Economic baseline · Siskiyou County · I-5 corridor

Dunsmuir, California

A 1,602-person mountain town at the gateway to Mt. Shasta. This dashboard maps four lenses on the local economy: government health, the lived experience of locals, the three streams of economic activity, and a strategic SWOT.

v6 · May 2026
Population 1,602
Median age 47.9
Pop change −1.23%/yr
Population 1,602 −1.23%/yr
Median HHI $58k 58% of CA
Overnight visitors 69k $36M potential
I-5 traffic ~20k vehicles/day AADT
Net job flow −364 commute out daily
01

Government health

General fund — revenue, expenses, fund balance

FY23-FY27 · audited + budgeted
Revenue Expenses Fund balance — adopted budget (right axis) Fund balance — w/ Measure D revenue 20% target ($520k)
FY22-23 actual +$150k balance $514k
FY23-24 actual +$436k balance $950k
FY24-25 budget flat balance ~$950k
FY25-26 budget −$231k balance $719k
FY26-27 budget −$283k balance $437k

Net change = revenue minus expenses. The adopted FY 25-27 budget was finalized August 2025, before Measure D passed in November 2025. The blue line shows the budget's worst-case projection, which assumed the existing 0.5% T&U tax would expire in March 2026 with no replacement. The amber line shows the realistic trajectory now that Measure D is approved, generating ~$270k/yr in additional GF revenue. The amber line stays comfortably above the 20% reserve target.

Top general fund revenue sources

FY25-26
Total net position $29.6M Jun 2024 audit
Cash & investments $4.06M incl. $605k LAIF
Pension liability $1.72M CalPERS net
Long-term debt $9.91M enterprise notes

Enterprise fund reserve status

4 funds
Water · $679k

target met

Sewer · −$337k

below target

Solid waste · −$628k

insolvent

Airport · −$13k

below target

Civic mandate signals

Measure A passed Nov 2024 (TOT raised to 12%). Measure D passed Nov 2025 (1% sales tax replacing expiring 0.5%, ~$270k/yr). Two tax measures approved in 13 months — voters are saying they will fund their own revitalization.

02

Quality of life — for locals

The lived experience of 1,602 residents

Age distribution

2020 census

Median age 47.9 — about 10 yrs older than CA

K-8 enrollment trend

−30% in 2 yrs

93 → 65 students. Investigate this.

K-12 schools at a glance

2 single-school districts
Total K-12 students ~131 2024-25
Per 1k residents 82 CA avg ~145
Free/reduced lunch 83% CA avg ~61%
2024-25 K class 11 incoming pipeline
Dunsmuir Elementary (K-8)
65 students · 5.7 FTE · 11.4:1 ratio
$13,957/student · below CA median
$1.74M annual revenue · 3 trustees
State preschool program on-site
Dunsmuir High (9-12)
65 students · 7-9:1 ratio · enrollment flat
$34,569/student · 2x CA median
Top 30% CA test scores · 50% grad rate*
*small-N sensitive · 5 trustees
% aged 65+ 25.8%
% under 18 17.7%
Poverty rate 11–13%
Median home $268k
Median rent $1,129
Cost of living 95.6 US=100

Local services & access

Nearest hospital Mercy Mt. Shasta · 9 mi
Large hospital Mercy Redding · 45 mi
EMS Volunteer FD, paramedic
Law enforcement Sheriff · $454k/yr
Library City + county books
Public transit STAGE · 4x/day
Childcare slots Unknown · gap
Broadband Unknown · gap

Climate & natural hazard exposure

30-yr horizon
Wildfire risk 99% of properties
Severe flood risk 40% of properties
95°F+ days +142% by 2055

Quality of life assets used by locals

"Best Water on Earth" Botanical Gardens City Park & ballfield Caboose Park Upper Sacramento River Walkable historic downtown Pops Performing Arts Center Siskiyou Arts Museum Zero traffic lights Low cost of living
03

Economy — three streams

Highway pass-through, overnight tourism, other industries
Stream A
Highway pass-through
I-5 traffic, fuel & quick stops
I-5 AADT ~20,000 vehicles/day
Annual pass-throughs ~7.3M vehicles/yr
Dunsmuir I-5 exits 5 729-734
City sales tax $192k FY24, incl. fuel

Trucks dominate I-5 traffic in this corridor (it's the primary CA goods-movement route). Pass-through capture happens at gas, food, restrooms, and quick attractions. Hedge Creek Falls is the one I-5-adjacent attraction — trail starts at Exit 729. Mossbrae Falls trail closed. Capture rate per pass-through is roughly 3¢ in city sales tax.

