El Dorado County, California · Wholesaling

Wholesaling Real Estate in El Dorado County, California

Wholesaling real estate in El Dorado County, California lets you profit from property deals without buying, renovating, or holding a home. You find a distressed property, sign a purchase contract with a motivated seller, and assign that contract to a cash buyer for a fee.

Assign contractsCash buyersProbate leadsPre-foreclosureAbsentee owners

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El Dorado County, California areas and ZIP codes map for real estate investors
$699,000
Median listing price (down 0.1%)
1,956
Active listings in El Dorado County
60 days
Average time on market
$2,380
Median rent (down 2.9%)

Market data: Realtor.com El Dorado County housing market, October 2026. Zillow Home Value Index for El Dorado County: $650,967 (up 0.5% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

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Local market snapshot

Why wholesale real estate in El Dorado County?

Wholesaling needs little capital because you control a property with a contract and an earnest money deposit, not a mortgage. In addition, your buyer handles the repairs, so you never manage contractors, and many assignments close in weeks rather than months.

El Dorado County is home to about 191,000 residents as of the 2020 census, and its county seat is Placerville. Its ZIP codes span communities such as Coloma, Diamond Springs, Garden Valley, and Greenwood, and motivated-seller situations such as inherited homes, tired rentals, and pre-foreclosures show up across all of them.

With a population of this size, El Dorado County produces a steady flow of probate filings, divorces, and foreclosure notices every year. Investors who track these records and reach owners early tend to find the best off-market deals.

El Dorado County wholesale real estate investors finding off-market deals
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Shannon Thompson
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Step-by-step

How does wholesaling real estate work in El Dorado County?

Every wholesale deal follows the same path, from the first lead to the assignment fee:

Find a distressed property

Initially, use targeted lead generation to find owners with a reason to sell, such as heirs, tired landlords, or owners facing foreclosure.

Run the numbers

Next, estimate the after-repair value (ARV) from nearby sales, because your offer depends on it.

Sign a purchase contract

Then agree on a price that leaves room for your buyer’s profit as well as your assignment fee.

Find a cash buyer

After that, match the deal with a flipper, landlord, or other cash buyer from your list.

Assign the contract

In addition, transfer your rights under the contract to the buyer in exchange for your fee.

Collect your fee

Finally, the title company or closing attorney usually pays your assignment fee at closing.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in El Dorado County, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
Anthony Coletti, ForeclosuresDaily.com customer

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Anthony Coletti
Real estate investor

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Find a deal

How do you calculate a wholesale offer in El Dorado County?

Every offer starts with the ARV, which is what the home will be worth once it is fixed. For example, the 70% Rule says your buyer should pay no more than 70% of ARV minus repairs. Because your assignment fee comes out of that number, your contract price must be even lower.

For instance, here is the math using the El Dorado County median listing price as the ARV, an 8% repair budget, and a typical assignment fee.

Wholesale offer example

ARV$699,000
70% of ARV − repairs ($56,000)$433,300
Your assignment fee− $21,000
Your contract price$412,300
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Zip codes

El Dorado County ZIP codes to watch

Start your search in these El Dorado County ZIP codes, and then expand as you learn which areas your buyers want. Next, choose a ZIP code from the menu to open its investing data.

ColomaZIP 95613Wholesale

Coloma (95613) market snapshot

Coloma is a census-designated place in El Dorado County, California. It is approximately 36 miles northeast of Sacramento. Coloma is most noted for being the site where James W. Marshall found gold in the Sierra Nevada foothills, at Sutter's Mill on January 24, 1848, leading to the California gold rush. Population: 521.

Investor note: Unincorporated area: permits, liens, and code enforcement are handled by the township or county, so pull records there. Small market: few sales each year, so verify every comp and keep a local buyers list. Pull probate, pre-foreclosure, and absentee-owner leads for 95613 to find motivated sellers here.

Diamond SpringsZIP 95619$505,000Flip & wholesale

Diamond Springs (95619) market snapshot

$505,000 ▼ 2.8%Median listing price
$298Price per sq ft
40 days ▼ 64.1%Days on market
n/aMedian rent
31 ▼ 13.9%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $436,501 (down 0.3% from a year earlier) as of August 2026.

Diamond Springs is a census-designated place in El Dorado County, California. It is part of the Sacramento metropolitan area. The town is registered as California Historical Landmark number 487. It lies at an elevation of 1791 feet. Population: 11,345 (2020 census).

