The story of this market
The typical home in Angels Camp, California sells for about $430,750, or $265 per square foot.
Prices are down 15% from a year ago, which gives buyers more room to negotiate. Homes take about 94 days to sell, which is slow.
Monthly price momentum
Home values since 2015
+0.5%
CA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Angels Camp, California
The Angels Camp housing market is currently experiencing a cooling phase, with median prices showing a year-over-year decline and extended days on market. Demand remains steady but price-sensitive, as reflected in the sale-to-list ratio. The market is currently driven by local inventory constraints and a lack of significant new commercial development.
No ARED county foreclosure postings attributed to Angels Camp yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 2 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved up 1.0% year over year.
Homes spend a median of 53 days on market with 3.5 months of supply — a fast-moving market.
6% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · poverty 11.2% — a stable, low-distress profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A California Historical Landmark that serves as the city's cultural and commercial anchor, featuring historic architecture and local businesses.
Angels Camp is well-suited for retirees, families seeking a small-town historic atmosphere, and outdoor enthusiasts who value proximity to the Sierra foothills over proximity to major urban employment centers.
The city is primarily accessed via state highway corridors, with a car-dependent commute profile typical of rural foothill communities.
The city serves as a historic gateway to the Sierra Nevada foothills, offering residents access to local parks, historic downtown attractions, and proximity to regional outdoor recreation like hiking and water sports.
The rental market is characterized by limited inventory and a mix of long-term housing and potential short-term demand driven by the city's historic tourism appeal.
The local economy is anchored by tourism, historic preservation, and small-scale retail, with limited industrial diversification.
The city is seeing modest development activity, including the Eureka Oaks affordable housing project, which broke ground in 2024 to address local housing needs.
Development is currently focused on infill and affordable housing projects like Eureka Oaks to support the city's small population base.
Parcels in the city are subject to standard county-wide assessments and local municipal service districts typical of an incorporated California city.
Angels Camp is situated in a region prone to wildfire risks, which significantly influences the local property insurance climate and necessitates ongoing fire-safety awareness for residents.
Property insurance availability and premiums are heavily impacted by the region's high wildfire hazard classification.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Data retrieved from Census Reporter profile for Angels, CA.
No public schools report a street address in this area. Source: NCES EDGE public school locations 2023-24.
Unpaid taxes become a lien on the property. If taxes remain unpaid, the Treasurer-Tax Collector may initiate a tax sale process to satisfy the tax obligation through the sale of the property.
Statutory process under California law for secured roll properties.
Calculated by applying the Tax Rate Area (TRA) rate to the assessed value of land and improvements. The base rate is 1% of the assessed value plus voter-approved debt service rates specific to the parcel's TRA. Exemptions include the Homeowners' Exemption ($7,000 reduction in assessed value for primary residences).
Governed by California Revenue and Taxation Code and administered by the Calaveras County Assessor and Treasurer-Tax Collector.
applies when — Parcels less than 20 acres in size
Requires an Administrative Use Permit for certain land uses and development activities.
Adopted July 16, 2024.
applies when — Proposed development of Data Centers
Prohibits the approval or development of Data Centers within the county.
Urgency ordinance effective as of August 2026.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.