Español

Este sitio también está en español. Leer en español

City · 10,927 residents · El Dorado County, California

Diamond Springs , California

In Diamond Springs, a typical home is worth $423,400 and typical rent is $1,682 a month. Compared with all of El Dorado County, the typical home value is 38% lower, typical household income is 29% lower, and the share of households that own their home is 9 points lower.

WhatsApp

  • Typical home value

    $423,400

    38% below the county

    42% below California

    • Diamond Springs
    • El Dorado
    • California

  • Typical rent

    $1,682a month

    About the same as the county

    17% below California

    • Diamond Springs
    • El Dorado
    • California

  • Typical household income

    $77,219a year

    29% below the county

    22% below California

    • Diamond Springs
    • El Dorado
    • California

  • Households that own their home

    68%

    9 points below the county

    12 points above California

    • Diamond Springs
    • El Dorado
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$435,432
about the same as 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Diamond Springs is in El Dorado County. The FHA loan limit ($764,750 for a one-unit home), the fair market rents and the help on this page are those of all of El Dorado County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Diamond Springs apart

What this place has that others do not, from public data, most unusual first.

  1. The typical home in Diamond Springs is worth $423,400, 38% less than in El Dorado County as a whole ($679,900).

  2. Nearby, in Placerville, the typical rent is $1,234: 27% less than in Diamond Springs ($1,682).

  3. The typical household income in Diamond Springs is $77,219, 29% less than in El Dorado County as a whole ($108,845).

  4. 68% of households in Diamond Springs own their home, against 77% in El Dorado County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Diamond Springs

What homes there are in Diamond Springs, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Diamond Springs, 6 in 10 homes are single-family detached houses; in El Dorado County, 8.

Mobile homes are 18% of homes in Diamond Springs, more than in El Dorado County (5%).

Year built

In Diamond Springs, half of the homes were built before 1981; in El Dorado County, before 1983.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,290 a month

El Dorado County: $3,014 a month

Without a mortgage

$1,029 a month

El Dorado County: $939 a month

Owners with a mortgage

60%

El Dorado County: 68%

Owning costs less in Diamond Springs: with a mortgage, the typical cost is $2,290 a month; in El Dorado County, $3,014. Without one, $1,029.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Diamond Springs rose 30%; in El Dorado County, it rose 48%.

The typical rent in Diamond Springs rose 29% over the same time; in El Dorado County, it rose 36%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureDiamond SpringsEl Dorado CountyCaliforniaUnited States
Rental vacancy Unreliable estimate7.4%4.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate2.5%8.2%3.4%
People per household 2.302.502.842.53
Drive alone 71%66%66%69%
Carpool 10%7%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate3%3%3%
Work from home 13%22%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Diamond Springs has 2.30 people, fewer than in El Dorado County (2.50).

More people carpool to work in Diamond Springs than in El Dorado County: 10% against 7%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Diamond Springs?

A typical home costs more than the typical income allows

We start with a typical home in Diamond Springs, worth $423,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 53% of the typical household income in Diamond Springs, which is $77,219 a year. For that payment to be 28% of income, a household would need to earn about $145,207 a year.

The calculator's FHA and conventional loan limits are those of all of El Dorado County.

Your numbers

Local data
$

Starts at the typical home value in Diamond Springs. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $14,819 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,388

at 7.18% · 30 years

Loan amount
$415,731
Total interest
$598,140
Paid off in
November 2056

Includes $7,150 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,802 a month

  • Tight

    $1,802 to $2,317 a month

  • Hard

    more than $2,317 a month

    Your payment · 53%

Compared with the typical household income in Diamond Springs ($77,219 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,388
Principal & interest$2,816
Property tax$208
Home insurance$176
FHA mortgage insurance (MIP)$187

You need at least $14,819 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Diamond Springs and El Dorado County

Diamond Springs is in El Dorado County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Diamond Springs's own numbers

Typical home value
$423,400
Typical monthly rent
$1,682
Typical yearly household income
$77,219
Households that own their home
68%
Effective property tax rate
0.59%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of El Dorado County

FHA limit, one-unit home
$764,750
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,201
Price change over 5 years (FHFA)
+32%
Homes in a high flood-risk zone
0.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of El Dorado County.

Everything about El Dorado County

Buying

Buying a home in Diamond Springs

A typical home in Diamond Springs is worth $423,400: 38% below the county and 42% below California. With the typical household income in Diamond Springs ($77,219 a year), a typical home costs 5.5 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Diamond Springs 5.5 years
  • El Dorado 6.2 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in El Dorado County

According to FHFA’s house price index, home prices in El Dorado County rose 70% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of El Dorado County.

