Wholesaling Real Estate in El Dorado County, California
Also, wholesaling in El Dorado County, California, lets you make money on a property without buying, rehabbing, or holding it. In addition, you locate a distressed home, contract with a motivated owner, and assign that contract to a cash buyer for a fee.
In general, most El Dorado County foreclosures are trustee sales that skip the courtroom. As a result, contracts signed before the auction date leave time to bring in a buyer.
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El Dorado County, California housing market at a glance
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.
Why wholesale property in El Dorado County?
Overall, an El Dorado County deal is controlled with a purchase contract and earnest money, not a mortgage. As a result, you can start with little cash. Generally, the buyer you assign to handles repairs and crews, and many assignments close within weeks.
In addition, the county's ZIP codes stretch from Coloma and Garden Valley to Diamond Springs and Greenwood, and inherited homes, tired rentals, and pre-foreclosures surface in all of them.
With a population that size, the county sees a regular flow of probate cases, divorce filings, and recorded notices of default. Wholesalers who follow those records and reach owners first tend to land the best off-market deals.
What are the steps to wholesale a house in El Dorado County?
An El Dorado County assignment generally runs through six stages, from first lead to fee:
- Find a distressed property
So, build El Dorado County lists of owners with a real reason to sell, including heirs, tired landlords, and owners with a recorded notice of default. - Run the numbers
So, set the after-repair value (ARV) from recent sales of similar homes in the same community, because the offer rests on it. - Sign a purchase contract
So, agree on a contract price that protects your buyer's profit and leaves room for your fee. - Find a cash buyer
In general, offer the contract to a flipper, landlord, or cash buyer on your list who buys in that area. - Assign the contract
So, sign an assignment that passes your contract rights to the buyer and states your fee. - Collect your fee
Overall, your fee is usually paid at closing through the closing agent handling the sale.
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.
How do you calculate an El Dorado County wholesale offer?
Generally, every El Dorado County offer starts from the ARV, the home's projected value after repairs.
Under the 70% Rule, the buyer's ceiling is 70% of ARV after repair costs come out. Also, your fee also comes out of that ceiling. As a result, the price you offer the owner needs to be lower still.
Wholesale offer example
| Step | Amount |
|---|---|
| ARV | $699,000 |
| 70% of ARV − repairs ($56,000) | $433,300 |
| Your assignment fee | − $21,000 |
| Your contract price |
El Dorado County ZIP codes worth a look
In addition, begin with these El Dorado County ZIP codes and expand as buyers show you which areas they prefer. Then, open any ZIP code for its figures.
ZIP 95613 · Coloma · Wholesale
Market snapshot: Coloma (95613)
Coloma is a census-designated place in El Dorado County, California. Also, it is approximately 36 miles northeast of Sacramento. In general, Coloma is most noted for being the site where James W. Overall, 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: Coloma is unincorporated, so permits, liens, and code cases go through El Dorado County. Sales are few each year, so check every comp, keep local buyers on call, and pull probate, pre-foreclosure, and absentee-owner leads for 95613.
ZIP 95619 · Diamond Springs · $505,000 · Flip & wholesale
Market snapshot: Diamond Springs (95619)
| Metric | Value |
|---|---|
| Median listing price | $505,000 ▼ 2.8% |
| Price per sq ft | $298 |
| Days on market | 40 days ▼ 64.1% |
| Median rent | n/a |
| Active listings | 31 ▼ 13.9% |
| Gross rent yield | n/a |
Diamond Springs' 95619 has a Zillow Home Value Index of $436,501 as of August 2026, down 0.3% from a year earlier.
Diamond Springs is a census-designated place in El Dorado County and part of the Sacramento metro area. Generally, the town is California Historical Landmark number 487, sits at 1791 feet, and had 11,345 residents in the 2020 census.
Max offer when the ARV equals the median price: $505,000 × 70% − $40,000 repairs = $313,500 max offer
ZIP 95633 · Garden Valley · $599,000 · Wholesale
Market snapshot: Garden Valley (95633)
| Metric | Value |
|---|---|
| Median listing price | $599,000 ▲ 23.5% |
| Price per sq ft | $300 |
| Days on market | 72 days ▲ 2.9% |
| Median rent | n/a |
| Active listings | 38 ▼ 17.1% |
| Gross rent yield | n/a |
Garden Valley's 95633 shows a Zillow Home Value Index of $479,231 for August 2026, up 0.5% from a year earlier.
Garden Valley is an unincorporated community in El Dorado County, California. 25 miles north-northwest of Chili Bar, at an elevation of 1949 feet.
Also, a post office operated at Garden Valley from 1852 to 1853, from 1854 to 1862, from 1872 to 1895, and from 1896 to present. In addition, the place was originally called Johntown in honor of the sailor who discovered gold at the site.
Investor note: Garden Valley dates to the Gold Rush, and older rural homes here can need updates that suit fix-and-flip buyers.
Max offer when the ARV equals the median price: $599,000 × 70% − $48,000 repairs = $371,300 max offer
ZIP 95635 · Greenwood · $649,000 · Wholesale
Market snapshot: Greenwood (95635)
| Metric | Value |
|---|---|
| Median listing price | $649,000 ▲ 23.9% |
| Price per sq ft | $313 |
| Days on market | 58 days ▼ 37.1% |
| Median rent | n/a |
| Active listings | 21 ▼ 13.6% |
| Gross rent yield | n/a |
Greenwood (95635) has a Zillow Home Value Index of $470,445 as of August 2026, a 1.5% dip from a year before.
