El Dorado County, CA Homes for Sale & Real Estate

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

El Dorado County stretches from the edge of the Sacramento suburbs at El Dorado Hills, east along Highway 50 through Cameron Park, Shingle Springs and Placerville, into the Sierra and down to the south shore of Lake Tahoe. In September 2026 the California Association of REALTORS® (C.A.R.) put the county’s median price for existing single-family homes at $681,500, up 0.2% from $680,000 a year earlier. Only two places are incorporated cities, Placerville, the county seat, and South Lake Tahoe, so most homes, including those in El Dorado Hills and Cameron Park, sit in unincorporated areas where the county handles zoning and permits.

Locals speak of the West Slope, the foothills and valley edge west of the Sierra crest, and the Tahoe Basin, and the two follow different rules. On the West Slope, oak tree rules, wells, septic, private roads, fire hazard and farm-marketing ordinances shape property use; at Tahoe, a regional agency and capped vacation rental permits do. This guide covers prices, areas, taxes, rental rules, hazards, services and selling. It is general information, not legal or tax advice; for a specific parcel, especially acreage or a Tahoe home you plan to rent, get advice from a California real estate attorney or tax adviser.

El Dorado County homes for sale

El Dorado County market report

El Dorado County prices and housing data

Item	Value	Source and date
Median price, existing single-family homes	$681,500 ($680,000 a year earlier)	September 2026, C.A.R.
Median the month before	$690,000	August 2026, C.A.R.
Change in sales from a year earlier	Down 10.9%	September 2026, C.A.R.
Median value, owner-occupied homes	$679,900	2020–2024, Census ACS
Median monthly owner costs with a mortgage	$3,014	2020–2024, Census ACS
Median monthly owner costs without a mortgage	$939	2020–2024, Census ACS
Median gross rent	$1,715 a month	2020–2024, Census ACS
Owner-occupied share of homes	77.2%	2020–2024, Census ACS
Housing units	96,126	July 1, 2025 estimate, Census
Residential building permits	477	2025, Census
Population	192,323	July 1, 2025 estimate, Census
Mean travel time to work	28.6 minutes	2020–2024, Census ACS
Land area	1,707.85 square miles	2020, Census

Prices were nearly flat on the year while sales fell almost 11%, so expect fewer comparable sales and more negotiation room on homes that need work. Next door, C.A.R. reported $675,000 for Placer County and $555,000 for Sacramento County, against a statewide $899,720. The 30-year fixed rate averaged 6.86% in September 2026, by C.A.R.’s figures.

El Dorado County areas and communities

Area	Jurisdiction	Setting and what to check
El Dorado Hills	Unincorporated	Master-planned neighborhoods and custom-home enclaves next to Folsom; special taxes and HOA rules vary by neighborhood
Cameron Park and Shingle Springs	Unincorporated	Suburban tracts, a residential airpark and larger foothill lots along Highway 50
Placerville	City; county seat	Gold Rush-era town with older homes on hillside streets; city planning and permits
Diamond Springs and El Dorado	Unincorporated	Older small towns south of Placerville with infill and rural lots
Camino, Apple Hill and Pollock Pines	Unincorporated	Orchards, farm stands and wineries above Placerville; higher-elevation forest lots toward Pollock Pines
Georgetown Divide: Cool, Georgetown, Garden Valley	Unincorporated	Rural acreage between the forks of the American River; wells, septic, long access roads
Somerset, Fair Play and Mount Aukum	Unincorporated	South County wine country; vineyard and ranch land
Grizzly Flats	Unincorporated	Forest community heavily damaged in the 2021 Caldor Fire
South Lake Tahoe	City	The county’s largest city; city vacation rental rules and Tahoe Regional Planning Agency (TRPA) review
Meyers, Tahoma and other Tahoe Basin areas	Unincorporated	County vacation rental permits capped at 900 in the basin; TRPA rules

El Dorado Hills, Cameron Park and Shingle Springs

El Dorado Hills is the county’s main suburban area, a mix of planned villages and gated neighborhoods across the county line from Folsom; our Folsom page covers the city side. Because it’s unincorporated, county planning applies, and many neighborhoods also have HOAs, CC&Rs and special tax districts. Cameron Park and Shingle Springs mix 1970s and 1980s tracts with one- to five-acre lots, and Cameron Park includes a residential airpark where homes have hangars and taxiway access under their own covenants.

