Renting · Section 8
Data from November 2026
Renting in El Dorado County, California
El Dorado County has a HUD fair market rent of $2,201 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,715 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $42.33 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $2,201
- a month, HUD, Fiscal year 2027
- 16% less than in California
- Typical rent
- $1,715
- a month, Census, Average 2020–2024
- 16% less than in California
- Wage needed
- $42.33
- an hour, 2 bedrooms
- Or $88,040 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 54%
- spend 30% or more of income on rent
- 3% less than in California
Only here
Renting in El Dorado County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Nearby, in Amador County, the typical rent is $1,421: 17% less than in El Dorado County ($1,715).
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At 77%, El Dorado County ranks 5th among the 58 counties in California for the highest homeownership rate.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in El Dorado County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in El Dorado County was $2,498 a month in September 2026: 4.4% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| 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 |
HUD area: Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 23 ZIP codes in El Dorado County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,410 in 95726 to $3,140 in 95762. 6 ZIP codes are above the county's fair market rent ($2,201).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 95613 | $1,660 | $1,700 | $2,090 | $2,740 | $3,160 |
|---|---|---|---|---|---|
| 95614 | $2,480 | $2,560 | $3,140 | $4,120 | $4,750 |
| 95619 | $1,730 | $1,780 | $2,190 | $2,870 | $3,310 |
| 95623 | $1,530 | $1,610 | $1,980 | $2,630 | $3,030 |
| 95633 | $1,660 | $1,720 | $2,140 | $2,900 | $3,340 |
| 95634 | $1,690 | $1,770 | $2,170 | $2,890 | $3,330 |
| 95635 | $1,860 | $1,950 | $2,400 | $3,190 | $3,680 |
| 95636 | $1,610 | $1,660 | $2,040 | $2,680 | $3,090 |
| 95651 | $1,780 | $1,830 | $2,250 | $2,950 | $3,400 |
| 95664 | $1,540 | $1,590 | $1,950 | $2,560 | $2,950 |
| 95667 | $1,420 | $1,460 | $1,790 | $2,350 | $2,710 |
| 95672 | $2,200 | $2,270 | $2,780 | $3,650 | $4,210 |
| 95682 | $1,760 | $1,820 | $2,230 | $2,920 | $3,370 |
| 95684 | $1,610 | $1,660 | $2,040 | $2,680 | $3,090 |
| 95709 | $1,490 | $1,530 | $1,880 | $2,470 | $2,840 |
| 95720 | $1,230 | $1,270 | $1,550 | $2,060 | $2,370 |
| 95721 | $1,660 | $1,710 | $2,100 | $2,750 | $3,180 |
| 95726 | $1,120 | $1,150 | $1,410 | $1,850 | $2,130 |
| 95735 | $1,660 | $1,710 | $2,100 | $2,750 | $3,180 |
| 95762 | $2,480 | $2,560 | $3,140 | $4,120 | $4,750 |
| 96142 | $1,730 | $1,780 | $2,190 | $2,870 | $3,310 |
| 96150 | $1,530 | $1,570 | $1,930 | $2,530 | $2,920 |
| 96155 | $1,350 | $1,390 | $1,750 | $2,270 | $2,640 |
- 95613 $2,090$2,740
- 95614 $3,140$4,120
- 95619 $2,190$2,870
- 95623 $1,980$2,630
- 95633 $2,140$2,900
- 95634 $2,170$2,890
- 95635 $2,400$3,190
- 95636 $2,040$2,680
- 95651 $2,250$2,950
- 95664 $1,950$2,560
- 95667 $1,790$2,350
- 95672 $2,780$3,650
- 95682 $2,230$2,920
- 95684 $2,040$2,680
- 95709 $1,880$2,470
- 95720 $1,550$2,060
- 95721 $2,100$2,750
- 95726 $1,410$1,850
- 95735 $2,100$2,750
- 95762 $3,140$4,120
- 96142 $2,190$2,870
- 96150 $1,930$2,530
- 96155 $1,750$2,270
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In El Dorado County, 54% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
54%
of renter households spend 30% or more of their income on rent.
17,341 households rent in El Dorado County
- Spend half or more of their income 27%
- Spend 30% or more, but less than half 26%
- Spend less than 30% 46%
Compared with the state and the country
- El Dorado 54%
- California 55%
- United States 51%
Low-income apartments
Low-income apartments in El Dorado County
HUD lists 27 properties with homes for low-income households in El Dorado County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 21
- HUD-assisted
- 9
1,796 homes in all; 1,722 of them low-income, according to HUD.
