City · 21,269 residents · El Dorado County, California
South Lake Tahoe, California
In South Lake Tahoe, a typical home is worth $682,400 and typical rent is $1,606 a month. Compared with all of El Dorado County, typical household income is 25% lower, typical rent is 6% lower, and the share of households that own their home is 26 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $654,540 to $656,906.
Typical rent
$2,377a month
▲ 5.4% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,989 to $2,377.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
South Lake Tahoe 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
What this place has that others do not, from public data, most unusual first.
1
51% of households in South Lake Tahoe own their home, against 77% in El Dorado County.
2
Nearby, in Pollock Pines, the typical home value is $394,000: 42% less than in South Lake Tahoe ($682,400).
3
Nearby, in Placerville, the typical rent is $1,234: 23% less than in South Lake Tahoe ($1,606).
4
The typical household income in South Lake Tahoe is $82,002,25% less than in El Dorado County as a whole ($108,845).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in South Lake Tahoe
What homes there are in South Lake Tahoe, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
South Lake Tahoe
El Dorado County
California
United States
Kind of home: South Lake Tahoe and its comparisons
Measure
South Lake Tahoe
El Dorado County
California
United States
Detached house
65%
81%
57%
61%
Attached house
3%
3%
7%
6%
Building of 2 to 4
12%
5%
8%
8%
Apartments (5 or more)
17%
7%
24%
19%
Mobile home
3%
5%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses are the majority in South Lake Tahoe (65%), but less so than in El Dorado County (81%).
Year built
Before 19601960–19791980–19992000–20092010 or later
South Lake Tahoe
El Dorado County
California
United States
Year built: South Lake Tahoe and its comparisons
Measure
South Lake Tahoe
El Dorado County
California
United States
Before 1960
21%
12%
27%
26%
1960–1979
53%
33%
29%
24%
1980–1999
16%
32%
25%
25%
2000–2009
6%
16%
11%
14%
2010 or later
4%
7%
8%
11%
Homes in South Lake Tahoe are older: the typical year built is 1973; in El Dorado County, 1983.
There are fewer big homes in South Lake Tahoe than in El Dorado County: 53% have 3 bedrooms or more, against 69%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300K4%
$300K–$500K18%
$500K–$750K32%
$750K–$1M23%
$1M or more19%
Value of owner-occupied homes: South Lake Tahoe and its comparisons
Measure
South Lake Tahoe
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
4%
$300K–$500K
18%
$500K–$750K
32%
$750K–$1M
23%
$1M or more
19%
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99914%
$1,000–$1,49929%
$1,500–$1,99921%
$2,000–$2,49924%
$2,500–$2,999Unreliable
$3,000 or more4%
Monthly rent with utilities: South Lake Tahoe and its comparisons
Measure
South Lake Tahoe
Under $500
Unreliable estimate
$500–$999
14%
$1,000–$1,499
29%
$1,500–$1,999
21%
$2,000–$2,499
24%
$2,500–$2,999
Unreliable estimate
$3,000 or more
4%
With a mortgage
$2,698 a month
El Dorado County: $3,014 a month
Without a mortgage
$846 a month
El Dorado County: $939 a month
Owners with a mortgage
65%
El Dorado County: 68%
In South Lake Tahoe, 65% of owners have a mortgage, and their typical cost is $2,698 a month, against $3,014 in El Dorado County. Without one it drops to $846.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
South Lake Tahoe+69%
El Dorado County+48%
California+46%
United States+53%
Typical rent
South Lake Tahoe+58%
El Dorado County+36%
California+36%
United States+33%
Typical household income
South Lake Tahoe+66%
El Dorado County+31%
California+32%
United States+29%
Change since 2015–2019: South Lake Tahoe and its comparisons
Measure
South Lake Tahoe
El Dorado County
California
United States
Typical home value
+69%
+48%
+46%
+53%
Typical rent
+58%
+36%
+36%
+33%
Typical household income
+66%
+31%
+32%
+29%
Since 2015–2019, homes in South Lake Tahoe gained value faster than in El Dorado County: 69% against 48%.
