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Tuolumne County, California

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Median Sale Price
$379,900
-5.6% YoY
Active Inventory
414
Days on Market
40 days
Price Drops
29.7%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$400,000
+1.4% YoY
Condo / Co-op Median
$202,500
+4.9% YoY
SFR vs. Condo YoY Gap
-3.5%
condos outperforming SFR
DOM: SFR vs. Condo
39d / 125d
SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
7.5 mo
Buyer market

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
97.4%
At asking

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
9%
Buyer-favorable

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in Tuolumne County, California?

$252/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$504,685
Above median (+33% vs median)
Region median
$379,900
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 2,378 sqft
$1,200,000
≈ 4,755 sqft
$2,000,000
≈ 7,926 sqft
$5,000,000
≈ 19,814 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $87K = 20% down + 3% closing on a $380K home
BUY + OWN
Median ending wealth $334K $204K real
Net gain on $87K upfront: $246K
Range: $334K → $334K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $380K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $762K $540K real
Net gain on $259K contributed: $503K
Range: $355K → $2.02M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $259K total.
Median wealth delta: $428K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$334K$246K$1.14M$877K$802K rent
2010–2024$334K$246K$1.16M$901K$827K rent
2009–2023$334K$246K$1.12M$857K$783K rent
2008–2022$334K$246K$762K$503K$428K rent
2007–2021$334K$246K$985K$726K$652K rent
2006–2020$334K$246K$844K$585K$511K rent
2005–2019$334K$246K$757K$498K$423K rent
2004–2018$334K$246K$624K$365K$291K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+28.9%
surplus — buyer leverage
DOM vs. 24-Mo Avg
-44.3%
currently 40 days
Long-Term Avg Inventory
321
Long-Term Avg DOM
72 days

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+1.8%
flat — pressure building
State HPI vs. Peak
0.0%
at or near peak peak 2026-01-01
National Mortgage Delinquency
1.89%
benchmark — 2026-01-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Value Ratios

Median home price ÷ county median income
Value / Income
5.3×
overvalued
Median Household Income
$72,259
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
54,873
total residents
Total Housing Units
31,491
all units, occupied + vacant
Vacancy Rate
27.6%
high vacancy
Homeownership Rate
74.2%
of occupied units owner-occupied
Boomer Owners (65+)
35.4%
of homeowner households
Millennial / Gen-X Owners (35-54)
5.3%
of homeowner households
Pre-1949 Housing Stock
8.4%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
+421
gaining people (2022–2023)
Inbound Returns
774
1,285 people moved in
Outbound Returns
545
864 people moved out
Net Returns
+229
household-filer basis

Top 5 Origins (where movers came from)

  1. Stanislaus, California — 158 returns
  2. Calaveras, California — 102 returns
  3. Alameda, California — 77 returns
  4. Santa Clara, California — 76 returns
  5. San Joaquin, California — 72 returns

Top 5 Destinations (where movers went)

  1. Stanislaus, California — 136 returns
  2. Calaveras, California — 83 returns
  3. Sacramento, California — 49 returns
  4. San Joaquin, California — 44 returns
  5. Santa Clara, California — 35 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
4,049
7.43% of pop. — moved here from outside the county
From Other States
590
1.08% of pop. — interstate inbound
From Abroad
26
moved into the county from outside the U.S.
Same House 1 Year Ago
88%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See California statewide stats →

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