Stream B
Overnight tourism
Visitors who book a room or campsite
Overnight visitors/yr 69,400 Placer.ai
Spending potential $36M Kosmont est.
Implied lodging ~$3.24M FY23-24 actual
TOT collected $389k FY23-24 actual
CAPTURE RATE — 9% of $36M potential
9%
91% leakage — meals, retail, gear bought elsewhere
Captured: ~$3.24M lodging Leaked: ~$32.8M

Visitor profile

TOT collected (annual)

TOT is the city's #2 General Fund revenue source after property tax. Combined effective rate 14% (12% city + 2% county). Two-day stays are the modal pattern — converting these to 3+ day stays is the single biggest economic lever Dunsmuir has.

Stream B continued · nearby attraction inventory

distance · drive · sentiment · visitation
Distance (mi) Drive time (min) Sentiment (%) Visitors/yr (k)

Reading: Visitation in thousands/yr (700 = 700,000). Sentiment converts review aggregates to 0–100 scale. Asterisks (*) mark estimates — National parks, state parks have official counts (solid). Hedge Creek, Botanical Gardens, Mossbrae trail, Castle Lake, Lake Shastina visitor counts are estimates only.

What the chart implies

Crater Lake (700k) and Lassen (400k) are huge but far — they're itinerary anchors, and Dunsmuir's job is to be the comfortable overnight stop on the way. Burney Falls (250k, 96% sentiment) and Mt. Shasta City (250k, 92%) are the close-in big draws. Castle Crags is criminally underutilized given proximity — 6 miles, 92% sentiment, only 75k visitors. Local Dunsmuir attractions score very well on sentiment but visitation is unmeasured — installing trail counters at Hedge Creek and Mossbrae would be the cheapest, highest-value diagnostic Dunsmuir can do.

Stream C
Other industries
Everything that isn't tourism or pass-through
Government & schools City: ~15 FTE, $2.0M payroll
2 districts: ~22 FTE
Sheriff: $454k/yr
Railroad (UP) Active freight line
Historic rail-ops HQ
Headcount unknown
Cannabis ~6 dispensary listings
Tax: $15.8k/yr
Fees: $2k/yr
Construction $18M pipeline in flight
Permits: $27k/yr
5-yr: $30M+ secured
Retail & services Cafés, fly shops, art
Licenses: $28k/yr
Voids: laundromat, etc.
Retiree income 25.8% of pop is 65+
SS, pensions cycle
Anchors property tax
Remote workers Count unknown · gap
Lifestyle migration
Broadband unknown
Healthcare commute ~105 residents
→ Mt. Shasta hospital
Largest single sector

Identified retail voids

Kosmont 2024
Laundromat Office supplies Clothing Fitness Meeting/event space PCT hiker services More restaurants