Placerville and the Highway 50 corridor

Placerville’s older neighborhoods climb the hills around Main Street, with homes from the late nineteenth century through the postwar years. Lots are often steep and irregular, so survey lines, retaining walls and parking are common inspection points. Above town, Camino’s Apple Hill farm area and Pollock Pines move into higher, more forested ground with more snow and fire exposure.

The Georgetown Divide and South County

North of Highway 50, the Georgetown Divide holds rural homes and acreage around Cool, Georgetown and Garden Valley. South of it, Somerset and Fair Play are the center of the county’s wine country. In both areas expect private wells, septic systems, private road agreements and propane, and budget time for inspections that suburban buyers don’t usually need.

Transfer tax and closing costs

The county documentary transfer tax is $1.10 per $1,000 of value, and Ticor Title’s 2026 guide lists no separate city tax in El Dorado County. On a $681,500 sale the county tax is about $750. Chicago Title’s 2026 guide lists the seller as customarily paying it and shows escrow fees and the owner’s title policy as customarily shared by buyer and seller here.

That split differs from the North Bay, where the buyer customarily pays escrow and title. Our guide on who pays closing costs in California compares counties, and the purchase contract decides it in the end. In El Dorado Hills especially, read the property tax bill line by line: special taxes and assessments can differ between neighborhoods that look alike. For 2026, FHFA’s baseline conforming loan limit of $832,750 for one-unit homes applies in the county.

Lake Tahoe: vacation rentals and TRPA

Unincorporated Tahoe Basin

Under County Code Chapter 5.56, a vacation home rental in unincorporated El Dorado County needs a county permit, administered by Planning Services. The county’s code enforcement page says active permits in the Tahoe Basin are capped at 900, with a first-come, first-served waitlist, and owners who don’t renew promptly can lose their place.

Rentals are treated as lodging, so owners must also register for and remit transient occupancy tax with the Treasurer-Tax Collector. Renting without a permit makes an owner ineligible for one for a year. Homes inside Placerville or South Lake Tahoe don’t need the county permit; the city rules apply instead.

South Lake Tahoe and the end of Measure T

According to KUNR, city voters passed Measure T in 2018, and from 2021 vacation home rentals were allowed only in tourist and commercial zones. In 2025 a court struck the measure down; South Tahoe Now reported the court found a provision favoring local resident owners unconstitutional, and KUNR reported on April 10, 2025 that the City Council voted 4-1 not to appeal and paused residential permits for 45 days.

The city then reopened residential permits under rules with a 150-foot buffer between rentals; by South Tahoe Now’s count, 382 residential permits were issued and 291 applications denied. South Tahoe Now reported that on March 10, 2026 the council passed, on first reading and by a 3-2 vote, an ordinance replacing the buffer with a cap of 900 residential permits and a waitlist, with a minimum renter age of 25.

A city news release that South Tahoe Now published on March 25, 2026 said the council had adopted the amended ordinance, removing the buffer, with an effective date of April 23, 2026. Confirm the current rules, permit count and waitlist with the city before you rely on rental income.

Building at Tahoe

The Tahoe Regional Planning Agency, a bi-state California-Nevada agency, reviews projects in the basin under its own regional plan and code, including land coverage, development rights and shoreline work, in addition to city or county permits. Before buying a lot or planning an addition, confirm the parcel’s verified coverage and whether development rights are attached. High-elevation homes also need structural design for heavy snow, so ask the building department for the design load at the site.

