California · GEOID 06109

Tuolumne County

2024 ACS 5-year estimates · population 54,498 · 31,589 housing units

Median household income

$77,404

State $102,676

Median home value

$433,200

State $795,381

Median gross rent

$1,302

State $2,063

Homeownership rate

73.9%

State 55.9%

Renter cost-burden rate

59.3%

≥30% of income

Owner cost-burden rate

36.7%

≥30% of income

Homeowner vacancy

1.8%

Of owner-occupied + for-sale units

Rental vacancy

5.7%

Of renter-occupied + for-rent units

Overall vacancy

28.2%

All housing units

Price-to-income ratio

5.60

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Tuolumne County	California
Population	54,498	39,287,377
Population density (per sq. mi.)	24.54	—
Median household income	$77,404	$102,676
HUD Area Median Income (4-person, 100%)	$102,200	—
Households	22,690	—
Average household size	2.25 people	—
Owner-occupied	73.9%	55.9%
Renter-occupied	26.1%	44.1%
Race	80.5% 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

Tuolumne County compared with California.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

24.6% 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	25.6%	$72,730	$1,818	$239,706
1 earner	33.9%	$76,250	$1,906	$252,809
2 earners	32.4%	$130,270	$3,257	$453,890
3+ earners	8.1%	$155,231	$3,881	$546,803

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

22,690

Average size: 2.25 people

Households with children

4,322

19.0% of households

Per-capita income

$44,142

Poverty rate: 12.5%

Section 2

Residential Market Analysis

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

Tenure

73.9% owner-occupied vs. state average 55.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 82.4% · Missing middle (2–19 units) 6.3%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

48.3% built before 1980 · Median structure age 1,980.00 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: $433,200.

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: $1,302.

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 8,899 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 3.4% · For rent 4.1% · Seasonal 82.5% · Other 8.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

9.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 91.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

23.2%

7,344 units of 31,589 total

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

"Other vacant" share of all housing

2.3%

734 units of 31,589 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$61,923

100% MHI$77,404

120% MHI$92,885

County-wide median from ACS 5-year estimates. A household at 100% MHI in Tuolumne 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	$57,250	$65,400	$81,750
100% AMI	$71,540	$81,760	$102,200
120% AMI	$85,850	$98,100	$122,650

HUD FMR Area: Tuolumne 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

59.3% of renter households spend ≥30% of income on rent (28.1% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

36.7% 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 Tuolumne County.

Covered employment

17,658

Across 18 sectors

Establishments

1,775

QCEW 2024

Avg annual pay (workforce)

$58,247

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 62 Health care and social assistance NAICS 62	2,976	$68,238	$222,985	−$210,215	$1,706
NAICS 92 Public administration NAICS 92	2,973	$75,448	$249,824	−$183,376	$1,886
NAICS 44-45 Retail trade NAICS 44-45	2,374	$42,827	$128,397	−$304,803	$1,071
NAICS 72 Accommodation and food services NAICS 72	2,193	$31,738	$87,120	−$346,080	$793
NAICS 71 Arts, entertainment, and recreation NAICS 71	1,636	$45,223	$137,316	−$295,884	$1,131
NAICS 61 Educational services NAICS 61	1,344	$57,210	$181,936	−$251,264	$1,430
NAICS 23 Construction NAICS 23	961	$74,575	$246,574	−$186,626	$1,864
NAICS 31-33 Manufacturing NAICS 31-33	782	$70,431	$231,149	−$202,051	$1,761
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	630	$55,759	$176,534	−$256,666	$1,394
NAICS 81 Other services (except public administration) NAICS 81	463	$40,615	$120,163	−$313,037	$1,015
NAICS 52 Finance and insurance NAICS 52	214	$70,521	$231,484	−$201,716	$1,763
NAICS 53 Real estate and rental and leasing NAICS 53	209	$48,786	$150,579	−$282,621	$1,220
NAICS 48-49 Transportation and warehousing NAICS 48-49	206	$64,914	$210,612	−$222,588	$1,623
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	176	$75,090	$248,491	−$184,709	$1,877
NAICS 22 Utilities NAICS 22	159	$122,647	$425,514	−$7,686	$3,066
NAICS 42 Wholesale trade NAICS 42	142	$69,564	$227,921	−$205,279	$1,739
NAICS 51 Information NAICS 51	136	$68,576	$224,244	−$208,956	$1,714
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	84	$92,062	$311,666	−$121,534	$2,302