Max offer when the ARV equals the median price$505,000 × 70% − $40,000 repairs = $313,500 max offer

Also see the full 95619 market report on Realtor.com →Then view 95619 homes on Zillow →

Garden ValleyZIP 95633$599,000Wholesale

Garden Valley (95633) market snapshot

$599,000 ▲ 23.5%Median listing price
$300Price per sq ft
72 days ▲ 2.9%Days on market
n/aMedian rent
38 ▼ 17.1%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $479,231 (up 0.5% from a year earlier) as of August 2026.

Garden Valley is an unincorporated community in El Dorado County, California. 25 miles north-northwest of Chili Bar, at an elevation of 1949 feet. A post office operated at Garden Valley from 1852 to 1853, from 1854 to 1862, from 1872 to 1895, and from 1896 to present. The place was originally called Johntown in honor of the sailor who discovered gold at the site.

Investor note: Industrial history: older housing stock often needs updates, which suits fix-and-flip buyers.

Max offer when the ARV equals the median price$599,000 × 70% − $48,000 repairs = $371,300 max offer

Also see the full 95633 market report on Realtor.com →Then view 95633 homes on Zillow →

GreenwoodZIP 95635$649,000Wholesale

Greenwood (95635) market snapshot

$649,000 ▲ 23.9%Median listing price
$313Price per sq ft
58 days ▼ 37.1%Days on market
n/aMedian rent
21 ▼ 13.6%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $470,445 (down 1.5% from a year earlier) as of August 2026.

Greenwood is an unincorporated community in El Dorado County, California. It is located 4 miles west of Georgetown, at an elevation of 1608 feet. The place was originally called Long Valley, then Green Valley, then Lewisville, and finally Greenwood, in honor of John Greenwood, who set up a trading post there in 1848.

Max offer when the ARV equals the median price$649,000 × 70% − $52,000 repairs = $402,300 max offer

Also see the full 95635 market report on Realtor.com →Then view 95635 homes on Zillow →

LotusZIP 95651Wholesale

Lotus (95651) market snapshot

In addition, the Zillow Home Value Index is $601,843 (up 1.1% from a year earlier) as of August 2026.

Lotus is an unincorporated community in El Dorado County, California. It is located 1 mile west of Coloma, at an elevation of 722 feet. The settlement was established in 1849 and named for James W. Marshall, a discoverer of gold. In 1850, the name was changed to Uniontown to commemorate California's admission to the Union. The name was changed to Lotus with the arrival of the post office in 1881.

RescueZIP 95672$1,100,000Flip

Rescue (95672) market snapshot

$1,100,000 ▲ 15.9%Median listing price
$393Price per sq ft
55 days ▼ 3.5%Days on market
n/aMedian rent
47 ▲ 28.6%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $827,919 (down 0% from a year earlier) as of August 2026.

Rescue is an unincorporated community in El Dorado County, California. It is located north-northwest of Shingle Springs and north-northeast of Cameron Park. The town lies at an elevation of 1214 feet.

Investor note: Commuter suburb: owner-occupant demand helps retail resales and quick assignments.

Max offer when the ARV equals the median price$1,100,000 × 70% − $88,000 repairs = $682,000 max offer

Also see the full 95672 market report on Realtor.com →Then view 95672 homes on Zillow →

SomersetZIP 95684$599,000Wholesale

Somerset (95684) market snapshot

$599,000 ▲ 4.1%Median listing price
$333Price per sq ft
90 days ▼ 3.5%Days on market
n/aMedian rent
73 ▼ 1.5%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $460,315 (down 1.6% from a year earlier) as of August 2026.

Somerset is an unincorporated community in El Dorado County, California. 25 miles south of Camino, at an elevation of 2,093 feet. Somerset is a rural town located at the junction of Bucks Bar Road, Grizzly Flat Road, and Mount Aukum Roads. Most of the land in the Somerset area is divided into ten acre properties.

Max offer when the ARV equals the median price$599,000 × 70% − $48,000 repairs = $371,300 max offer

Also see the full 95684 market report on Realtor.com →Then view 95684 homes on Zillow →

KyburzZIP 95720Wholesale

Kyburz (95720) market snapshot

In addition, the Zillow Home Value Index is $313,018 (down 1.1% from a year earlier) as of August 2026.