Period County California U.S.
Last year (2025) +0.5% +0.8% +2.9%
5 years (2020–2025) +32% +40% +47%
10 years (2015–2025) +70% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Diamond Springs next to El Dorado County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Diamond Springs $423,400
  • El Dorado $679,900
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Diamond Springs $1,682
  • El Dorado $1,715
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Diamond Springs $77,219
  • El Dorado $108,845
  • California $99,122
  • United States $80,734
See the full table
Diamond Springs next to El Dorado County and California
Measure Diamond Springs El Dorado County California U.S.
Typical home value $423,400 $679,900 $734,700 $332,700
Typical monthly rent $1,682 $1,715 $2,036 $1,413
Typical yearly household income $77,219 $108,845 $99,122 $80,734
Households that own their home 68% 77% 56% 65%
Typical yearly property tax $2,515 $4,753 $5,124 $3,119
Effective property tax rate 0.59% 0.7% 0.7% 0.94%
Renters with high rent for their income 56% 54% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below El Dorado County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Diamond Springs

For a typical $423,400 home in Diamond Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Diamond Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,388a month

    Least cash to close
    Down payment
    $14,819
    Cash to close
    $27,521
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $187

  • Conventional, 5% down $3,311a month

    Down payment
    $21,170
    Cash to close
    $33,872
    Rate
    7.18%
    Mortgage insurance
    PMI · $201

  • Conventional, 20% down, no PMI $2,679a month

    Down payment
    $84,680
    Cash to close
    $97,382
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,071a month

    Down payment
    $63,510
    Cash to close
    $76,212
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Diamond Springs and for El Dorado County.

Property tax

Effective rate in Diamond Springs

0.59%of the home’s value each year

$2,515 a year for the typical owner in Diamond Springs.

  • Diamond Springs 0.59%
  • El Dorado 0.7%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in El Dorado County

FEMA does not publish these numbers by city: they are for all of El Dorado County.

Homes in the high-risk zone
0.5%
445
Of those, with NFIP insurance
24%
County California U.S.
Homes in the high-risk zone 0.5% 2.8% 3.5%
Of those, with NFIP insurance 24% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Diamond Springs

Typical rent in Diamond Springs is $1,682 a month: about the same as the county. In Diamond Springs, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of El Dorado County, by unit size. To pay the 2-bedroom one ($2,201 a month) without spending more than 30% of your income, you would need to earn $42.33 an hour working full time.

HUD fair market rent for all of El Dorado County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,742 $33.50 $69,680
1 bedroom $1,793 $34.48 $71,720
2 bedrooms $2,201 $42.33 $88,040
3 bedrooms $2,887 $55.52 $115,480
4 bedrooms $3,329 $64.02 $133,160

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Diamond Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Diamond Springs has 3 ZIP codes with their own.

For 2 bedrooms it runs from $1,790 in 95667 to $2,190 in 95619.

None is above the fair market rent for El Dorado County ($2,201).

  • 95619 $2,190$2,870
  • 95623 $1,980$2,630
  • 95667 $1,790$2,350

3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Diamond Springs when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Diamond Springs

HUD lists 2 buildings with rents for lower incomes in Diamond Springs. These are the largest.

  • Diamond Terrace Apts - Diamond Springs 6035 Service Dr, Diamond Springs 95619 62 homes, 61 low-income · 2 bd: 28 · 3 bd: 28 · 4 bd: 6 · In service since 1999 · For families
  • Diamond Sunrise Phase II 4015 Panther Ln, Diamond Springs 95619 16 homes, 15 low-income · For older adults (530) 622-4121

See all 27 buildings in El Dorado County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Diamond Springs

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in El Dorado County. The nearest ones are below; many serve by phone or online.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Diamond Springs

No down payment, repair or rent-help program on our list is for Diamond Springs or El Dorado County. The ones below are statewide in California: they work in Diamond Springs the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Diamond Springs

The HUD-approved agencies closest to the center of Diamond Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • NSC (naca Counseling Subsidiary) - Sacramento, CA

    3336 Bradshaw Rd Ste 100, Sacramento · 28 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    425-892-6222-1385

  • The Greater Sacramento Urban League

    3725 Marysville Blvd, Sacramento · 32 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (916) 286-8652

  • Greater Sacramento Urban League-Oak Park

    2331 Alhambra Blvd, Sacramento · 35 miles away · Spanish

    • Budget and credit workshops
    • Homelessness services
    • and 4 more
    (916) 286-8652

All counseling agencies in California

Help in Spanish near Diamond Springs

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Diamond Springs

HUD’s record names them for Diamond Springs or El Dorado County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • County of El Dorado Housing Authority Section 8 vouchers (530) 621-6300

All housing agencies in California Source: HUD

Cities

Other cities in El Dorado County

These cities are also in El Dorado County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about El Dorado County Housing in California

Nearby cities

The cities closest to Diamond Springs, with the typical home value.

Neighboring counties

If El Dorado County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Diamond Springs.

All guides
Three generations of a family gather on the porch of their home.

Questions

Housing questions about Diamond Springs

Short answers with the numbers for Diamond Springs and all of El Dorado County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Diamond Springs?

The typical home value in Diamond Springs is $423,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in El Dorado County it is $679,900.

How much does it cost to rent in Diamond Springs?

Typical rent in Diamond Springs is $1,682 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in El Dorado County is $2,201.

What is the FHA loan limit in Diamond Springs?

Diamond Springs uses the FHA limit for all of El Dorado County (2026): $764,750 for a one-unit home and $1,470,700 for a four-unit home.

How much property tax do owners pay in Diamond Springs?

The typical homeowner in Diamond Springs pays $2,515 a year, according to the U.S. Census Bureau. That is 0.59% of the home’s value; in El Dorado County, the rate is 0.7%.

Where can I find free help to buy or rent in Diamond Springs?

We found no HUD-approved counseling agencies with an office in El Dorado County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).