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 922 Justice, public order, and safety activities NAICS 922	1,530	$75,830	$251,245	−$181,955	$1,896
NAICS 722 Food services and drinking places NAICS 722	1,419	$27,392	$70,943	−$362,257	$685
NAICS 611 Educational services NAICS 611	1,344	$57,210	$181,936	−$251,264	$1,430
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	1,130	$50,970	$158,708	−$274,492	$1,274
NAICS 621 Ambulatory health care services NAICS 621	1,043	$88,278	$297,581	−$135,619	$2,207
NAICS 721 Accommodation NAICS 721	775	$39,655	$116,590	−$316,610	$991
NAICS 624 Social assistance NAICS 624	751	$23,317	$55,774	−$377,426	$583
NAICS 455 General merchandise retailers NAICS 455	572	$31,589	$86,565	−$346,635	$790
NAICS 921 Executive, legislative, and other general government support NAICS 921	553	$72,240	$237,882	−$195,318	$1,806
NAICS 238 Specialty trade contractors NAICS 238	542	$67,819	$221,426	−$211,774	$1,695
NAICS 561 Administrative and support services NAICS 561	542	$54,857	$173,177	−$260,023	$1,371
NAICS 445 Food and beverage retailers NAICS 445	514	$38,051	$110,619	−$322,581	$951
NAICS 924 Administration of environmental quality programs NAICS 924	463	$87,695	$295,411	−$137,789	$2,192
NAICS 923 Administration of human resource programs NAICS 923	402	$63,471	$205,241	−$227,959	$1,587
NAICS 441 Motor vehicle and parts dealers NAICS 441	374	$65,009	$210,966	−$222,234	$1,625
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	354	$47,602	$146,171	−$287,029	$1,190
NAICS 457 Gasoline stations and fuel dealers NAICS 457	223	$46,401	$141,701	−$291,499	$1,160
NAICS 237 Heavy and civil engineering construction NAICS 237	210	$103,637	$354,753	−$78,447	$2,591
NAICS 236 Construction of buildings NAICS 236	208	$63,197	$204,221	−$228,979	$1,580
NAICS 811 Repair and maintenance NAICS 811	205	$48,805	$150,649	−$282,551	$1,220
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	183	$36,989	$106,666	−$326,534	$925
NAICS 531 Real estate NAICS 531	171	$46,840	$143,335	−$289,865	$1,171
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	164	$28,960	$76,779	−$356,421	$724
NAICS 221 Utilities NAICS 221	159	$122,647	$425,514	−$7,686	$3,066
NAICS 311 Food manufacturing NAICS 311	126	$51,596	$161,038	−$272,162	$1,290
NAICS 524 Insurance carriers and related activities NAICS 524	96	$69,242	$226,723	−$206,477	$1,731
NAICS 522 Credit intermediation and related activities NAICS 522	89	$66,776	$217,543	−$215,657	$1,669
NAICS 562 Waste management and remediation services NAICS 562	88	$61,310	$197,197	−$236,003	$1,533
NAICS 491 Postal service NAICS 491	85	$67,111	$218,790	−$214,410	$1,678
NAICS 212 Mining (except oil and gas) NAICS 212	84	$92,062	$311,666	−$121,534	$2,302
NAICS 456 Health and personal care retailers NAICS 456	82	$46,459	$141,917	−$291,283	$1,161
NAICS 113 Forestry and logging NAICS 113	80	$85,922	$288,811	−$144,389	$2,148
NAICS 423 Merchant wholesalers, durable goods NAICS 423	73	$76,214	$252,675	−$180,525	$1,905
NAICS 115 Support activities for agriculture and forestry NAICS 115	70	$76,543	$253,900	−$179,300	$1,914
NAICS 334 Computer and electronic product manufacturing NAICS 334	67	$103,183	$353,063	−$80,137	$2,580
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	62	$63,508	$205,379	−$227,821	$1,588
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	59	$53,430	$167,865	−$265,335	$1,336
NAICS 812 Personal and laundry services NAICS 812	58	$28,839	$76,329	−$356,871	$721
NAICS 517 Telecommunications NAICS 517	49	$76,317	$253,058	−$180,142	$1,908
NAICS 532 Rental and leasing services NAICS 532	38	$57,543	$183,175	−$250,025	$1,439
NAICS 339 Miscellaneous manufacturing NAICS 339	34	$31,703	$86,990	−$346,210	$793
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	31	$26,454	$67,451	−$365,749	$661
NAICS 484 Truck transportation NAICS 484	29	$48,425	$149,235	−$283,965	$1,211
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	29	$86,248	$290,025	−$143,175	$2,156
NAICS 926 Administration of economic programs NAICS 926	26	$85,421	$286,946	−$146,254	$2,136
NAICS 488 Support activities for transportation NAICS 488	24	$74,420	$245,997	−$187,203	$1,861
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	24	$20,223	$44,257	−$388,943	$506
NAICS 485 Transit and ground passenger transportation NAICS 485	20	$42,049	$125,501	−$307,699	$1,051
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	17	$31,594	$86,584	−$346,616	$790
NAICS 814 Private households NAICS 814	17	$21,064	$47,388	−$385,812	$527
NAICS 493 Warehousing and storage NAICS 493	13	$56,705	$180,056	−$253,144	$1,418
NAICS 333 Machinery manufacturing NAICS 333	13	$103,847	$355,534	−$77,666	$2,596
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	9	$20,779	$46,327	−$386,873	$519
NAICS 425 Wholesale trade agents and brokers NAICS 425	7	$53,861	$169,469	−$263,731	$1,347

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: 06109 · pulled from Full Housing Data Table.xlsx.