HomeCaliforniaAmador County
Amador County, California: commercial real estate data.
Amador County, California had an estimated 42,026 residents on July 1, 2024, up 3.8 percent since the 2020 census base of 40,497, across 595 square miles. County output reached $2.11 bn in 2024, 868 establishments operate here, and the SBA record carries 33 7(a) approvals worth $39.7 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Amador County
How many people live in Amador County
- Population, American Community Survey 2020-202441,428
- Households16,091
- Average household size2.57
- Median household income$88,044
- Median age49.7
- Median gross rent$1,421 per month
- Median owner-occupied home value$449,800
- Home value to household income5.1 times
- Annual rent as a share of median income19.4 percent
- Adults 25 and over with a bachelor degree or higher22.4 percent
- Adults 25 and over with a graduate degree7.2 percent
- Adults 25 and over32,875
- Population under 186,389
- Share under 1815.4 percent
- Population 65 and over11,423
- Share 65 and over27.6 percent
- Working age population, 18 to 6423,616
- Civilian labor force17,257
- Unemployment rate5.4 percent
- Labor force participation, adults 18 and over49.3 percent
- Rank by population among California counties46th of 58
- Rank by population among US county-equivalents, Puerto Rico included1179th of 3,222
Amador County is the 46th largest of 58 California counties by population. A median home costs 5.1 times median household income, which is severely unaffordable by national standards. Residents 65 and over outnumber those under 18, at 27.6 percent against 15.4 percent, which points demand at health care, services and single story product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Amador County
Is Amador County's population growing?
- Population, July 1, 202442,026
- Census 2020 base population40,497
- Population change since the 2020 census base3.78 percent
- Population change, 2023 to 2024228
- Births, 2024308
- Deaths, 2024533
- Natural change, 2024-225
- Net domestic migration, 2024387
- Net international migration, 202465
- Total net migration, 2024452
- Cumulative net domestic migration, 2021 to 20242,225
- Rank by growth among US county-equivalents729th of 3,144
The county has grown 3.78 percent since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Amador County
Where are people moving to Amador County from?
- Tax returns filed by households arriving1,480
- People arriving, from those returns2,530
- Tax returns filed by households leaving1,159
- Net household movement321
- Adjusted gross income arriving$121.7 m
- Net adjusted gross income movement$51.6 m
- Average income of an arriving household$82,257
- Average income of a leaving household$60,494
- Largest single originSacramento County (351 households)
- Largest single destinationSacramento County (166 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Sacramento County | 351 | 657 | $31.5 m |
| San Joaquin County | 130 | 234 | $7.5 m |
| El Dorado County | 116 | 205 | $9.9 m |
| Calaveras County | 99 | 174 | $5.7 m |
| Contra Costa County | 63 | 114 | $7.9 m |
| Santa Clara County | 56 | 101 | $6.0 m |
| Alameda County | 51 | 87 | $7.1 m |
| Los Angeles County | 36 | 44 | $1.9 m |
Households arriving report $21,763 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Sacramento County, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Amador County
What is the Amador County economy?
- County GDP, 2024$2.11 bn
- County GDP, 2023$2.08 bn
- GDP change, 2023 to 20241.7 percent
- GDP change over five years24.4 percent
- Rank by GDP among the California areas BEA publishes45th of 58
- Rank by GDP among the US county areas BEA publishes1228th of 3,127
- GDP per resident$50,988
Output grew 1.7 percent in the latest year and 24.4 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Amador County
Employment by industry in Amador County
- Covered employment, annual average12,492
- Establishments reporting1,348
- Average annual pay$58,581
- Average weekly wage$1,127
- Health care and social assistance, employment1,634
- Health care and social assistance, average annual pay$66,480
- Retail trade, employment1,436
- Retail trade, average annual pay$36,770
- Accommodation and food services, employment1,121
- Accommodation and food services, average annual pay$26,950
- Manufacturing, employment770
- Manufacturing, average annual pay$52,694
- Construction, employment497
- Other services, except public administration, employment327
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 1,634 | 415 | $66,480 |
| Retail trade | 1,436 | 122 | $36,770 |
| Accommodation and food services | 1,121 | 102 | $26,950 |
| Manufacturing | 770 | 69 | $52,694 |
| Construction | 497 | 106 | $61,614 |
| Other services, except public administration | 327 | 73 | $49,086 |
| Finance and insurance | 191 | 42 | $73,505 |
| Information | 156 | 13 | $74,844 |
Health care and social assistance is the largest private sector at 1,634 jobs, 13.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Amador County
How many businesses are in Amador County?
