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City · 22,491 residents · Kings County, California

Corcoran , California

In Corcoran, a typical home is worth $236,100 and typical rent is $1,160 a month. Compared with all of Kings County, the typical home value is 27% lower and typical household income is 16% lower.

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  • Typical home value

    $236,100

    27% below the county

    68% below California

    • Corcoran
    • Kings
    • California

  • Typical rent

    $1,160a month

    13% below the county

    43% below California

    • Corcoran
    • Kings
    • California

  • Typical household income

    $59,905a year

    16% below the county

    40% below California

    • Corcoran
    • Kings
    • California

  • Households that own their home

    53%

    1 points below the county

    3 points below California

    • Corcoran
    • Kings
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$268,306
1.5% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Corcoran is in Kings County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Kings County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Corcoran apart

What this place has that others do not, from public data, most unusual first.

  1. Corcoran has the 13th lowest typical home value of the 654 cities in California with more than 5,000 people ($236,100).

  2. Nearby, in Earlimart, the typical rent is $965: 17% less than in Corcoran ($1,160).

  3. The typical household income in Corcoran is $59,905, 16% less than in Kings County as a whole ($70,995).

  4. Corcoran has the 44th lowest typical rent of the 648 cities in California with more than 5,000 people ($1,160).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Corcoran

What homes there are in Corcoran, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Corcoran, 7 in 10 homes are single-family detached houses, about the same as in Kings County.

Year built

In Corcoran, half of the homes were built before 1981; in Kings County, before 1986.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,431 a month

Kings County: $1,878 a month

Without a mortgage

$568 a month

Kings County: $589 a month

Owners with a mortgage

67%

Kings County: 66%

The typical cost for an owner with a mortgage in Corcoran is $1,431 a month, less than in Kings County ($1,878); without one, $568.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Corcoran rose 58% since 2015–2019, more than in Kings County (50%).

Much as in Kings County, the typical rent in Corcoran rose 37% since 2015–2019.

The typical household income in Corcoran rose 49% over that time; home values changed +58% and rent +37%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCorcoranKings CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.9%4.2%5.5%
Homeowner vacancy Unreliable estimate1.4%0.8%0.9%
More than one person per room 11.2%8.2%8.2%3.4%
People per household 3.473.172.842.53
Drive alone 80%77%66%69%
Carpool 14%14%10%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 4%5%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 11.2% of households in Corcoran live, more than in Kings County (8.2%).

Households in Corcoran are bigger: 3.47 people on average; in Kings County, 3.17.

To get to work, 80% of workers in Corcoran drive alone; in Kings County, 77%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Corcoran?

A typical home costs more than the typical income allows

We start with a typical home in Corcoran, worth $236,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Corcoran, which is $59,905 a year. For that payment to be 28% of income, a household would need to earn about $81,646 a year.

The calculator's FHA and conventional loan limits are those of all of Kings County.

Your numbers

Local data
$

Starts at the typical home value in Corcoran. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $8,264 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,905

at 7.18% · 30 years

Loan amount
$231,823
Total interest
$333,539
Paid off in
November 2056

Includes $3,987 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,398 a month

  • Tight

    $1,398 to $1,797 a month

  • Hard

    more than $1,797 a month

    Your payment · 38%

Compared with the typical household income in Corcoran ($59,905 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,905
Principal & interest$1,570
Property tax$132
Home insurance$98
FHA mortgage insurance (MIP)$104

You need at least $8,264 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Corcoran and Kings County

Corcoran is in Kings County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Corcoran's own numbers

Typical home value
$236,100
Typical monthly rent
$1,160
Typical yearly household income
$59,905
Households that own their home
53%
Effective property tax rate
0.67%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Kings County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,512
Price change over 5 years (FHFA)
+50%
Homes in a high flood-risk zone
3.4%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Kings County.

Everything about Kings County

Buying

Buying a home in Corcoran

A typical home in Corcoran is worth $236,100: 27% below the county and 68% below California. With the typical household income in Corcoran ($59,905 a year), a typical home costs 3.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Corcoran 3.9 years
  • Kings 4.6 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Kings County

According to FHFA’s house price index, home prices in Kings County rose 99% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Kings County.

Period County California U.S.
Last year (2025) +4.8% +0.8% +2.9%
5 years (2020–2025) +50% +40% +47%
10 years (2015–2025) +99% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Corcoran next to Kings County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Corcoran $236,100
  • Kings $324,300
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Corcoran $1,160
  • Kings $1,331
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Corcoran $59,905
  • Kings $70,995
  • California $99,122
  • United States $80,734
See the full table
Corcoran next to Kings County and California
Measure Corcoran Kings County California U.S.
Typical home value $236,100 $324,300 $734,700 $332,700
Typical monthly rent $1,160 $1,331 $2,036 $1,413
Typical yearly household income $59,905 $70,995 $99,122 $80,734
Households that own their home 53% 54% 56% 65%
Typical yearly property tax $1,580 $2,425 $5,124 $3,119
Effective property tax rate 0.67% 0.75% 0.7% 0.94%
Renters with high rent for their income 49% 49% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Kings County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Corcoran

For a typical $236,100 home in Corcoran, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Corcoran's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,905a month

    Least cash to close
    Down payment
    $8,264
    Cash to close
    $15,347
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $104

  • Conventional, 5% down $1,862a month

    Down payment
    $11,805
    Cash to close
    $18,888
    Rate
    7.18%
    Mortgage insurance
    PMI · $112

  • Conventional, 20% down, no PMI $1,510a month

    Down payment
    $47,220
    Cash to close
    $54,303
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,728a month

    Down payment
    $35,415
    Cash to close
    $42,498
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Corcoran and for Kings County.