Since 2015–2019, the typical rent in South Lake Tahoe rose 58%, more than in El Dorado County (36%).
To compare: typical income in South Lake Tahoe rose 66%; the home, +69%; the rent, +58%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: South Lake Tahoe and its comparisons
Measure
South Lake Tahoe
El Dorado County
California
United States
Rental vacancy
10.0%
7.4%
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
0.8%
0.9%
More than one person per room
6.3%
2.5%
8.2%
3.4%
People per household
2.20
2.50
2.84
2.53
Drive alone
60%
66%
66%
69%
Carpool
11%
7%
10%
9%
Public transit
Unreliable estimate
1%
3%
3%
Walk or bike
10%
3%
3%
3%
Work from home
15%
22%
17%
15%
Other means
Unreliable estimate
2%
2%
2%
Typical commute
10 to 19 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
The rental vacancy rate in South Lake Tahoe is 10.0%, higher than in El Dorado County (7.4%).
In South Lake Tahoe, 6.3% of households live with more than one person per room, against 2.5% in El Dorado County.
On average, a household in South Lake Tahoe has 2.20 people, fewer than in El Dorado County (2.50).
More people walk or bike to work in South Lake Tahoe: 10%, against 3% in El Dorado County.
Do the math
What would you pay each month for a home in South Lake Tahoe?
A typical home costs more than the typical income allows
We start with a typical home in South Lake Tahoe, worth $682,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 80% of the typical household income in South Lake Tahoe, which is $82,002 a year. For that payment to be 28% of income, a household would need to earn about $234,032 a year.
The calculator's FHA and conventional loan limits are those of all of El Dorado County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in South Lake Tahoe. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $23,884 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$5,461
at 7.18% · 30 years
Loan amount
$670,040
Total interest
$964,030
Paid off in
November 2056
Includes $11,524 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,913 a month
Tight
$1,913 to $2,460 a month
Hard
more than $2,460 a month
Your payment · 80%
Compared with the typical household income in South Lake Tahoe ($82,002 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$4,539
Property tax
$336
Home insurance
$284
FHA mortgage insurance (MIP)
$302
You need at least $23,884 for the down payment, plus closing costs.
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.
Total monthly payment $5,461; principal and interest $4,539.
The city and its county
South Lake Tahoe and El Dorado County
South Lake Tahoe 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).
South Lake Tahoe
Map of El Dorado County, California, with South Lake Tahoe marked. Around it, the neighboring counties.
South Lake Tahoe
El Dorado County
Other cities with a page
South Lake Tahoe's own numbers
Typical home value
$682,400
Typical monthly rent
$1,606
Typical yearly household income
$82,002
Households that own their home
51%
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.
A typical home in South Lake Tahoe is worth $682,400: about the same as the county and 7% below California. With the typical household income in South Lake Tahoe ($82,002 a year), a typical home costs 8.3 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.
South Lake Tahoe8.3 years
El Dorado6.2 years
California7.4 years
United States4.1 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.
Yearly change in FHFA’s price index in El Dorado County, 2016 to 2025
2016: +7.9% +7.9% 2016
2017: +7.4% +7.4% 2017
2018: +5.8% +5.8% 2018
2019: +2.6% +2.6% 2019
2020: +2.2% +2.2% 2020
2021: +15.2% +15.2% 2021
2022: +12.9% +12.9% 2022
2023: −1.0% −1.0% 2023
2024: +1.9% +1.9% 2024
2025: +0.5% +0.5% 2025
Change in FHFA’s price index in El Dorado County, California and the United States
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
South Lake Tahoe 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
South Lake Tahoe$682,400
El Dorado$679,900
California$734,700
United States$332,700
Typical monthly rent
South Lake Tahoe$1,606
El Dorado$1,715
California$2,036
United States$1,413
Typical yearly household income
South Lake Tahoe$82,002
El Dorado$108,845
California$99,122
United States$80,734
See the full table
South Lake Tahoe next to El Dorado County and California
Measure
South Lake Tahoe
El Dorado County
California
U.S.