- Establishments, all industries868
- Employment at those establishments7,776
- Annual payroll$398.1 m
- Establishments per 1,000 residents21.0
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Amador County
Building permits in Amador County
- Housing units authorized by permit, 202457
- Declared construction value permitted$16.9 m
- Single family units authorized57
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$297,095
- Units authorized per 1,000 households3.5
Single-family homes are 100.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Amador County
SBA loans in Amador County (7(a) and 504)
- 7(a) approvals recorded33
- 7(a) gross approval dollars$39.7 m
- Average 7(a) approval$1,204,461
- Median 7(a) approval$562,500
- 10th percentile approval$55,000
- 90th percentile approval$3,124,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)389
- Jobs per approval11.8
- Distinct 7(a) lenders active20
- Distinct industries receiving approvals25
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer45.5 percent
- Loans on real estate terms15
- Loans on working capital terms, 120 months or shorter17
- Franchise loans7
- Franchise share of approvals21.2 percent
- 504 approvals recorded18
- 504 gross approval dollars$5.9 m
- Average 504 approval$326,944
- Median 504 approval$260,000
- Distinct CDCs active6
- 504 jobs per approval5.4
- 504 jobs per million dollars approved16.5
- Most active CDCGreater Sacramento Certified Development Corporation (6)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$45.6 m
The average approval of $1,204,461 sits well above the median of $562,500, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. 45.5 percent of approvals run on real estate terms of 240 months or more, so this is a market where SBA credit is buying buildings, not just funding operations.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Amador County
SBA loan default and charge-off rates in Amador County
Do SBA loans in Amador County get paid back?
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Cancelled5
- Status: Exempt from disclosure24
- Status: Paid in full3
- Status: Committed, not yet disbursed1
Only 3 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Amador County
SBA lending by place in Amador County
- Borrower cities with recorded lending8
- Jackson, approvals12
- Sutter Creek, approvals5
- Ione, approvals5
- Plymouth, approvals3
- Pine Grove, approvals3
- Pioneer, approvals2
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Jackson | 12 | $17,395,200 |
| Sutter Creek | 5 | $10,442,300 |
| Ione | 5 | $2,494,700 |
| Plymouth | 3 | $4,140,000 |
| Pine Grove | 3 | $1,762,500 |
| Pioneer | 2 | $1,900,000 |
| Volcano | 2 | $1,050,000 |
| Amador City | 1 | $562,500 |
Jackson accounts for 12 approvals against 5 in Sutter Creek. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Amador County
How large is Amador County?
- Land area595 sq mi
- Rank by land area among California counties54th of 58
- Width, east to west51.7 mi
- Height, north to south33.7 mi
- Geographies sharing a boundary5
- Residents per square mile of land70
- Establishments per square mile1.46
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Amador County
Flood risk in Amador County
- Participation of the county's own NFIP community Amador County, unincorporated areasParticipating, community 060015
- Communities in the county in the NFIP Community Status Book5
- Of those, participating in the NFIP5
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Amador County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The county's own community in the status book, unincorporated Amador County (community 060015), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Amador County in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 100.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
Feasibility studies
When a Amador County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Amador County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202441,428
- Households16,091
- Average household size2.57
- Median household income$88,044
- Median age49.7
Common questions
Amador County questions, answered from the record.
How many people live in Amador County, California?
The Census Bureau estimates 42,026 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 41,428, in 16,091 households, ranking 46th of 58 California counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Amador County's population growing?
The population has grown 3.78 percent since the 2020 census base of 40,497, to 42,026 on July 1, 2024. In 2024 there were 308 births against 533 deaths, with net migration of 452. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Amador County?
$88,044. The median owner-occupied home is valued at $449,800, which is 5.1 times income, and median gross rent is $1,421 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Amador County?
868 establishments, employing 7,776 people with an annual payroll of $398.1 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Amador County?
Health care and social assistance is the largest private sector at 1,634 jobs, 13.1 percent of covered employment. Covered employment averages 12,492 jobs at an average annual pay of $58,581, or $1,127 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Amador County?
33 7(a) approvals totaling $39.7 m since FY2020, across 20 lenders, with a median approval of $562,500, plus 18 504 approvals worth $5.9 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Amador County?
57 housing units were authorized by permit in 2024, with a declared construction value of $16.9 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Amador County?
Zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Amador County come from?
The largest single origin is Sacramento County, with 351 households. Arriving households report an average income of $82,257 against $60,494 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Amador County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Amador County?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Amador County
Cities and places in Amador.
20 Census places lie wholly or partly in Amador County. All 20 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Ione | city | 9,156 | 5 | Wholly in this county |
| Jackson | city | 5,048 | 12 | Wholly in this county |
| Buckhorn | CDP | 3,504 | None recorded | Wholly in this county |
| Pine Grove | CDP | 3,040 | 3 | Wholly in this county |
| Sutter Creek | city | 2,702 | 5 | Wholly in this county |
| Camanche Village | CDP | 2,291 | None recorded | Wholly in this county |
| Pioneer | CDP | 1,155 | 2 | Wholly in this county |
| Red Corral | CDP | 1,096 | None recorded | Wholly in this county |
| Plymouth | city | 1,056 | 3 | Wholly in this county |
| Amador Pines | CDP | 890 | None recorded | Wholly in this county |
| Camanche North Shore | CDP | 824 | None recorded | Wholly in this county |
| Lockwood | CDP | 730 | None recorded | Wholly in this county |
| Buena Vista | CDP | 493 | None recorded | Wholly in this county |
| River Pines | CDP | 374 | None recorded | Wholly in this county |
| Fiddletown | CDP | 223 | None recorded | Wholly in this county |
| Kirkwood | CDP | 218 | None recorded | 35.7 percent here, 64.3 percent Alpine County |
| Martell | CDP | 180 | None recorded | Wholly in this county |
| Volcano | CDP | 177 | 2 | Wholly in this county |
| Amador City | city | 174 | 1 | Wholly in this county |
| Drytown | CDP | 147 | None recorded | Wholly in this county |
Nearby