HomeCaliforniaEl Dorado County
El Dorado County, California: commercial real estate data.
El Dorado County, California had an estimated 192,823 residents on July 1, 2024, up 0.9 percent since the 2020 census base of 191,185, across 1,708 square miles. County output reached $11.56 bn in 2024, 5,005 establishments operate here, and the SBA record carries 310 7(a) approvals worth $177.6 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
El Dorado County
How many people live in El Dorado County
- Population, American Community Survey 2020-2024192,662
- Households76,185
- Average household size2.53
- Median household income$108,845
- Median age46.1
- Median gross rent$1,715 per month
- Median owner-occupied home value$679,900
- Home value to household income6.2 times
- Annual rent as a share of median income18.9 percent
- Adults 25 and over with a bachelor degree or higher40.0 percent
- Adults 25 and over with a graduate degree13.9 percent
- Adults 25 and over142,436
- Population under 1837,633
- Share under 1819.5 percent
- Population 65 and over45,254
- Share 65 and over23.5 percent
- Working age population, 18 to 64109,775
- Civilian labor force92,751
- Unemployment rate4.5 percent
- Labor force participation, adults 18 and over59.8 percent
- Rank by population among California counties29th of 58
- Rank by population among US county-equivalents, Puerto Rico included363rd of 3,222
El Dorado County is the 29th largest of 58 California counties by population. A median home costs 6.2 times median household income, which is severely unaffordable by national standards. Residents 65 and over outnumber those under 18, at 23.5 percent against 19.5 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.
El Dorado County
Is El Dorado County's population growing?
- Population, July 1, 2024192,823
- Census 2020 base population191,185
- Population change since the 2020 census base0.86 percent
- Population change, 2023 to 2024383
- Births, 20241,428
- Deaths, 20241,702
- Natural change, 2024-274
- Net domestic migration, 2024226
- Net international migration, 2024449
- Total net migration, 2024675
- Cumulative net domestic migration, 2021 to 20241,616
- Rank by growth among US county-equivalents1527th of 3,144
The county has grown 0.86 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.
El Dorado County
Where are people moving to El Dorado County from?
- Tax returns filed by households arriving6,182
- People arriving, from those returns11,018
- Tax returns filed by households leaving6,637
- Net household movement-455
- Adjusted gross income arriving$747.2 m
- Net adjusted gross income movement$59.6 m
- Average income of an arriving household$120,863
- Average income of a leaving household$103,603
- Largest single originSacramento County (1,805 households)
- Largest single destinationSacramento County (1,354 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Sacramento County | 1,805 | 3,350 | $194.7 m |
| Placer County | 402 | 727 | $45.1 m |
| Santa Clara County | 320 | 645 | $68.4 m |
| Contra Costa County | 269 | 555 | $45.6 m |
| Alameda County | 230 | 447 | $47.0 m |
| San Mateo County | 141 | 291 | $26.1 m |
| Los Angeles County | 128 | 210 | $11.7 m |
| Douglas County | 127 | 192 | $10.8 m |
Households arriving report $17,260 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.
El Dorado County
What is the El Dorado County economy?
- County GDP, 2024$11.56 bn
- County GDP, 2023$11.07 bn
- GDP change, 2023 to 20244.3 percent
- GDP change over five years37.2 percent
- Rank by GDP among the California areas BEA publishes32nd of 58
- Rank by GDP among the US county areas BEA publishes394th of 3,127
- GDP per resident$59,978
Output grew 4.3 percent in the latest year and 37.2 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.
El Dorado County
Employment by industry in El Dorado County
- Covered employment, annual average58,585
- Establishments reporting6,552
- Average annual pay$66,226
- Average weekly wage$1,274
- Health care and social assistance, employment7,975
- Health care and social assistance, average annual pay$65,855
- Accommodation and food services, employment7,596
- Accommodation and food services, average annual pay$33,337
- Retail trade, employment6,556
- Retail trade, average annual pay$40,997
- Construction, employment6,120
- Construction, average annual pay$79,852
- Administrative and support and waste management services, employment3,059
- Professional, scientific and technical services, employment2,785
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 7,975 | 1,748 | $65,855 |
| Accommodation and food services | 7,596 | 493 | $33,337 |
| Retail trade | 6,556 | 490 | $40,997 |
| Construction | 6,120 | 767 | $79,852 |
| Administrative and support and waste management services | 3,059 | 332 | $66,270 |
| Professional, scientific and technical services | 2,785 | 746 | $90,409 |
| Manufacturing | 2,726 | 199 | $68,789 |
| Finance and insurance | 2,269 | 226 | $142,027 |
Health care and social assistance is the largest private sector at 7,975 jobs, 13.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
El Dorado County
How many businesses are in El Dorado County?
- Establishments, all industries5,005
- Employment at those establishments49,522
- Annual payroll$3.03 bn
- Establishments per 1,000 residents26.0
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.
El Dorado County
Building permits in El Dorado County
- Housing units authorized by permit, 2024437
- Declared construction value permitted$216.1 m
- Single family units authorized435
- Multifamily units authorized2
- Multifamily share of units0.5 percent
- Average declared value per unit$494,411
- Units authorized per 1,000 households5.7
Single-family homes are 99.5 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
El Dorado County
SBA loans in El Dorado County (7(a) and 504)
- 7(a) approvals recorded310
- 7(a) gross approval dollars$177.6 m
- Average 7(a) approval$572,783
- Median 7(a) approval$250,000
- 10th percentile approval$31,080
- 90th percentile approval$1,500,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,859
- Jobs per approval9.2
- Distinct 7(a) lenders active68
- Distinct industries receiving approvals129
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer23.9 percent
- Loans on real estate terms74
- Loans on working capital terms, 120 months or shorter229
- Franchise loans31
- Franchise share of approvals10.0 percent
- Leading industry by approval countHotels (except Casino Hotels) and Motels (17)
- Most active lenderU.S. Bank, National Association (36)
- 504 approvals recorded106
- 504 gross approval dollars$103.8 m
- Average 504 approval$978,802
- Median 504 approval$587,500
- Distinct CDCs active13
- 504 jobs per approval9.4
- 504 jobs per million dollars approved9.6
- Most active CDCMortgage Capital Development Corporation (37)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$281.3 m
The average approval of $572,783 sits well above the median of $250,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 23.9 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
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.