Typical home value
$682,400
$679,900
$734,700
$332,700
Typical monthly rent
$1,606 ▼6% below the county
$1,715
$2,036
$1,413
Typical yearly household income
$82,002 ▼25% below the county
$108,845
$99,122
$80,734
Households that own their home
51% ▼26 points below the county
77%
56%
65%
Typical yearly property tax
$4,007 ▼16% below the county
$4,753
$5,124
$3,119
Effective property tax rate
0.59% ▼0.11 points below the county
0.7%
0.7%
0.94%
Renters with high rent for their income
52% ▼2 points below the county
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 South Lake Tahoe
For a typical $682,400 home in South Lake Tahoe, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, South Lake Tahoe's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$5,461a month
Least cash to close
Down payment
$23,884
Cash to close
$44,356
Rate
7.18%
Mortgage insurance
FHA MIP · $302
Conventional, 5% down$5,336a month
Down payment
$34,120
Cash to close
$54,592
Rate
7.18%
Mortgage insurance
PMI · $324
Conventional, 20% down, no PMI$4,318a month
Down payment
$136,480
Cash to close
$156,952
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$4,949a month
Down payment
$102,360
Cash to close
$122,832
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in South Lake Tahoe
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$5,461
$23,884
$670,040
7.18%
FHA MIP · $302
$44,356
580
Conventional, 5% down
$5,336
$34,120
$648,280
7.18%
PMI · $324
$54,592
620*
Conventional, 20% down, no PMI
$4,318
$136,480
$545,920
7.18%
None
$156,952
620*
ITIN, 15% down (example)
$4,949
$102,360
$580,040
8.18%
None
$122,832
Set by the lender
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.
Typical rent in South Lake Tahoe is $1,606 a month: 6% below the county. In South Lake Tahoe, 52% 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in El Dorado County (Fiscal year 2027)
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 South Lake Tahoe
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). South Lake Tahoe is in ZIP code 96150.
For 2 bedrooms it is $1,930: $271 less than the fair market rent for El Dorado County ($2,201).
Fair market rent by ZIP code and size in South Lake Tahoe, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
96150
$1,530
$1,570
$1,930
$2,530
$2,920
ZIP code2 bd3 bd
96150 $1,930$2,530
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for South Lake Tahoe 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 8 buildings with rents for lower incomes in South Lake Tahoe. These are the largest.
Bijou Woods Apts3421 Spruce Ave, South Lake Tahoe 9615092 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
Sierra Gardens Apartments1801 Lake Tahoe Blvd, South Lake Tahoe 9615076 low-income homes · For families(530) 541-7237
Tahoe Valley Townhomes1055 Tata Ln, South Lake Tahoe 9615070 homes, 68 low-income · 1 bd: 12 · 2 bd: 44 · 3 bd: 14 · In service since 1999
The Aspens at South Lake3521 Pioneer Trl, South Lake Tahoe 9615048 homes, 47 low-income · 1 bd: 18 · 2 bd: 14 · 3 bd: 16 · In service since 2013 · For families
Tahoe Senior Plaza1101 3rd St, South Lake Tahoe 9615045 homes, 44 low-income · For older adults(530) 542-7048
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.
No down payment, repair or rent-help program on our list is for South Lake Tahoe or El Dorado County. The ones below are statewide in California: they work in South Lake Tahoe the same as in the rest of the state.
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).
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).
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).
The HUD-approved agencies closest to the center of South Lake Tahoe, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
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 South Lake Tahoe
HUD’s record names them for South Lake Tahoe or El Dorado County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.
County of El Dorado Housing AuthoritySection 8 vouchers(530) 621-6300
No legal help resource on our list is for South Lake Tahoe or El Dorado County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for South Lake Tahoe 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 South Lake Tahoe?
The typical home value in South Lake Tahoe is $682,400, 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 South Lake Tahoe?
Typical rent in South Lake Tahoe is $1,606 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 South Lake Tahoe?
South Lake Tahoe 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 South Lake Tahoe?
The typical homeowner in South Lake Tahoe pays $4,007 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 South Lake Tahoe?
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.