- Knolls at Green Valley Tax credit (LIHTC) 3301 Cimmarron Rd, Cameron Park 95682 200 homes, 199 low-income · 1 bd: 64 · 2 bd: 100 · 3 bd: 36 · In service since 2005 · For families
- White Rock Village Tax credit (LIHTC) 2200 Valley View Pkwy, El Dorado Hills 95762 180 homes, 167 low-income · 1 bd: 40 · 2 bd: 60 · 3 bd: 50 · 4 bd: 18 · In service since 2005 · For families
- Bijou Woods Apts Tax credit (LIHTC) · HUD-assisted 3421 Spruce Ave, South Lake Tahoe 96150 92 homes, 90 low-income · 1 bd: 20 · 2 bd: 32 · 3 bd: 34 · 4 bd: 6 · In service since 2001 · For families · (530) 544-4070
- Glenview Apartments Tax credit (LIHTC) 2361 Bass Lake Rd, Cameron Park 95682 88 homes, 87 low-income · 2 bd: 40 · 3 bd: 48 · In service since 2016 · For families
- Placerville Apts Tax credit (LIHTC) 2684 Coloma Ct, Placerville 95667 84 homes, 83 low-income · 1 bd: 34 · 2 bd: 44 · 3 bd: 6 · In service since 2010
- Cottonwood Senior Apts Tax credit (LIHTC) 2801 Clay St, Placerville 95667 81 homes, 80 low-income · 1 bd: 64 · 2 bd: 16 · In service since 2000 · For older adults
- Cameron Park Village Tax credit (LIHTC) 3433 Palmer Dr, Cameron Park 95682 80 homes, 79 low-income · 1 bd: 40 · 2 bd: 8 · 3 bd: 32 · In service since 1995 · For families
- Cottonwood Park Apts Tax credit (LIHTC) 3030 New Jersey Way, Placerville 95667 77 low-income homes · 2 bd: 32 · 3 bd: 32 · 4 bd: 14 · In service since 1999 · For families
- Sierra Gardens Apartments HUD-assisted 1801 Lake Tahoe Blvd, South Lake Tahoe 96150 76 low-income homes · For families · (530) 541-7237
- Placer Village Apts Tax credit (LIHTC) 2789 Ray Lawyer Dr, Placerville 95667 76 homes, 75 low-income · 2 bd: 36 · 3 bd: 32 · 4 bd: 8 · In service since 1996 · For families
- Shingle Terrace Apts Tax credit (LIHTC) 3840 Market Ct, Shingle Springs 95682 71 low-income homes · 2 bd: 28 · 3 bd: 32 · 4 bd: 12 · In service since 1999 · For families
- Tahoe Valley Townhomes Tax credit (LIHTC) 1055 Tata Ln, South Lake Tahoe 96150 70 homes, 68 low-income · 1 bd: 12 · 2 bd: 44 · 3 bd: 14 · In service since 1999
- Sunrise Gardens Tax credit (LIHTC) · HUD-assisted 1400 Woodman Cir, Placerville 95667 67 low-income homes · 1 bd: 55 · 2 bd: 12 · In service since 2018 · For older adults · (530) 626-3394
- Diamond Terrace Apts - Diamond Springs Tax credit (LIHTC) 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
- Eskaton Lincoln Manor HUD-assisted 6600 Mother Lode Dr, Placerville 95667 55 homes, 54 low-income · For older adults · (530) 621-0959
- Deer View Park Apts Tax credit (LIHTC) · HUD-assisted 2880 Schnell School Rd, Placerville 95667 48 homes, 47 low-income · 1 bd: 6 · 2 bd: 42 · In service since 2006 · For families · (530) 626-8600
- The Aspens at South Lake Tax credit (LIHTC) 3521 Pioneer Trl, South Lake Tahoe 96150 48 homes, 47 low-income · 1 bd: 18 · 2 bd: 14 · 3 bd: 16 · In service since 2013 · For families
- President Abraham Lincoln Manor II HUD-assisted 6600 Mother Lode Dr, Placerville 95667 45 low-income homes · For older adults · (530) 621-4455
- Tahoe Senior Plaza HUD-assisted 1101 3rd St, South Lake Tahoe 96150 45 homes, 44 low-income · For older adults · (530) 542-7048
- Green Valley Apts Tax credit (LIHTC) 2640 La Crescenta Dr, Cameron Park 95682 40 homes, 39 low-income · 1 bd: 16 · 2 bd: 16 · 3 bd: 8 · In service since 2005
- Trailside Terrace Apts Tax credit (LIHTC) 4050 Sunset Ln, Shingle Springs 95682 40 homes, 39 low-income · 1 bd: 8 · 2 bd: 20 · 3 bd: 12 · In service since 2013 · For families, people experiencing homelessness
- Carson Ridge Apts II Tax credit (LIHTC) 2848 Schnell School Rd, Placerville 95667 36 low-income homes · In service since 1987 · For families
- Kelly Ridge Tax credit (LIHTC) 1447 Herbert Ave, South Lake Tahoe 96150 33 homes, 32 low-income · 1 bd: 30 · 2 bd: 3 · In service since 2009 · For older adults
- Tahoe Pines Apts Tax credit (LIHTC) 3431 Spruce Ave, South Lake Tahoe 96150 28 homes, 27 low-income · 2 bd: 12 · 3 bd: 16 · In service since 1994 · For families
- Sky Forest Acres HUD-assisted 750 Emerald Bay Rd, South Lake Tahoe 96150 18 homes, 17 low-income · For people with disabilities · (800) 466-7722
- Diamond Sunrise Phase II HUD-assisted 4015 Panther Ln, Diamond Springs 95619 16 homes, 15 low-income · For older adults · (530) 622-4121
- Sunset Lane Apts Tax credit (LIHTC) 4300 Sunset Ln, Shingle Springs 95682 40 homes
