District. Attendance boundaries vary by address and change over time, so families should confirm assigned schools directly with the district.
Who is building and managing The Frances?
The Frances is being developed by USA Properties Fund, Inc. and will be managed by USA Multifamily Management, Inc., its wholly owned property management subsidiary.
I need affordable housing before fall 2028. What are my options?
Use the USA Properties Fund community search to explore other affordable communities in Placer County and the greater Sacramento region. Availability and waitlist status vary by community. Check each community’s current information directly.
Property Management
The Frances is developed by USA Properties Fund, Inc. and will be managed by USA Multifamily Management, Inc., its wholly owned property management subsidiary.
Interested?
Contact this community.
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