Kyburz is a small unincorporated community in El Dorado County, California. It is located along the South Fork of the American River and U.S. Route 50, and is surrounded by the Eldorado National Forest. Its elevation is 4058 feet above sea level. Settlement began one mile west at Webster’s Sugar Loaf House as a remount station for the pony express on April 3, 1860.

Investor note: Water nearby: view and water-access homes often sell at a premium, so compare ARV carefully and check flood zones.

Pacific HouseZIP 95726$399,000Negotiate

Pacific House (95726) market snapshot

$399,000 ▼ 6.1%Median listing price
$255Price per sq ft
65 days ▲ 0.8%Days on market
$1,989 ▼ 17.1%Median rent
152 ▼ 3.3%Active listings
6.0%Gross rent yield

In addition, the Zillow Home Value Index is $396,103 (down 0.8% from a year earlier) as of August 2026.

ZIP 95726 is part of Pollock Pines, CA.

Max offer when the ARV equals the median price$399,000 × 70% − $32,000 repairs = $247,300 max offer

Also see the full 95726 market report on Realtor.com →Then view 95726 homes on Zillow →

El Dorado HillsZIP 95762$1,052,000Negotiate

El Dorado Hills (95762) market snapshot

$1,052,000 ▼ 3.4%Median listing price
$374Price per sq ft
52 days ▲ 4%Days on market
$2,636 ▲ 6.8%Median rent
421 ▲ 12.4%Active listings
3.0%Gross rent yield

In addition, the Zillow Home Value Index is $905,572 (up 0.9% from a year earlier) as of August 2026.

El Dorado Hills is an unincorporated town and census-designated place in El Dorado County, California. Population: 50,547 (2020 census).

Max offer when the ARV equals the median price$1,052,000 × 70% − $84,000 repairs = $652,400 max offer

Also see the full 95762 market report on Realtor.com →Then view 95762 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the max offer assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield
Probate investor · Los Angeles

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Cash buyers

How do you build your buyers list in El Dorado County?

Build your buyers list before you sign your first contract. Your best buyers are cash buyers who can close quickly, such as flippers, landlords, and small builders.

  • First of all, attend local real estate investor meetups.
  • Also, review recent cash sales in county records to find active buyers.
  • Then connect with title companies, hard money lenders, and property managers.
  • Finally, ask every buyer for their buy box: areas, price range, and rehab level.
Contracts

What does assigning contracts mean in California?

Assigning contracts means transferring your rights as the buyer under a purchase agreement to another investor. Your contract should allow assignment, and your buyer typically pays your assignment fee at closing.

Wholesaling is legal in most states, but the rules differ. Some states require disclosures or a real estate license for certain activities, so review your contracts with a California real estate attorney before you start.

Nancy Wallace-Laab, ForeclosuresDaily.com customer

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Nancy Wallace-Laab
Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
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More guides

More wholesaling guides in California

Compare nearby markets before you choose where to farm. For example, these local guides cover other California cities and counties:

Contra Costa County · Los Angeles County · Orange County · Riverside County · Sacramento County · San Diego County · Solano County · Wholesale House Prices Fresno · Wholesale House Prices Long Beach · Wholesale House Prices Los Angeles

Also, see Wholesaling Real Estate for Profit for the profit math and guides in every state.

FAQ

Wholesaling questions for El Dorado County

How do you wholesale real estate in El Dorado County?

First of all, find a motivated seller through probate, pre-foreclosure, or absentee-owner leads. Then sign a contract at a discount, and finally assign it to a cash buyer for a fee.

Is wholesaling legal in California?

Wholesaling is legal in most states, but the rules vary. For example, some states require disclosures or a license for certain activities, so have a California real estate attorney review your contracts.

How much can you make wholesaling in El Dorado County?

Assignment fees vary by deal. For instance, a fee of about 3% on a home priced near the El Dorado County median of $699,000 would be roughly $21,000.

Which El Dorado County ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 95726 (Pacific House) at $399,000, 95619 (Diamond Springs) at $505,000, and 95633 (Garden Valley) at $599,000, based on Realtor.com data from October 2026.

Where do El Dorado County foreclosures come from?

Most start with missed mortgage payments, so pre-foreclosure filings appear months before an auction. As a result, investors who reach owners early can buy before the home is listed.

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