1st Advantage MortgageIn Tuolumne County, California, the typical household earns $77,404 a year and the typical rent is $1,302. Whatever your own numbers, compare written offers on APR, fees and total cost, and verify the lender is licensed in California before sharing details.
On this page
- Tuolumne County, CA: the basics
- Renting and owning in Tuolumne County
- Household income in Tuolumne County
- Tuolumne County against other California counties
- How Tuolumne County residents earn a living
- Tuolumne County, Mariposa County and other neighbors
- Census places in Tuolumne County
- Tuolumne County households compared
- Local borrowing considerations for Tuolumne County
- Room for a loan payment in Tuolumne County
- Before you sign
- Licensing and complaints for Tuolumne County
- Beyond Tuolumne County
- Frequently asked questions
Tuolumne County, CA: the basics
Roughly 54,498 residents live in Tuolumne County, California, 43rd by population among the state's 58 counties and county equivalents. Density: about 24.5 residents per square mile across 2,221 square miles of land. Metro status: none; Tuolumne County sits outside the 2023 OMB metro areas. The Census Bureau counts 19 places in the county (1 incorporated, 18 census-designated); the largest is Sonora, with about 4,919 residents, or 9% of the county.
Renting and owning in Tuolumne County
Renters in Tuolumne County pay a median of $1,302 a month, 36% below the California figure of $2,036. Cost-burdened renters, paying 30%-plus of income: 59% in Tuolumne County, 55% statewide. Home values center on $433,200, or 5.6 years of median income. Owners occupy 74% of homes. Against the median U.S. county, Tuolumne County rent is 48% above.
| Housing | Tuolumne County | California statewide | Tuolumne County vs state |
|---|---|---|---|
| Median gross rent | $1,302/mo | $2,036/mo | 36% lower |
| Median home value | $433,200 | $734,700 | 41% lower |
| Owners | 74% | 56% | +18.1 pts |
| Rent-burdened renters | 59% | 55% | +3.9 pts |
| Burdened owners | 45% | 38% | +7.0 pts |
| Vacant units | 28% | 7% | +20.7 pts |
Tuolumne County owners: get one secured and one unsecured quote, then compare the total cost and what you would put up as collateral (side by side). With rent burdens at 59%, keep any Tuolumne County loan to the smallest amount that solves the problem.
Household income in Tuolumne County
$77,404 is the median household income for Tuolumne County, set against $99,122 for California. Only 32 California counties post a higher median.
| Income band | Share in Tuolumne County | Difference from California |
|---|---|---|
| Under $35,000 | 21.0% | +3.3 pts |
| $35,000 to $99,999 | 40.4% | +7.7 pts |
| $100,000 to $199,999 | 27.9% | -1.2 pts |
| $200,000 or more | 10.7% | -9.8 pts |
On the low end, 21% of Tuolumne County households report under $35,000; at the top, 39% report $100,000-plus. 10.4% of residents fall below the federal poverty line (statewide: 12.0%). For a borrower in Tuolumne County, the county median is only context: a lender looks at the income you can document, so pay stubs, benefit letters or tax returns matter more than any average.
Tuolumne County against other California counties
- Few California counties match Tuolumne County on the share of renters paying 30% or more of income for rent: 59% here, 55% for the state, ranking 7th highest of 58. Rent pressure leaves little room; stress-test any payment.
- On median age, Tuolumne County sits near the top of California at 48.4, 8th highest of 58. Retirement income counts when documented; favor loans with no prepayment penalty.
- Tuolumne County ranks 8th highest of 58 California counties for the housing vacancy rate: 28%, against 7% statewide. High vacancy often reflects seasonal or second homes.
How Tuolumne County residents earn a living
Education and health care employs 25% of working residents, the largest share; arts, lodging and food service is next with 14%. Public administration stands out: 10% of workers here, versus 5% statewide. 8.2% of Tuolumne County's labor force reported being unemployed, averaged across 2020 to 2024. 36% of Tuolumne County workers get to work in under 15 minutes, while 20% need 45 or more.
| Industry (employed residents 16+) | Tuolumne County | Gap to California |
|---|---|---|
| Education and health care | 24.6% | +2.5 pts |
| Arts, lodging and food service | 14.0% | +4.5 pts |
| Professional and administrative services | 10.0% | -4.6 pts |
| Public administration | 9.6% | +4.8 pts |
| Retail trade | 9.4% | -0.6 pts |
| Construction | 9.1% | +2.4 pts |
If your hours swing with the season or with overtime, size a loan payment against your base pay, not your best month.
