California · GEOID 06005

Amador County

2024 ACS 5-year estimates · population 41,428 · 19,019 housing units

Median household income

$88,044

State $102,676

Median home value

$449,800

State $795,381

Median gross rent

$1,421

State $2,063

Homeownership rate

80.4%

State 55.9%

Renter cost-burden rate

45.6%

≥30% of income

Owner cost-burden rate

33.1%

≥30% of income

Homeowner vacancy

1.0%

Of owner-occupied + for-sale units

Rental vacancy

3.0%

Of renter-occupied + for-rent units

Overall vacancy

15.4%

All housing units

Price-to-income ratio

5.11

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Amador County	California
Population	41,428	39,287,377
Population density (per sq. mi.)	69.68	—
Median household income	$88,044	$102,676
HUD Area Median Income (4-person, 100%)	$110,500	—
Households	16,091	—
Average household size	2.35 people	—
Owner-occupied	80.4%	55.9%
Renter-occupied	19.6%	44.1%
Race	76.1% White · 2.0% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Amador County compared with California.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

22.4% hold a bachelor's degree or higher (state: 37.1%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	27.7%	$77,352	$1,934	$256,911
1 earner	27.8%	$92,569	$2,314	$313,554
2 earners	35.4%	$138,438	$3,461	$484,294
3+ earners	9.2%	$182,039	$4,551	$646,591

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

16,091

Average size: 2.35 people

Households with children

3,137

19.5% of households

Per-capita income

$44,320

Poverty rate: 9.0%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

80.4% owner-occupied vs. state average 55.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 86.0% · Missing middle (2–19 units) 4.8%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

41.1% built before 1980 · Median structure age 1,984.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $449,800.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $1,421.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 2,928 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 4.5% · For rent 3.4% · Seasonal 66.0% · Other 18.4%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

15.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 84.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

10.2%

1,933 units of 19,019 total

⚑ Above the 10% threshold — meaningful pressure on year-round residents from second-home / short-term-rental demand.

"Other vacant" share of all housing

2.8%

538 units of 19,019 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$70,435

100% MHI$88,044

120% MHI$105,653

County-wide median from ACS 5-year estimates. A household at 100% MHI in Amador County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$61,900	$70,750	$88,400
100% AMI	$77,350	$88,400	$110,500
120% AMI	$92,800	$106,100	$132,600

HUD FMR Area: Amador County, CA. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

45.6% of renter households spend ≥30% of income on rent (17.3% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

33.1% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Amador County.

Covered employment

11,182

Across 15 sectors

Establishments

1,143

QCEW 2024

Avg annual pay (workforce)

$56,751

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 92 Public administration NAICS 92	2,857	$74,489	$246,254	−$203,546	$1,862
NAICS 72 Accommodation and food services NAICS 72	1,743	$36,276	$104,012	−$345,788	$907
NAICS 62 Health care and social assistance NAICS 62	1,671	$66,555	$216,721	−$233,079	$1,664
NAICS 44-45 Retail trade NAICS 44-45	1,436	$36,770	$105,851	−$343,949	$919
NAICS 31-33 Manufacturing NAICS 31-33	770	$52,688	$165,103	−$284,697	$1,317
NAICS 61 Educational services NAICS 61	710	$55,818	$176,754	−$273,046	$1,395
NAICS 23 Construction NAICS 23	520	$62,333	$201,005	−$248,795	$1,558
NAICS 71 Arts, entertainment, and recreation NAICS 71	395	$46,102	$140,588	−$309,212	$1,153
NAICS 81 Other services (except public administration) NAICS 81	374	$48,630	$149,998	−$299,802	$1,216
NAICS 48-49 Transportation and warehousing NAICS 48-49	222	$54,370	$171,364	−$278,436	$1,359
NAICS 52 Finance and insurance NAICS 52	191	$73,505	$242,591	−$207,209	$1,838
NAICS 51 Information NAICS 51	166	$72,437	$238,616	−$211,184	$1,811
NAICS 53 Real estate and rental and leasing NAICS 53	68	$39,055	$114,356	−$335,444	$976
NAICS 22 Utilities NAICS 22	57	$81,098	$270,855	−$178,945	$2,027
NAICS 99 Unclassified NAICS 99	2	$54,615	$172,276	−$277,524	$1,365

