1st Advantage MortgageInyo County households have a median income of $73,991 and median rent of $1,189 a month (ACS 2020 to 2024). A loan makes sense only if its total cost beats your alternatives and the payment fits your budget. Check the lender's California license first.
On this page
- Inyo County at a glance
- Household income in Inyo County
- Work, industries and travel time in Inyo County
- Inyo County housing compared with California
- Neighboring counties at a glance
- Towns and communities in Inyo County
- What a median Inyo County budget can carry
- Reading the Inyo County data as a borrower
- Inyo County households compared
- Steps before you apply in Inyo County
- Checking a lender's license in California
- Nearby and statewide guides
- Frequently asked questions
Inyo County at a glance
With an estimated 18,739 residents (ACS 2020 to 2024), Inyo County ranks 52nd of 58 in California for population. Land area is 10,197 square miles (2024 Gazetteer), so density runs near 2 per square mile. Under the July 2023 OMB definitions, Inyo County is not part of any metropolitan area. Bishop is the biggest of its 21 Census places, at roughly 3,778 people (20% of the county total).
Household income in Inyo County
At $73,991, the typical Inyo County household income is 13% above the median U.S. county ($65,681). Only 37 California counties post a higher median.
| Households earning | Inyo County | +/- vs California |
|---|---|---|
| Under $35,000 | 24.2% | +6.5 pts |
| $35,000 to $99,999 | 39.6% | +6.9 pts |
| $100,000 to $199,999 | 25.3% | -3.8 pts |
| $200,000 or more | 10.9% | -9.6 pts |
About 24% of households earn under $35,000, while 36% clear $100,000. Census counts 10.9% of Inyo County residents in poverty, against 12.0% across California. Income inequality, measured by the Gini index, comes to 0.446 here. If your income is irregular, as it often is with tips, gig work or seasonal jobs, plan around your leaner months rather than the Inyo County median.
Work, industries and travel time in Inyo County
The biggest employer of Inyo County residents, by industry, is education and health care at 26% of workers, followed by public administration (16%). Compared with California, the county leans toward public administration (16% against 5%). ACS puts five-year average unemployment at 2.5% in Inyo County. 14% of commuters travel 45 minutes or more each way, and 12% work from home. 5.5% of households have no vehicle.
| Top industries | Inyo County share | +/- vs California |
|---|---|---|
| Education and health care | 25.7% | +3.6 pts |
| Public administration | 16.2% | +11.4 pts |
| Arts, lodging and food service | 14.7% | +5.3 pts |
| Professional and administrative services | 8.8% | -5.7 pts |
| Retail trade | 7.6% | -2.5 pts |
| Construction | 7.1% | +0.5 pts |
A lender verifies what your own job pays. The county's industry mix tells you about the local economy, not about your application.
Inyo County housing compared with California
Median gross rent, utilities included, comes to $1,189 in Inyo County versus $2,036 statewide. 35% of renting households spend 30% or more of income on rent, and 18% spend half or more. Home values center on $348,700, or 4.7 years of median income. The ownership rate is 66%. The median home was built in 1975, so roofs, wiring and heating systems are a common source of repair bills.
| Home costs | Inyo County | California | U.S. middle county |
|---|---|---|---|
| Median gross rent | $1,189/mo | $2,036/mo | $877/mo |
| Median home value | $348,700 | $734,700 | $185,300 |
| Owners | 66% | 56% | 75% |
| Rent-burdened renters | 35% | 55% | 45% |
| Burdened owners | 26% | 38% | n/a |
| Mobile homes | 25.9% | 3.5% | n/a |
Neighboring counties at a glance
The six counties whose centers lie closest to Inyo County's, from 80 to 126 miles away. 2 of the six report a higher median household income than Inyo County; Mono County is highest at $99,415 and Esmeralda County lowest at $41,715. Some neighbors are in Nevada. Lender licensing is state by state, so a loan for a Inyo County resident follows California rules.
| Neighbor | Distance | Income | Rent | Own |
|---|---|---|---|---|
| Inyo County | - | $73,991 | $1,189/mo | 66% |
| Tulare County, CA | 80 mi | $71,300 | $1,280/mo | 58% |
| Esmeralda County, NV | 85 mi | $41,715 | $1,320/mo | 61% |
| Nye County, NV | 110 mi | $60,714 | $1,181/mo | 78% |
| Kern County, CA | 112 mi | $70,210 | $1,300/mo | 60% |
| Mono County, CA | 124 mi | $99,415 | $1,629/mo | 65% |
| Fresno County, CA | 126 mi | $74,201 | $1,392/mo | 56% |
Towns and communities in Inyo County
Here are the 14 most populous of the county's 21 Census places, with income and rent from the same 2020 to 2024 survey. About 81% of Inyo County residents live in one of the 21. Among places of 500 or more people, median income runs from $43,284 in Lone Pine to $114,653 in West Bishop. Median rent ranges from $797 in Lone Pine to $2,622 in Dixon Lane-MeadowCreek. Live in one of these Inyo County communities, or between them? This is your local guide.
