HomeCaliforniaEl Dorado County
El Dorado County, California: commercial real estate data.
El Dorado County, California has a population of 192,662 across 1,708 square miles, up 0.9 percent since the 2020 census base. 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.
128 sourced county values · tier FULL · 12 sections
El Dorado County
How many people live in El Dorado County
- Population192,662
- 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-equivalents363rd
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 a stretched ownership market and usually shows up as rental demand. 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 storey product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
El Dorado County
Is El Dorado County growing
- Population change since the 2020 census base0.86 percent
- Census 2020 base population191,185
- 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
The county has grown 0.86 percent since the 2020 census base. Deaths exceeded births in 2024, so all of the growth came from people moving in. A market held up by migration alone 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 people moving to El Dorado County come from
- Tax returns filed by households arriving6,182
- People arriving, from those returns11,018
- Adjusted gross income arriving$747.2 m
- Net adjusted gross income movement$0
- Average income of an arriving household$120,863
- Largest single originEl Dorado County Non-migrants (74,318 households)
- Largest single destination (74,318 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| El Dorado County Non-migrants | 74,318 | 150,528 | $9.75 bn |
| Sacramento County | 1,805 | 3,350 | $194.7 m |
| Other flows - Different State | 1,034 | 1,732 | $114.5 m |
| Other flows - West | 427 | 664 | $32.6 m |
| Placer County | 402 | 727 | $45.1 m |
| Other flows - South | 341 | 642 | $31.1 m |
| Santa Clara County | 320 | 645 | $68.4 m |
| Contra Costa County | 269 | 555 | $45.6 m |
The largest single source of arrivals is El Dorado County Non-migrants, 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 the El Dorado County economy runs on
- 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 California counties32nd
- Rank by GDP among US county-equivalents394th
- 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
Who employs people in El Dorado County
- Covered employment, annual average58,585
- Establishments reporting6,552
- Average annual pay$66,226
- Average weekly wage$1,274
- Sector 62, employment7,975
- Sector 62, average annual pay$65,855
- Sector 72, employment7,596
- Sector 72, average annual pay$33,337
- Sector 44-45, employment6,556
- Sector 44-45, average annual pay$40,997
- Sector 23, employment6,120
- Sector 23, average annual pay$79,852
- Sector 56, employment3,059
- Sector 54, employment2,785
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 7,975 | 1,748 | $65,855 |
| Sector 72 | 7,596 | 493 | $33,337 |
| Sector 44-45 | 6,556 | 490 | $40,997 |
| Sector 23 | 6,120 | 767 | $79,852 |
| Sector 56 | 3,059 | 332 | $66,270 |
| Sector 54 | 2,785 | 746 | $90,409 |
| Sector 31-33 | 2,726 | 199 | $68,789 |
| Sector 52 | 2,269 | 226 | $142,027 |
The largest sector is the biggest private employer group at 7,975 jobs, 13.6 percent of covered employment. Average pay per job sits below median household income, so households here typically need more than one earner.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
El Dorado County
What businesses operate 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.
US Census Bureau, County Business Patterns, 2023.
El Dorado County
What is being built in El Dorado County
- Housing units authorised by permit, 2024437
- Declared construction value permitted$216.1 m
- Single family units authorised435
- Multifamily units authorised2
- Multifamily share of units0.5 percent
- Average declared value per unit$494,411
- Units authorised per 1,000 households5.7
Multifamily is 0.5 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
El Dorado County
How much SBA lending happens in El Dorado County
- 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$31,200
- 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$606,000
- Distinct CDCs active13
- 504 jobs per approval9.4
- 504 jobs per million dollars approved9.6
- Most active CDCMortgage Capital Development Corporation (37)
- 7(a) share of SBA approvals74.5 percent
- Combined SBA approval dollars$281.3 m
The average approval of $572,783 sits well above the median of $250,000, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually 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
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.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
El Dorado County
Which parts of El Dorado County get the lending
- Places in the county with recorded lending21
- EL DORADO HILLS, approvals78
- South Lake Tahoe, approvals64
- PLACERVILLE, approvals62
- CAMERON PARK, approvals28
- SHINGLE SPRINGS, approvals17
- Diamond Springs, approvals16
| Place | 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 |
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 big 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 boundary4
- 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
What hazards affect El Dorado County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book3
- Of those, participating in the NFIP3
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L.
US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001. FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
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.
- Population192,662
- 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?
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 growing?
The population has grown 0.86 percent since the 2020 census base. 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 there 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 the average wage in El Dorado County?
Average annual pay is $66,226, or $1,274 a week, across 58,585 covered jobs. 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 totalling $177.6 m since FY2020, across 68 lenders, with a median approval of $250,000, plus 106 504 approvals worth $103.8 m. 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.
What is being built in El Dorado County?
437 housing units were authorised 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 El Dorado County Non-migrants, with 74,318 households. Arriving households report an average income of $120,863 against null 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?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.