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 922 Justice, public order, and safety activities NAICS 922	1,898	$72,122	$237,443	−$212,357	$1,803
NAICS 722 Food services and drinking places NAICS 722	906	$25,476	$63,811	−$385,989	$637
NAICS 721 Accommodation NAICS 721	836	$48,025	$147,746	−$302,054	$1,201
NAICS 921 Executive, legislative, and other general government support NAICS 921	716	$79,123	$263,503	−$186,297	$1,978
NAICS 611 Educational services NAICS 611	710	$55,818	$176,754	−$273,046	$1,395
NAICS 624 Social assistance NAICS 624	578	$29,663	$79,396	−$370,404	$742
NAICS 445 Food and beverage retailers NAICS 445	503	$38,918	$113,847	−$335,953	$973
NAICS 621 Ambulatory health care services NAICS 621	428	$82,182	$274,890	−$174,910	$2,055
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	392	$46,143	$140,740	−$309,060	$1,154
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	363	$47,417	$145,483	−$304,317	$1,185
NAICS 238 Specialty trade contractors NAICS 238	251	$56,220	$178,250	−$271,550	$1,406
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	248	$32,138	$88,609	−$361,191	$803
NAICS 455 General merchandise retailers NAICS 455	225	$34,854	$98,719	−$351,081	$871
NAICS 924 Administration of environmental quality programs NAICS 924	211	$80,263	$267,747	−$182,053	$2,007
NAICS 236 Construction of buildings NAICS 236	185	$64,642	$209,600	−$240,200	$1,616
NAICS 811 Repair and maintenance NAICS 811	161	$58,340	$186,142	−$263,658	$1,459
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	139	$28,850	$76,370	−$373,430	$721
NAICS 115 Support activities for agriculture and forestry NAICS 115	113	$31,486	$86,182	−$363,618	$787
NAICS 517 Telecommunications NAICS 517	110	$77,127	$256,073	−$193,727	$1,928
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	109	$47,731	$146,651	−$303,149	$1,193
NAICS 524 Insurance carriers and related activities NAICS 524	102	$73,232	$241,575	−$208,225	$1,831
NAICS 457 Gasoline stations and fuel dealers NAICS 457	95	$36,314	$104,154	−$345,646	$908
NAICS 812 Personal and laundry services NAICS 812	92	$34,906	$98,912	−$350,888	$873
NAICS 237 Heavy and civil engineering construction NAICS 237	84	$75,516	$250,077	−$199,723	$1,888
NAICS 441 Motor vehicle and parts dealers NAICS 441	81	$47,208	$144,705	−$305,095	$1,180
NAICS 522 Credit intermediation and related activities NAICS 522	65	$58,137	$185,386	−$264,414	$1,453
NAICS 111 Crop production NAICS 111	63	$41,742	$124,358	−$325,442	$1,044
NAICS 456 Health and personal care retailers NAICS 456	63	$40,707	$120,506	−$329,294	$1,018
NAICS 334 Computer and electronic product manufacturing NAICS 334	60	$58,950	$188,412	−$261,388	$1,474
NAICS 332 Fabricated metal product manufacturing NAICS 332	59	$76,123	$252,336	−$197,464	$1,903
NAICS 484 Truck transportation NAICS 484	58	$60,080	$192,619	−$257,181	$1,502
NAICS 221 Utilities NAICS 221	57	$81,098	$270,855	−$178,945	$2,027
NAICS 491 Postal service NAICS 491	54	$66,664	$217,127	−$232,673	$1,667
NAICS 423 Merchant wholesalers, durable goods NAICS 423	45	$75,760	$250,985	−$198,815	$1,894
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	44	$51,811	$161,839	−$287,961	$1,295
NAICS 485 Transit and ground passenger transportation NAICS 485	38	$48,397	$149,131	−$300,669	$1,210
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	38	$33,843	$94,956	−$354,844	$846
NAICS 112 Animal production and aquaculture NAICS 112	35	$34,144	$96,076	−$353,724	$854
NAICS 923 Administration of human resource programs NAICS 923	23	$79,300	$264,162	−$185,638	$1,983
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	23	$121,340	$420,649	−$29,151	$3,034
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	15	$23,386	$56,031	−$393,769	$585
NAICS 814 Private households NAICS 814	12	$31,721	$87,057	−$362,743	$793
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	10	$36,758	$105,806	−$343,994	$919
NAICS 926 Administration of economic programs NAICS 926	9	$57,340	$182,419	−$267,381	$1,434
NAICS 339 Miscellaneous manufacturing NAICS 339	9	$63,083	$203,797	−$246,003	$1,577
NAICS 999 Unclassified NAICS 999	2	$54,615	$172,276	−$277,524	$1,365

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Cashiers SOC 41-2011	2,040	—	—	$18.96	$39,430	$115,752	$986
Fast Food and Counter Workers SOC 35-3023	1,660	—	—	$19.28	$40,110	$118,284	$1,003
Waiters and Waitresses SOC 35-3031	1,390	—	—	$19.98	$41,560	$123,681	$1,039
Retail Salespersons SOC 41-2031	1,370	—	—	$20.26	$42,140	$125,840	$1,054
Tellers SOC 43-3071	90	—	—	$20.36	$42,340	$126,584	$1,059
Childcare Workers SOC 39-9011	200	—	—	$20.57	$42,790	$128,259	$1,070
Janitors and Cleaners SOC 37-2011	940	—	—	$21.17	$44,030	$132,875	$1,101
Home Health and Personal Care Aides SOC 31-1131	330	—	—	$24.00	$49,930	$154,837	$1,248
Office Clerks, General SOC 43-9061	1,120	—	—	$24.10	$50,130	$155,581	$1,253
Maintenance and Repair Workers, General SOC 49-9071	1,090	—	—	$26.45	$55,020	$173,784	$1,376
Paramedics SOC 29-2043	60	—	—	$29.07	$60,470	$194,070	$1,512
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	380	—	—	$29.34	$61,030	$196,155	$1,526
Construction Laborers SOC 47-2061	540	—	—	$30.87	$64,210	$207,992	$1,605
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	200	—	—	$35.84	$74,540	$246,444	$1,864
Carpenters SOC 47-2031	400	—	—	$38.44	$79,950	$266,582	$1,999
Electricians SOC 47-2111	270	—	—	$38.70	$80,500	$268,629	$2,013
Elementary School Teachers, Except Special Education SOC 25-2021	860	—	—	—	$88,290	$297,626	$2,207
Police and Sheriff's Patrol Officers SOC 33-3051	440	—	—	$50.90	$105,860	$363,027	$2,647
Registered Nurses SOC 29-1141	1,290	—	—	$65.74	$136,730	$477,936	$3,418

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 06005 · pulled from Full Housing Data Table.xlsx.