Wildfire and the Caldor Fire

The Caldor Fire started August 14, 2021, east of Omo Ranch and south of Grizzly Flats, and burned 221,835 acres in El Dorado, Amador and Alpine counties before containment on October 21, 2021. CAL FIRE counts 1,005 structures destroyed and 81 damaged.

Much of the West Slope and the basin is rated High or Very High on the State Fire Marshal’s Fire Hazard Severity Zone maps. The rural State Responsibility Area map has applied since April 1, 2024, so an older disclosure can be out of date; our fire hazard zone guide explains how to look up a parcel. In those zones, sellers owe defensible space documentation, and buyers should line up insurance early; our guide to the California FAIR Plan covers what to do if regular carriers decline.

For a rebuilt home, ask for the permit file, final inspection and the code edition it was built to. For a burned lot, ask whether debris removal and soil testing were completed and whether any rebuild permit is still open.

Oak trees, land use and farm marketing

The Oak Resources Conservation Ordinance

El Dorado County Code Chapter 130.39, adopted as Ordinance 5061 on October 24, 2017, carries out the county’s Oak Resources Management Plan. It applies to private land in unincorporated areas at or below 4,000 feet. Removing or affecting native oaks over 6 inches in diameter at breast height, heritage oaks of 36 inches or more, or oak woodland with more than 10% canopy needs a permit and mitigation.

Share of oak woodland affected	Mitigation ratio
Up to 50%	1:1
50.1% to 75%	1.5:1
75.1% to 100%	2:1

Mitigation can be an in-lieu fee to the county’s oak woodland fund, a conservation easement, replacement planting or a mix, with planting capped at half for woodland. Exemptions include agricultural cultivation and Williamson Act land (though not uses that need a conditional use permit), existing single-family lots of one acre or less that can’t be split further, defensible space around existing structures, and personal-use removal of up to 8 non-heritage oaks totaling 140 inches of diameter a year. Initial clearing for new development is not exempt, so price a building lot with the oak work in mind.

Wine country and ranch marketing

The El Dorado American Viticultural Area dates from 1983, and its boundary follows river forks, from the American and Rubicon in the north to the Cosumnes in the south. Fair Play is a smaller AVA in the south county, and both lie inside the Sierra Foothills AVA. Our guide to California wine regions has the details, and our vineyard buying guide covers due diligence.

The county’s Ranch Marketing and Winery ordinances govern tasting, farm sales and events on agricultural land. In late 2024 the county proposed changes that would require an annual administrative permit for special events, cap them at 12 a year with two more for each additional 5 confirmed acres of crop up to 24, and add a real estate disclosure for some agricultural properties. Ask the Agriculture Department which version is in force and what a parcel’s current permits allow before you count on event income. On contracted land, our Williamson Act guide explains the tax and use limits.

Water, sewer and septic

The El Dorado Irrigation District (EID) serves much of the populated West Slope across a multi-county service area, providing water and, in some areas, wastewater and recycled water; it also runs the Sly Park Recreation Area at Jenkinson Lake. Outside its lines, and on many rural parcels inside it, homes rely on private wells and septic systems.

Ask for the water provider and account, or a well yield and quality test with the well log.
Get a septic inspection and the county record for the system; bedroom count and additions depend on its capacity.
For irrigated acreage, confirm what irrigation water service, if any, comes with the land and what it costs.
Check for propane tanks (owned or leased) and the condition of private road surfaces and culverts.

Diamond may refer you to partners we work with; you’re free to choose any provider.

Renting out a West Slope home long term

Long-term rentals fall under state law. El Dorado sits in the Attorney General’s group of counties without a separate metro index, where the Tenant Protection Act cap for increases that start between August 1, 2026 and July 31, 2027 is 8.6% for covered units. Coverage depends on the home’s age and ownership and on proper notices; our AB 1482 guide for landlords explains the exemptions.

