Amador County Home Prices by Town: 2026 Update

Reading this update

The numbers below reflect closed single-family residential sales in Amador County through the most recent rolling 12-month window. They're median figures — meaning half of sales were higher, half lower. They don't reflect list price, they reflect actual closed transactions, which is the only number that matters for an appraisal or a real comp analysis.

Amador is a small market. In a town like Volcano or Drytown, a single $1.5M ranch sale can swing the median 15% in either direction. Use these numbers as orientation, not gospel, and ask for a tighter CMA before you write an offer.

The county-wide picture

Countywide median single-family sale price is hovering in the $540,000–$575,000 range. Days on market countywide is averaging in the high 40s, up modestly from 2024 but well below 2010-era distressed numbers. Inventory is the persistent constraint — listings clear faster than they replenish, and the well-prepared homes still draw multiple offers.

Town-by-town breakdown

Ione

Median: $475,000–$520,000. The most affordable town in the county for tract-style housing. Castle Oaks and the newer subdivisions push the upper end; the older downtown and Howard Park areas anchor the lower end. Fastest sales in the county, often 20–35 days.

Jackson

Median: $475,000–$525,000. The county seat. Downtown historic homes and the Argonaut neighborhood are the higher band; the South Jackson and Martell areas come in lower. Inventory turnover is steadier here than anywhere else in the county.

Sutter Creek

Median: $565,000–$625,000. The premium small-town address in the county. Historic homes inside the city, the Eureka Street corridor, and the newer hillside builds all hold value well. Lowest days-on-market in the upper price tier.

Plymouth

Median: $525,000–$575,000. The gateway to Shenandoah Valley wine country. Town-core homes are the lower band; vineyard-adjacent acreage parcels push well above the median, often into the $800k–$1.4M range when they trade.

Amador City

Median: $575,000–$700,000. Tiny sample size — three to seven sales a year. The median is heavily influenced by which type of property trades that year.

Drytown

Median: $475,000–$540,000. Largely rural parcels with smaller traditional homes. Limited inventory keeps prices firm.

Pine Grove

Median: $545,000–$595,000. The most active "live and work in the foothills" market. Newer builds on usable acreage drive the upper end. Strong demand from buyers wanting full-time mountain living without committing to Pioneer's elevation.

Pioneer

Median: $475,000–$535,000. Cabin-style homes on tree-covered parcels dominate. Snow weather and longer commutes keep median below Pine Grove despite similar lot sizes. Vacation-rental-eligible properties trade at a 10–20% premium.

Volcano

Median: $525,000–$625,000 (small sample). Quirky inventory — historic cabins, off-grid parcels, mid-century mountain homes. Buyers self-select for the lifestyle; turnover is low.

Fiddletown

Median: $625,000–$775,000. Skews higher than its remoteness suggests because most parcels are 5+ acres with usable land. Vineyard-adjacent and equestrian parcels lift the average.

River Pines

Median: $425,000–$510,000. The most affordable mountain-cabin entry point in the county. Small cabins and lots dominate inventory.

Kirkwood

Median: $1,150,000–$1,650,000. Its own market entirely. Ski-in/ski-out condos trade in a different band than off-mountain Kirkwood-area homes. HOA fees and rental restrictions vary substantially by association and matter enormously for cap rate.

Shenandoah Valley (rural Plymouth, Fiddletown corridor)

Median: $850,000–$1,400,000. Vineyard parcels, ranches, and estate properties. The range is wide because the inventory is wide — a 5-acre hobby vineyard sits in a different bucket than a 40-acre producing operation with infrastructure.

What's moving the market in 2026

Bay Area equity buyers continuing to relocate, mostly to Sutter Creek, Pine Grove, and the Plymouth area
Insurance premiums continuing to compress affordability — buyers are factoring $400–$700/month of insurance into their qualification
Mortgage rates settling into the high-6% range, with more buyers using rate buy-downs than in 2024
Vacation rental regulations tightening in some areas, softening demand for STR-dependent investment properties
Sellers who prepared their homes (clear defensible space, deferred maintenance addressed, professional photos) outperforming the median by 5–10%

Working with a local Amador County REALTOR

Town-level medians are a starting point; the real number is the comp set within a quarter mile of the property you're actually looking at. I pull a tight CMA on every offer my buyers write, and I share the same data with sellers before we set list price. Reach out for a current CMA on a specific neighborhood, or browse what's available right now across the county.

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Browse more on the Amador County real estate blog or contact Neeta Patel for personalized guidance on buying or selling in the foothills.