Tuolumne County, Mariposa County and other neighbors
Six nearby counties, 31 to 60 miles away by the straight-line distance between their centers. Tuolumne County's $77,404 median trails 4 of the six and beats 2; the range runs $68,412 (Mariposa County) to $105,521 (Alpine County).
| County | Distance | Median income | Median rent | Owners |
|---|---|---|---|---|
| Tuolumne County | - | $77,404 | $1,302/mo | 74% |
| Mariposa County, CA | 31 mi | $68,412 | $1,305/mo | 75% |
| Calaveras County, CA | 34 mi | $78,647 | $1,625/mo | 84% |
| Alpine County, CA | 42 mi | $105,521 | n/a | 78% |
| Amador County, CA | 47 mi | $88,044 | $1,421/mo | 80% |
| Madera County, CA | 57 mi | $76,627 | $1,390/mo | 67% |
| Mono County, CA | 60 mi | $99,415 | $1,629/mo | 65% |
Census places in Tuolumne County
19 Census places fall mainly inside Tuolumne County; the 14 biggest are below. They account for 33,468 residents, leaving about 39% of the county in unincorporated, unnamed areas. Phoenix Lake ($103,125) and Jamestown ($57,276) mark the top and bottom of Tuolumne County's income range among larger places. Median rent ranges from $944 in Jamestown to $2,104 in Mono Vista. This guide covers each of the 19 places and the rural areas around them.
| Town or CDP | Type | People | Median household income | Median gross rent | Miles from center |
|---|---|---|---|---|---|
| Sonora | city | 4,919 | $82,690 | $1,238 | 23 mi |
| Phoenix Lake | CDP | 4,794 | $103,125 | $1,313 | 19 mi |
| Mono Vista | CDP | 3,675 | $85,769 | $2,104 | 17 mi |
| Jamestown | CDP | 3,265 | $57,276 | $944 | 24 mi |
| East Sonora | CDP | 2,651 | $77,574 | $1,309 | 21 mi |
| Pine Mountain Lake | CDP | 2,498 | $79,387 | $1,406 | 16 mi |
| Twain Harte | CDP | 2,372 | $88,739 | $1,893 | 15 mi |
| Columbia | CDP | 2,235 | $58,520 | $1,217 | 24 mi |
| Soulsbyville | CDP | 2,101 | $96,865 | n/a | 16 mi |
| Cedar Ridge | CDP | 1,671 | $82,308 | $1,615 | 17 mi |
| Tuolumne City | CDP | 1,148 | $57,313 | n/a | 16 mi |
| Mi-Wuk Village | CDP | 886 | $91,849 | $1,444 | 12 mi |
| Groveland | CDP | 490 | $49,500 | n/a | 20 mi |
| Tuttletown | CDP | 440 | $116,652 | n/a | 26 mi |
Tuolumne County households compared
In Tuolumne County, 25% of adults have at least a four-year degree (37% in California). Health coverage gaps: 5.3% of Tuolumne County residents are uninsured.
| People and households | Tuolumne County | Compared with California | Compared with median county |
|---|---|---|---|
| Bachelor's or higher | 24.6% | -12.5 pts | +2.5 pts |
| Median age | 48.4 | +10.5 yrs | +6.9 yrs |
| No high school diploma | 6.7% | -8.6 pts | n/a |
| Work from home | 11.7% | -5.4 pts | +3.1 pts |
| No vehicle | 5.2% | -1.9 pts | -0.2 pts |
| Unemployment (ACS) | 8.2% | +1.6 pts | +3.8 pts |
| Poverty rate | 10.4% | -1.6 pts | -2.7 pts |
| No health insurance | 5.3% | -1.3 pts | -2.5 pts |
| Travel time to work | Workers |
|---|---|
| Under 15 min | 36.1% |
| 15 to 29 min | 31.6% |
| 30 to 44 min | 12.2% |
| 45 to 59 min | 4.3% |
| 60+ min | 15.8% |
Local borrowing considerations for Tuolumne County
- Vehicle repairs. 20% of Tuolumne County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- Age 48.4 at the median. Many Tuolumne County applicants document income with award letters; ask about early payoff.
- Renters under pressure. When 59% pay 30% or more for rent, the smallest loan that solves the problem is the right size.
Room for a loan payment in Tuolumne County
Tuolumne County at the medians, through a lender's eyes (what DTI means):
- Start: $6,450 gross per month ($77,404 / 12)
- Less median rent of $1,302, which is 20% of it
- 35% debt-to-income limit: $956 left for all other debt payments
- 45% debt-to-income limit: $1,601 left for all other debt payments
Subtract what you already pay on other debts. A new payment should fit in what remains, with some to spare.
Before you sign
A short checklist for Tuolumne County borrowers:
- Get a written quote for whatever you are paying for in Tuolumne County.
- Shop at least three lenders, including one Tuolumne County-area credit union.
- Verify the California license before giving out your Social Security number.
- Ask about early-payoff penalties.
Licensing and complaints for Tuolumne County
The California Department of Financial Protection and Innovation is the place to verify any lender's California license. Federal complaints: consumerfinance.gov. See the California state guide for the statewide picture.
Beyond Tuolumne County
Next step up from Tuolumne County:
Frequently asked questions
What does a typical Tuolumne County household make?
About $77,404 a year at the median (ACS 2020-24), 22% below the California median.
What is the median rent in Tuolumne County, CA?
$1,302 a month, utilities included, or $15,624 a year.
Which towns does the Tuolumne County guide cover?
Every community in the county, unincorporated areas included. The largest of its 19 Census places: Sonora, Phoenix Lake, Mono Vista, Jamestown, East Sonora.
Does my county matter to the questionnaire?
Only your state does. Whether you live in Tuolumne County or elsewhere in California, the same rules apply.
Who regulates personal lenders for Tuolumne 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.