Marquee revitalization properties

Travelers Hotel Dunsmuir Hotel California Theater Former bank
04

SWOT analysis

Strategic position synthesis
Strengths
  • Extraordinary natural assets — water, river, falls, Castle Crags, PCT
  • I-5 exposure (~7.3M pass-throughs/yr) + Amtrak Coast Starlight
  • 69k overnight visitors/yr already showing up (45% are $90k+ HHI)
  • $30M+ secured in infrastructure last 5 yrs; $18M more in flight
  • Strong civic mandate — 2 tax measures passed in 13 months
  • Historic 1920s downtown with intact architectural fabric
  • Dense attraction radius — 5 major draws within 25 miles
  • Untreated Mt. Shasta snowmelt water — globally rare brand asset
Weaknesses
  • Population 1,602 and shrinking ~1.2%/yr; aged median 47.9
  • K-8 enrollment down ~30% in 2 yrs (93 → 65)
  • Only ~9% overnight visitor capture rate — $32M/yr leaks past
  • Net 364 workers commute out daily — bedroom community
  • 83% of K-8 students free/reduced lunch eligible
  • City staff = ~15 FTE; one City Manager wears 7+ hats
  • Solid Waste enterprise insolvent (−$628k); Sewer/Airport below reserve
  • Median HHI 58% of CA; thin local consumer demand
  • Mossbrae Falls trail closed — flagship asset offline
Opportunities
  • Convert 1-2 day visitors → 3+ day stays via downtown experience
  • Affordable housing arbitrage (~31% of CA median) for remote workers
  • Reactivate Travelers Hotel, Cal Theater, Dunsmuir Hotel as anchors
  • "California's City of Waterfalls" branding (city-led, in budget)
  • Mossbrae Falls trail restoration — flagship asset back online
  • PCT thru-hiker services — captive, predictable seasonal demand
  • Mott Airport reactivation w/ FAA-funded taxiway/apron
  • Highway-stop conversion: Hedge Creek already at exit, leverage further
  • Meeting/event venue gap — high-margin midweek occupancy lever
Threats
  • 99% of properties at wildfire risk over 30 yrs
  • 40% at severe flood risk; rising 95°F+ days +142%
  • CA wildfire insurance crisis — premiums up, carriers exiting
  • GF reserve fragile — adopted budget projects it falling below target by FY26-27, though Measure D mitigates this
  • $1.72M unfunded pension liability (sensitive to discount rate)
  • $9.91M long-term enterprise debt — locked in through 2063
  • Compounding population decline = shrinking tax base
  • Single-City-Manager execution risk on $18M pipeline
  • School enrollment cliff threatens elementary district viability
Strategic frame

Three economic streams, three different playbooks. Highway pass-through is a volume game — millions of vehicles, a few cents each. Overnight tourism is a yield game — 69k visitors at high HHI, 9% capture, big upside in length-of-stay conversion. Other industries are a base-load game — government, healthcare commute, retiree income, and the lifestyle-migration thesis for remote workers. The fastest fiscal payoff comes from overnight tourism (TOT is GF revenue #2). The most durable demographic fix comes from importing remote workers and young families. Pass-through is the "free option" — already happening, just needs better conversion at the I-5 exits.

Strategy scorecard

Four theories of change, each running bottom-to-top through four tiers. Each colored chain is one strategic story — adjust the input at the bottom and the lead, lag, and result above will respond. Chains are independent; tweaking blue does not affect green, purple, or red. The model uses illustrative coefficients drawn from Kosmont 2024 and tourism economics. It's a thinking tool, not a forecast.

Each chain is intentionally simplified — real cross-effects between chains are ignored to keep stories clean.
CHAIN 1
Visitor capture
CHAIN 2
Family in-migration
CHAIN 3
Remote-worker thesis
CHAIN 4
Civic capacity
Tier 4 Desired results long-term outcomes
TOT collected
$389k
baseline $389k
↑ +0%
Population trajectory
−1.2%/yr
baseline −1.2%/yr
↑ +0pp
Property tax base
$439k
baseline $439k
↑ +0%
GF balance trajectory
$437k
FY26-27 projection
↑ +0%
Tier 3 Lag indicators second-order effects
Avg length of stay
1.7
baseline 1.7 days
↑ +0%
K-8 enrollment trend
−6.0%/yr
baseline −6%/yr
↑ +0pp
Median HHI
$58k
baseline $58k
↑ +0%
Capital projects on time
65%
baseline 65%
↑ +0pp
Tier 2 Lead indicators first-order effects
Downtown foot traffic
100
indexed at 100
↑ +0%
Net new families/yr
−4
baseline −4/yr
↑ +0
Remote-worker move-ins/yr
3
baseline 3/yr
↑ +0
Grant apps submitted/yr
8
baseline 8/yr
↑ +0
Tier 1 Inputs levers · what the city actively does
Marquee properties activated 0 of 4
04 buildings
Licensed childcare slots 12 slots
0120 (sat.)
Households w/ ≥100 Mbps 40%
20%100%
Econ-dev FTE capacity 0.3 FTE
03 FTE
Baseline · all sliders at default