Reed's Store · Photo: Bobak Ha'Eri · CC BY 3.0Even on the area’s higher pay, Copperopolis costs more to live in than 97% of U.S. towns
It ranks #621 of 846 in California for affordability. About the same as a year ago, 31% below the California typical home.
Census 2020–24 home values, rents, tax bills and cost burden, measured against the median household income of Calaveras County, CA ($79K). How TownRatings grades cost of living
The grade measures what housing costs against what households in the area earn. Copperopolis’ area earns well above the typical U.S. town ($79K against $74K), but homes, rent and taxes here run higher still. Owners keep up better than renters: 40% of owners pay 30% or more of income for housing (typical U.S. town: 20%), against 67% of renters.
In dollars
- $526Ktypical home, 31% below the California typical homeZillow, September 2026
- $1,860a month for a two-bedroom, utilities includedHUD Fair Market Rent, 2026
In paychecks the grade
- 6.2 yrsof area income buys the typical home; the typical U.S. town: 3.3$79K, Calaveras County income
- 33%of area income goes to the median rent; the typical U.S. town: 18%Census 2020–24
- 67%of renters pay 30%+ of income for housing; across California: 55%Census 2020–24
- 40%of owners do; the typical U.S. town: 20%Census 2020–24
Housing in Copperopolis, in brief
Buyers have time and room to negotiate
At the pace homes sold in September, it would take about 8.2 months to sell everything listed (California: 3.6). The typical home took 90 days to sell and sold at 96% of asking. None sold above the asking price. How fast homes sell ↓
Prices are 10% below their 2022 peak
The typical Copperopolis home peaked at $583K in July 2022 and is worth about $526K now. Across California, values are only slightly off their high. Over five years, Copperopolis is still up 0.9%. Price trend ↓
A second-home town
27% of Copperopolis’ homes are seasonal or vacation homes, empty for much of the year. Year-round rentals are scarce: there are 266 renter households. Property taxes ↓
Mostly newer homes
Half of Copperopolis’ homes were built after 1997, against 1976 for California as a whole. Property taxes ↓
Written from the data on this page. Home values are the Zillow Home Value Index, through September 2026; sales and supply are Redfin’s for September 2026; incomes, rents paid, taxes and ownership come from the Census American Community Survey.
What’s behind Copperopolis’ grade
Measured against what households in the area earn, Copperopolis is more affordable than 3% of U.S. towns, #621 of 846 in California. Rent pulls the grade down most; property tax holds it up.
Values have lagged California: the typical Copperopolis home is up 0.9% in five years, against 13.3% statewide (Zillow).
Up 0.9% in five years
Slower than California (13.3%).
Show as a table
| January | Copperopolis | California |
|---|---|---|
| 2017 | $351,000 | $451,000 |
| 2018 | $366,000 | $499,000 |
| 2019 | $381,000 | $537,000 |
| 2020 | $393,000 | $548,000 |
| 2021 | $449,000 | $604,000 |
| 2022 | $539,000 | $700,000 |
| 2023 | $546,000 | $723,000 |
| 2024 | $542,000 | $754,000 |
| 2025 | $541,000 | $778,000 |
| 2026 | $522,000 | $763,000 |
| September 2026 | $526,000 | $762,000 |
A typical Copperopolis home worth $341K in October 2016 is worth about $526K today.
Zillow Home Value Index: the typical value of all homes (middle third), smoothed and seasonally adjusted, through September 2026.
Too few sales to read the market
Only 7 homes sold in September 2026, the latest month in Redfin’s figures: too few to describe the market or quote a median sale price.
A typical home costs 6.2 years of area income
The calculator starts from the area income the grade uses. Switch to Copperopolis’s own median, or type yours.
That’s $212K short of a typical Copperopolis home.
A two-bedroom rents for about $1,860 a month here, $1,220 less than owning.
An estimate, not a loan offer: payments of up to 28% of income, a 30-year fixed loan, Copperopolis’s typical property tax (0.74% of value a year, from the Census) and insurance of about 0.35%. Mortgage insurance, HOA fees and other debts aren’t included.
A two-bedroom rents for about $1,860
Renters already here pay a median of $2,138.
Fair Market Rent a month, utilities included
U.S. Department of Housing and Urban Development, Fair Market Rents by ZIP code (Calaveras County, CA): the 40th-percentile rent plus utilities for a standard unit. Median rent and renters: U.S. Census Bureau, American Community Survey.
Low tax bills, but a high tax rate
The median bill is $3,629, under the California median of $5,124, because homes cost less. As a share of value it’s 0.74% a year, against 0.70% statewide.
Census American Community Survey 2020–24: the median real-estate tax bill homeowners report, and that bill ÷ the median home value. Bills include town, school and county taxes. The Census reports bills over $10,000 only as “$10,000+”.
Copperopolis and its neighbors
One source per column.
Cost next door · one source per column
| Town | Cost | Typical home Zillow, September 2026 | Median value Census 2020–24 | Tax rate bill ÷ value | 2-bed rent HUD 2026 |
|---|---|---|---|---|---|
| Copperopolis | D− | $526K | $487K | 0.74% | $1,860 |
Questions about the cost of living in Copperopolis
Is Copperopolis expensive to live in?
Measured against what households in the area earn, Copperopolis costs more than 97% of U.S. towns: a D− for cost of living, #621 of 846 in California. The typical home costs 6.2 years of the median household income of Calaveras County, CA ($79K).
How much does a house cost in Copperopolis?
About $526K, Zillow’s typical value for September 2026, down 0.4% in a year. The California typical home is $762K.
What salary do you need to live in Copperopolis?
To buy the typical home with 20% down at 6.3%, about $132,000 a year, keeping the payment (about $3,080 a month with tax and insurance) at 28% of income. To rent a two-bedroom at 30% of income, about $74,000.
How much is rent in Copperopolis?
HUD puts a two-bedroom at about $1,860 a month with utilities, the going rate for someone moving in. Renters already here pay a median of $2,138 (Census 2020–24).
What are property taxes in Copperopolis?
The median bill is $3,629 a year, 0.74% of the median home value (California: $5,124, 0.70%), from the Census 2020–24.
Are home prices in Copperopolis going up?
No: down 0.4% in the past year and 0.9% in five years, against 13.3% across California (Zillow).
Neighbors talk housing
What Copperopolis buyers, sellers and renters are saying.
Home values: Zillow Home Value Index (ZHVI), Zillow Research, September 2026. Sales, days on market and supply: Redfin Data Center, September 2026. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. Fair Market Rents: U.S. Department of Housing and Urban Development. The calculator is an estimate, not a loan offer. Regional price levels: BEA; electricity: EIA. How TownRatings grades cost of living.