El Dorado County
SBA loan default and charge-off rates in El Dorado County
Do SBA loans in El Dorado County get paid back?
- Loans with a final outcome recorded47
- Paid in full43
- Charged off4
- Charge-off rate on resolved loans8.5 percent
- Status: Cancelled37
- Status: Paid in full43
- Status: Exempt from disclosure213
- Status: Charged off4
- Status: Committed, not yet disbursed13
Of the 47 loans that have reached a final outcome, 8.5 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
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.
El Dorado County
SBA lending by place in El Dorado County
- Borrower cities with recorded lending21
- El Dorado Hills, approvals78
- South Lake Tahoe, approvals64
- Placerville, approvals62
- Cameron Park, approvals28
- Shingle Springs, approvals17
- Diamond Springs, approvals16
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| El Dorado Hills | 78 | $37,054,300 |
| South Lake Tahoe | 64 | $57,229,600 |
| Placerville | 62 | $25,547,000 |
| Cameron Park | 28 | $16,811,300 |
| Shingle Springs | 17 | $9,191,400 |
| Diamond Springs | 16 | $12,850,700 |
| Pollock Pines | 10 | $5,951,500 |
| Somerset | 7 | $2,150,600 |
| 13 other borrower cities | 28 | $10,776,300 |
El Dorado Hills accounts for 78 approvals against 64 in South Lake Tahoe. 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.
El Dorado County
How large is El Dorado County?
- Land area1,708 sq mi
- Rank by land area among California counties27th of 58
- Width, east to west68 mi
- Height, north to south39 mi
- Geographies sharing a boundary5
- Residents per square mile of land113
- Establishments per square mile2.93
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.
El Dorado County
Flood risk in El Dorado County
- Participation of the county's own NFIP community El Dorado County, unincorporated areasParticipating, community 060040
- Communities in the county in the NFIP Community Status Book3
- Of those, participating in the NFIP3
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in El Dorado 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 El Dorado County (community 060040), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places El Dorado 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 El Dorado 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 El Dorado County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024192,662
- Households76,185
- Average household size2.53
- Median household income$108,845
- Median age46.1
Common questions
El Dorado County questions, answered from the record.
How many people live in El Dorado County, California?
The Census Bureau estimates 192,823 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 192,662, in 76,185 households, ranking 29th of 58 California counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is El Dorado County's population growing?
The population has grown 0.86 percent since the 2020 census base of 191,185, to 192,823 on July 1, 2024. In 2024 there were 1,428 births against 1,702 deaths, with net migration of 675. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in El Dorado County?
$108,845. The median owner-occupied home is valued at $679,900, which is 6.2 times income, and median gross rent is $1,715 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in El Dorado County?
5,005 establishments, employing 49,522 people with an annual payroll of $3.03 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in El Dorado County?
Health care and social assistance is the largest private sector at 7,975 jobs, 13.6 percent of covered employment. Covered employment averages 58,585 jobs at an average annual pay of $66,226, or $1,274 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in El Dorado County?
310 7(a) approvals totaling $177.6 m since FY2020, across 68 lenders, with a median approval of $250,000, plus 106 504 approvals worth $103.8 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in El Dorado County get paid back?
Of the 47 loans that have reached a final outcome, 43 were paid in full and 4 charged off, a charge-off rate of 8.5 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in El Dorado County?
437 housing units were authorized by permit in 2024, with a declared construction value of $216.1 m. Multifamily was 0.5 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for El Dorado 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 El Dorado County come from?
The largest single origin is Sacramento County, with 1,805 households. Arriving households report an average income of $120,863 against $103,603 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for El Dorado 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 El Dorado 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.
El Dorado County
Cities and places in El Dorado.
15 Census places lie wholly or partly in El Dorado County. All 15 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 |
|---|---|---|---|---|
| El Dorado Hills | CDP | 51,026 | 78 | Wholly in this county |
| South Lake Tahoe | city | 21,269 | 64 | Wholly in this county |
| Cameron Park | CDP | 18,315 | 28 | Wholly in this county |
| Diamond Springs | CDP | 10,927 | 16 | Wholly in this county |
| Placerville | city | 10,762 | 62 | Wholly in this county |
| Pollock Pines | CDP | 6,212 | 10 | Wholly in this county |
| Shingle Springs | CDP | 3,801 | 17 | Wholly in this county |
| Auburn Lake Trails | CDP | 3,284 | None recorded | Wholly in this county |
| Georgetown | CDP | 2,403 | 2 | Wholly in this county |
| Camino | CDP | 2,079 | 5 | Wholly in this county |
| Meyers | CDP | 1,995 | None recorded | Wholly in this county |
| Grizzly Flats | CDP | 1,410 | None recorded | Wholly in this county |
| Tahoma | CDP | 873 | None recorded | 45.9 percent here, 54.1 percent Placer County |
| Coloma | CDP | 462 | 1 | Wholly in this county |
| Cold Springs | CDP | 449 | None recorded | Wholly in this county |
A further 27 of the county's 310 SBA 7(a) approvals are to borrowers in cities that match no Census place in El Dorado County, the largest being Somerset (7), Cool (6), Greenwood (4). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.
Nearby