Selling a home in El Dorado County

Explain the jurisdiction and the costs: city or county, HOA and CC&Rs, and each special tax line on the bill, especially in El Dorado Hills.
Document rural systems: well and septic reports, road maintenance agreements, propane and any irrigation service.
Address fire up front: the hazard zone, defensible space work, roof and vent upgrades, and an insurance quote buyers can use; for a Caldor-area rebuild, the full permit file.
For land and wine country: zoning, oak permit history, Williamson Act status and any ranch marketing or winery permits.
Price from the right comparables: same area, lot type and construction era; start with a home valuation.

Diamond is a member of C.A.R., NAR and the area MLSs. For sellers who want a quieter sale, we also market to our own client database and through targeted off-market campaigns, within MLS rules such as NAR’s Clear Cooperation Policy.

Questions people ask

What is the median home price in El Dorado County?

C.A.R. reported $681,500 for existing single-family homes in September 2026, up 0.2% from $680,000 a year earlier, with sales down 10.9%. The August median was $690,000. Use nearby comparable sales to price a particular home.

Is El Dorado Hills a city?

No. El Dorado Hills is unincorporated, so El Dorado County handles zoning and building permits there. The county’s only incorporated cities are Placerville and South Lake Tahoe.

Does El Dorado County have a city transfer tax?

Ticor Title’s 2026 guide lists none, so only the county’s $1.10 per $1,000 applies. Chicago Title’s 2026 guide shows the seller customarily paying it, though the parties can agree otherwise.

Can I rent my Tahoe home short-term in unincorporated El Dorado County?

Only with a county vacation home rental permit under Chapter 5.56. The county caps active permits in the Tahoe Basin at 900 and keeps a first-come waitlist, and owners must also collect transient occupancy tax.

Are vacation rentals allowed in South Lake Tahoe now?

Yes, with a city permit, according to news reports. A court struck down the 2018 Measure T ban in 2025, the city chose not to appeal, and a March 2026 city release said the council adopted an ordinance capping residential permits at 900, effective April 23, 2026. Check the current rules and waitlist with the city.

How big was the Caldor Fire?

CAL FIRE reports 221,835 acres in El Dorado, Amador and Alpine counties, from August 14 to October 21, 2021, with 1,005 structures destroyed and 81 damaged. It started east of Omo Ranch, south of Grizzly Flats.

Do I need a permit to remove oak trees in El Dorado County?

Often, below 4,000 feet in unincorporated areas. Chapter 130.39 covers native oaks over 6 inches in diameter, heritage oaks of 36 inches or more and oak woodland, with exemptions such as agricultural cultivation, small existing lots and defensible space around existing buildings.

What wine regions are in El Dorado County?

The El Dorado AVA, recognized in 1983, and the smaller Fair Play AVA in the south county, both inside the Sierra Foothills AVA. Apple Hill near Camino is a farm and orchard area with wineries.

Who provides water in El Dorado County?

Much of the West Slope is served by the El Dorado Irrigation District, while many rural homes use private wells. Confirm the provider or get a well test for each parcel.

Who pays escrow fees in El Dorado County?

By custom in Chicago Title’s 2026 guide, buyer and seller split escrow fees and the owner’s title policy. The contract can assign them differently.

Does TRPA approval apply to my Tahoe remodel?

Very possibly. The Tahoe Regional Planning Agency governs land coverage, development rights, shoreline work and permits in the basin, in addition to the city or county. Check coverage before planning an addition.

Does El Dorado County have rent control?

We found no county rent control ordinance, so the statewide Tenant Protection Act is the main limit. For covered units it caps increases starting between August 1, 2026 and July 31, 2027 at 8.6%.

Whether it’s a move from the Bay Area to El Dorado Hills, foothill acreage near Placerville or a vineyard in Fair Play, we can pull the tax bill, fire zone, oak and permit history and service records before you write an offer. Tell us what you’re looking for and contact Diamond to start.

Sources & notes

South Lake Tahoe rental rules are summarized from news reports (KUNR, South Tahoe Now); confirm the adopted ordinance with the city. Transfer tax custom, the loan limit, fire map dates and the rent cap come from sources listed on our related guides, reviewed in October 2026.

Last reviewed October 2026 by Matthew Martinez.