| Name | Kind | Pop. | Income | Rent | Miles |
|---|---|---|---|---|---|
| Bishop | city | 3,778 | $83,686 | $1,580 | 78 mi |
| Dixon Lane-MeadowCreek | CDP | 3,071 | $75,745 | $2,622 | 80 mi |
| West Bishop | CDP | 2,551 | $114,653 | $1,431 | 81 mi |
| Big Pine | CDP | 1,615 | $67,583 | $1,202 | 65 mi |
| Lone Pine | CDP | 1,439 | $43,284 | $797 | 38 mi |
| Independence | CDP | 730 | $73,850 | $1,203 | 48 mi |
| Round Valley | CDP | 548 | $54,375 | $1,357 | 87 mi |
| Wilkerson | CDP | 518 | $69,519 | n/a | 74 mi |
| Mesa | CDP | 343 | $123,333 | n/a | 86 mi |
| Tecopa | CDP | 201 | n/a | n/a | 84 mi |
| Olancha | CDP | 113 | n/a | n/a | 39 mi |
| Homewood Canyon | CDP | 103 | n/a | n/a | 46 mi |
| Furnace Creek | CDP | 73 | $47,917 | n/a | 31 mi |
| Darwin | CDP | 61 | n/a | n/a | 23 mi |
What a median Inyo County budget can carry
How much room does a median Inyo County budget have? Take median income, subtract median rent, and check what is left under a few common debt-to-income limits.
- Median income divided by twelve: $6,166 before taxes
- Rent at the median, $1,189, takes 19% of that
- 35% debt-to-income limit: $969 left for all other debt payments
- $1,586: what a 45% ratio leaves once rent is paid
Lenders set their own limits and look beyond the ratio. The DTI calculator uses your figures instead of Inyo County's.
Reading the Inyo County data as a borrower
The county's numbers point to a few situations that come up often for Inyo County borrowers.
- Mobile home upkeep. 26% of units fall in this category; roof, skirting and HVAC jobs are common reasons to borrow.
- Older households. A 45.5 median age means fixed-income borrowing is common; a fixed payment and short term limit risk.
- Know your credit. Review all three bureau reports for free (AnnualCreditReport.com).
Inyo County households compared
College graduates make up 31% of the adult population. The uninsured rate is 7.0%, against 6.6% for California.
| Inyo County | California | U.S. county median | |
|---|---|---|---|
| Median age | 45.5 | 37.9 | 41.5 |
| Bachelor's or higher | 31.5% | 37.1% | 22.2% |
| No high school diploma | 7.0% | 15.3% | n/a |
| No health insurance | 7.0% | 6.6% | 7.8% |
| No vehicle | 5.5% | 7.1% | 5.4% |
| Work from home | 11.8% | 17.2% | 8.7% |
| Poverty rate | 10.9% | 12.0% | 13.2% |
| Unemployment (ACS) | 2.5% | 6.6% | 4.4% |
| Minutes to work | Inyo County workers |
|---|---|
| Under 15 min | 62.6% |
| 15 to 29 min | 17.0% |
| 30 to 44 min | 6.5% |
| 45 to 59 min | 11.1% |
| 60+ min | 2.7% |
Steps before you apply in Inyo County
A short checklist for Inyo County borrowers:
- Know the exact dollar figure you need before talking to a lender.
- Ask each lender for the APR and all fees in writing.
- Verify the California license before giving out your Social Security number.
- Never pay a fee up front to get a loan.
Checking a lender's license in California
Inyo County borrowers fall under statewide rules, enforced by the California Department of Financial Protection and Innovation. The Consumer Financial Protection Bureau accepts complaints nationwide. See the California state guide for the statewide picture.
Nearby and statewide guides
For statewide rules and data, see the California guide.
Frequently asked questions
What does a typical Inyo County household make?
About $73,991 a year at the median (ACS 2020-24), 25% below the California median.
How does Inyo County rent compare with California?
$1,189 locally versus $2,036 for the state, 42% below.
Does this page cover Bishop?
Yes, along with the other 20 Census places in Inyo County, such as Dixon Lane-MeadowCreek, West Bishop, Big Pine.
Are Inyo County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.
Who regulates personal lenders for Inyo County residents?
The California Department of Financial Protection and Innovation licenses consumer lenders in California; the CFPB takes complaints about any lender, and the FTC wants to hear about fee-first offers.