3 properties have two programs at the same address and appear once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in El Dorado County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in El Dorado County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $27,600 | $46,000 | $73,600 |
| 2 people | $31,550 | $52,600 | $84,100 |
| 3 people | $35,500 | $59,150 | $94,600 |
| 4 people | $39,400 | $65,700 | $105,100 |
| 5 people | $42,600 | $71,000 | $113,550 |
| 6 people | $45,750 | $76,250 | $121,950 |
| 7 people | $50,040 | $81,500 | $130,350 |
| 8 people | $55,720 | $86,750 | $138,750 |
Area median income: $124,000. HUD income limits by family size, Fiscal year 2026. Area: Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,568 – $1,916
- 1 bedroom $1,614 – $1,972
- 2 bedrooms $1,981 – $2,421
- 3 bedrooms $2,598 – $3,176
- 4 bedrooms $2,996 – $3,662
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- County of El Dorado Housing Authority Section 8 vouchers · 432 vouchers (530) 621-6300 County of El Dorado Housing Authority: edcha@edcgov.us
Housing agencies in California Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in California
What California law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- How much can they charge for a deposit?
- Up to 1 month of rent
- Cal. Civ. Code §1950.5(c)(1), (c)(4)
- When must they return my deposit?
- 21 days
- Cal. Civ. Code §1950.5
- If I fall behind on rent, what notice must I get?
- 3 court days
- Cal. Code Civ. Proc. §1161(2)
- How much notice ends a month-to-month rental?
- 30 or 60 days, depending on the case
- Cal. Civ. Code §1946.1(b), (c)
- Only a court order can remove youCal. Civ. Code §789.3
- Protection from retaliationCal. Civ. Code §1942.5
- Protection related to immigration statusCal. Civ. Code §1940.3
Help
Where to get help with rent in El Dorado County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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The Greater Sacramento Urban League
3725 Marysville Blvd, Sacramento · 49 miles away · Spanish
- Mortgage delinquency and default
- Budget and credit workshops
- and 5 more
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Greater Sacramento Urban League-Oak Park
2331 Alhambra Blvd, Sacramento · 53 miles away · Spanish
- Budget and credit workshops
- Homelessness services
- and 4 more
-
Sacramento Neighborhood Housing Services Inc Aka Formally Known As Neighborworks Homeownership Center Sacramento Region
2411 Alhambra Blvd, Sacramento · 53 miles away · Spanish
Also serves in other languages.
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 8 more
Rental assistance programs
The ones that serve in El Dorado County or the whole state, with what each page says about being open.
-
Low Income Home Energy Assistance Program (LIHEAP): energy bill help
Run by California Department of Community Services and Development (CSD)
One-time payment from the federal LIHEAP program in California to help with your heating or cooling bill, or if your service is about to be shut off
Limited funds remain, per the source
See details
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in El Dorado County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in California, the average home bill was $161 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$4,402
What you need before you get the keys.
What adds up
- First month
- $2,201
- Security deposit
- $2,201
- Total
- $4,402
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in El Dorado County?
According to HUD (Fiscal year 2027): Studio: $1,742; 1 bedroom: $1,793; 2 bedrooms: $2,201; 3 bedrooms: $2,887; 4 bedrooms: $3,329. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in El Dorado County?
Paying the 2-bedroom fair market rent ($2,201) without spending more than 30% of income takes $42.33 an hour full time, or $88,040 a year.
Who qualifies for Section 8 in El Dorado County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $65,700 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in El Dorado County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,981 and $2,421 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in El Dorado County?
For 2 bedrooms they run from $1,410 in 95726 to $3,140 in 95762. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in El Dorado County?
HUD lists 27 properties with homes for low-income households in El Dorado County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in El Dorado County?
HUD counts rent as a burden when it reaches 30% of income or more. In El Dorado County, 54% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).