Property tax

Effective rate in Corcoran

0.67%of the home’s value each year

$1,580 a year for the typical owner in Corcoran.

  • Corcoran 0.67%
  • Kings 0.75%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Kings County

FEMA does not publish these numbers by city: they are for all of Kings County.

Homes in the high-risk zone
3.4%
1,364
Of those, with NFIP insurance
12%
County California U.S.
Homes in the high-risk zone 3.4% 2.8% 3.5%
Of those, with NFIP insurance 12% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Corcoran

Typical rent in Corcoran is $1,160 a month: 13% below the county. In Corcoran, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Kings County, by unit size. To pay the 2-bedroom one ($1,512 a month) without spending more than 30% of your income, you would need to earn $29.08 an hour working full time.

HUD fair market rent for all of Kings County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,175 $22.60 $47,000
1 bedroom $1,183 $22.75 $47,320
2 bedrooms $1,512 $29.08 $60,480
3 bedrooms $2,094 $40.27 $83,760
4 bedrooms $2,467 $47.44 $98,680

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Corcoran

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Corcoran is in ZIP code 93212.

For 2 bedrooms it is $1,350: $162 less than the fair market rent for Kings County ($1,512).

  • 93212 $1,350$1,870

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Corcoran when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Corcoran

HUD lists 10 buildings with rents for lower incomes in Corcoran. These are the largest.

  • Valley View Village Kings County 2512 Patterson Ave, Corcoran 93212 100 low-income homes · Run by Kings County Housing Auth · Average payment: $561 a month · Average wait: 63 months (559) 582-2806
  • Whitley Gardens Phases I & II 2400 Whitley Ave, Corcoran 93212 88 homes, 87 low-income · 1 bd: 32 · 2 bd: 50 · 3 bd: 6 · In service since 2006
  • Kings Manor 1420 North Ave, Corcoran 93212 81 homes, 80 low-income · 2 bd: 49 · 3 bd: 32 · In service since 2006 · For families
  • Carolyn Apts & Corcoran Apts 1307 Bainum Ave, Corcoran 93212 78 homes, 75 low-income · 1 bd: 16 · 2 bd: 32 · 3 bd: 30 · In service since 2013 · For families
  • Sierra Vista Apt Homes 1830 Dairy Ave, Corcoran 93212 69 homes, 68 low-income · 2 bd: 17 · 3 bd: 36 · 4 bd: 16 · In service since 2009 · For families

See all 36 buildings in Kings County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Corcoran

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Kings County. The nearest ones are below; many serve by phone or online.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Corcoran

No down payment, repair or rent-help program on our list is for Corcoran or Kings County. The ones below are statewide in California: they work in Corcoran the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Corcoran

The HUD-approved agencies closest to the center of Corcoran, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Self Help Enterprises

    8445 W Elowin Ct, Visalia · 20 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (559) 802-1664

  • Community Services and Employment Training, Inc. (CSET)

    312 NW 3rd Ave, Visalia · 23 miles away

    • Fair housing pre-purchase workshops
    • Pre-purchase counseling
    • and 1 more
    (559) 732-4194

  • Southwest Fresno Development Corp

    1424 W California Ave, Fresno · 46 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (559) 209-8031

All counseling agencies in California

Help in Spanish near Corcoran

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Corcoran

HUD’s record names them for Corcoran or Kings County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Kings County Housing Auth Public housing and Section 8 vouchers (559) 582-2806

All housing agencies in California Source: HUD

Cities

Other cities in Kings County

These cities are also in Kings County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Kings County Housing in California

Nearby cities

The cities closest to Corcoran, with the typical home value.

Neighboring counties

If Kings County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Corcoran.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Corcoran

Short answers with the numbers for Corcoran and all of Kings County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Corcoran?

The typical home value in Corcoran is $236,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Kings County it is $324,300.

How much does it cost to rent in Corcoran?

Typical rent in Corcoran is $1,160 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Kings County is $1,512.

What is the FHA loan limit in Corcoran?

Corcoran uses the FHA limit for all of Kings County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Corcoran?

The typical homeowner in Corcoran pays $1,580 a year, according to the U.S. Census Bureau. That is 0.67% of the home’s value; in Kings County, the rate is 0.75%.

Where can I find free help to buy or rent in Corcoran?

We found no HUD-approved counseling agencies with an office in Kings County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).