Greenwood is an unincorporated community in El Dorado County, California. Also, it is located 4 miles west of Georgetown, at an elevation of 1608 feet. In general, 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
ZIP 95651 · Lotus · Wholesale
Market snapshot: Lotus (95651)
In Lotus (95651), the Zillow Home Value Index is $601,843 for August 2026, up 1.1% year over year.
Lotus is an unincorporated community in El Dorado County, California. Also, it is located 1 mile west of Coloma, at an elevation of 722 feet. Overall, 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. Generally, the name was changed to Lotus with the arrival of the post office in 1881.
ZIP 95672 · Rescue · $1,100,000 · Flip
Market snapshot: Rescue (95672)
| Metric | Value |
|---|---|
| Median listing price | $1,100,000 ▲ 15.9% |
| Price per sq ft | $393 |
| Days on market | 55 days ▼ 3.5% |
| Median rent | n/a |
| Active listings | 47 ▲ 28.6% |
| Gross rent yield | n/a |
Rescue's 95672 carries a Zillow Home Value Index of $827,919 as of August 2026, a 0% change from a year earlier.
Rescue is an unincorporated community in El Dorado County, California. Also, it is located north-northwest of Shingle Springs and north-northeast of Cameron Park. Also, the town lies at an elevation of 1214 feet.
Investor note: Rescue sits near Shingle Springs and Cameron Park, and owner-occupant demand there supports 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
ZIP 95684 · Somerset · $599,000 · Wholesale
Market snapshot: Somerset (95684)
| Metric | Value |
|---|---|
| Median listing price | $599,000 ▲ 4.1% |
| Price per sq ft | $333 |
| Days on market | 90 days ▼ 3.5% |
| Median rent | n/a |
| Active listings | 73 ▼ 1.5% |
| Gross rent yield | n/a |
Somerset's 95684 posts a Zillow Home Value Index of $460,315 for August 2026, down 1.6% from a year earlier.
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. In addition, 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
ZIP 95720 · Kyburz · Wholesale
Market snapshot: Kyburz (95720)
Kyburz (95720) has a Zillow Home Value Index of $313,018 as of August 2026, 1.1% lower than a year before.
Kyburz is a small unincorporated community in El Dorado County, California. Also, it is located along the South Fork of the American River and U.S. In general, route 50, and is surrounded by the Eldorado National Forest.
Overall, its elevation is 4058 feet above sea level. Generally, 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: Kyburz sits along the South Fork of the American River, where river-view or riverfront homes can sell at a premium, so compare ARV carefully and check flood zones.
ZIP 95726 · Pacific House · $399,000 · Negotiate
Market snapshot: Pacific House (95726)
| Metric | Value |
|---|---|
| Median listing price | $399,000 ▼ 6.1% |
| Price per sq ft | $255 |
| Days on market | 65 days ▲ 0.8% |
| Median rent | $1,989 ▼ 17.1% |
| Active listings | 152 ▼ 3.3% |
| Gross rent yield | 6.0% |
Pacific House's 95726 shows a Zillow Home Value Index of $396,103 for August 2026, down 0.8% from a year earlier.
Also, 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
ZIP 95762 · El Dorado Hills · $1,052,000 · Negotiate
Market snapshot: El Dorado Hills (95762)
| Metric | Value |
|---|---|
| Median listing price | $1,052,000 ▼ 3.4% |
| Price per sq ft | $374 |
| Days on market | 52 days ▲ 4% |
| Median rent | $2,636 ▲ 6.8% |
| Active listings | 421 ▲ 12.4% |
| Gross rent yield | 3.0% |
El Dorado Hills (95762) has a Zillow Home Value Index of $905,572 as of August 2026, up 0.9% from a year earlier.
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
To figure gross rent yield, divide 12 months of median rent by the median listing price. All max offers here assume repairs at 8% of the median price.
How do El Dorado County wholesalers build a buyers list?
So, line up El Dorado County cash buyers early, before you sign a seller. In general, flippers, landlords and small builders who can close fast make the best first calls.
How do contract assignments work in California?
Generally, wholesaling rules vary between states, and some require disclosures or a real estate license for certain activities. Then, have a California real estate attorney review your contracts before your first El Dorado County deal.
ForeclosuresDaily off-market opportunities before your competition
El Dorado County at a glance
Also, California foreclosures are usually nonjudicial trustee sales.
In addition, the trustee records a notice of default, waits at least three months. Then, gives at least 20 days’ notice of sale, and there is no right to buy the home back after a trustee sale. In general, an early contract can help a El Dorado County owner sell before the sale date.
What changed recently: Since January 1, 2025, a California home with one to four units can’t be sold at its first trustee sale for less than 67% of its fair market value. If no bid reaches that amount, the sale is postponed at least 7 days. An owner who gives the trustee a signed listing agreement with a licensed real estate broker at least 5 business days before the sale can also postpone it once, by 45 days (AB 2424).
Sources: U.S. Census Bureau QuickFacts, El Dorado County, California (2020 to 2024 American Community Survey; population estimate for July 1, 2025) and state foreclosure law summary.
In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.
El Dorado County wholesaling questions
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