Housing decision brief
Tuolumne County, CA Housing Market
Tuolumne County screens as a below-state purchase price, below-state rent, a manageable tax-rate signal market. Use the page as a decision brief, not just a price lookup, because local income, taxes, and data confidence change how affordable the county really is.
24th lowest home value out of 58 California counties with data | 17th lowest rent out of 57
Median home value
$406,200
Purchase-price signal from Census ACS.
Median rent
$1,247/mo
Gross rent, including utilities where reported.
Monthly owner cost
$1,628/mo
Owner costs before individual loan terms.
Decision snapshot
Read this county in four signals.
Buy screen
5.6x
Median home value divided by local household income.
Rent burden
34.0%
At or above the 30% burden threshold.
Rent vs own
$381/mo
Median rent screens below owner cost.
Data confidence
1 note
Crime coverage is partial, so safety comparisons need source context.
What Works
Lower purchase price
$406,200 median home value is 11% below California county median
Lower rent
$1,247/mo is 18% below California county median
What to Check
Lower income base
$72,259 median income is 10% below California county median
Water quality cross-check
Water quality grade is F. Review water data before treating housing cost as the full story.
Crime data coverage
Crime data coverage is partial. Treat zero or low crime rates as incomplete until you check the source coverage.
Best Fit For
- Remote earners or cash buyers looking below the state price line
Poor Fit For
- Households dependent on a deep local wage market
- Buyers who will not investigate local water systems before moving
- Anyone treating reported crime rates as complete without source context
County vs State vs National
The county number only matters after you see the benchmark. These comparisons show where Tuolumne County is genuinely cheap, where it is average, and where the hidden cost may be.
| Metric | County | State | U.S. | Signal |
|---|---|---|---|---|
Median home value Lower usually helps affordability. | $406,200 | $453,950 | $281,900 | 11% favorable11% below California county median |
Median gross rent Lower usually helps affordability. | $1,247 | $1,528 | $1,163 | 18% favorable18% below California county median |
Monthly owner cost Lower usually helps affordability. | $1,628 | $1,640 | $1,672 | Near state median1% below California county median |
Median household income | $72,259 | $80,702 | $74,755 | 10% pressure10% below California county median |
Effective property-tax rate Lower usually helps affordability. | 0.67% | 1.00% | 1.02% | 33% favorable33% below California county median |
Rent burden Lower usually helps affordability. | 34.00% | 32.00% | N/A | 6% pressure34.00% of renter income goes to rent. |
Income Fit
A low price only helps if local income can carry the monthly cost. This panel compares the county income base with rent and owner-cost thresholds.
Rent cushion
+$22,379
Median income minus rent threshold.
Owner cushion
+$2,488
Median income minus owner-cost threshold.
Affordability Advisory
This turns the raw housing numbers into income and buy-versus-rent screens.
Affordability verdict
For renters in Tuolumne County, the market is affordable. Expect to pay around $1,247/month in gross rent, with 34.0% of renter households considered cost-burdened.
Rent vs own
The median rent in Tuolumne County is $1,247/month, while owner costs run $1,628/month. Renting saves approximately $381/month.
Income needed
To afford the median rent without exceeding 30% of gross income, a household needs to earn approximately $49,880/year. For owner costs at the 28% rule, the required income is roughly $69,771/year. With a median household income of $72,259, most households can comfortably afford rent here. Notably, 34.0% of renter households in Tuolumne County are cost-burdened, spending more than 30% of income on housing.
Regional context
Within California, Tuolumne County is less affordable than Fresno County by roughly 4% ($1,247/mo vs $1,300/mo).
Better Counties to Compare
Similar counties are matched on home value, rent, income, and state context. This is more useful than a simple nearest-price list.
| County | Home Value | Rent | Why compare |
|---|---|---|---|
| Yuba County, CA | $380,000 | $1,209/mo | Same-state comparison near $380,000 home value and $1,209/mo rent. |
| Sutter County, CA | $399,400 | $1,364/mo | Same-state comparison near $399,400 home value and $1,364/mo rent. |
| Butte County, CA | $408,700 | $1,369/mo | Same-state comparison near $408,700 home value and $1,369/mo rent. |
| Fresno County, CA | $362,600 | $1,300/mo | Same-state comparison near $362,600 home value and $1,300/mo rent. |
| Shasta County, CA | $347,200 | $1,267/mo | Same-state comparison near $347,200 home value and $1,267/mo rent. |
Data Confidence
- Crime coverage is partial, so safety comparisons need source context.
Next Checks
Housing Questions for Tuolumne County
Is Tuolumne County affordable for buying a home?
Is renting or owning cheaper in Tuolumne County?
How much income do you need for housing in Tuolumne County?
What should I double-check before moving to Tuolumne County?
Data: U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2019-2023) — Informational only. Not financial or legal advice.