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City · 8,155 residents · Tehama County, California

Corning , California

In Corning, a typical home is worth $313,100 and typical rent is $961 a month. Compared with all of Tehama County, typical rent is 19% lower, typical household income is 11% lower, and the share of households that own their home is 15 points lower.

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  • Typical home value

    $313,100

    8% below the county

    57% below California

    • Corning
    • Tehama
    • California

  • Typical rent

    $961a month

    19% below the county

    53% below California

    • Corning
    • Tehama
    • California

  • Typical household income

    $56,627a year

    11% below the county

    43% below California

    • Corning
    • Tehama
    • California

  • Households that own their home

    52%

    15 points below the county

    4 points below California

    • Corning
    • Tehama
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$293,337
3% more than 12 months ago

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

Corning is in Tehama 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 Tehama County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Corning apart

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

  1. Corning has the 6th lowest typical rent of the 648 cities in California with more than 5,000 people ($961).

  2. 52% of households in Corning own their home, against 67% in Tehama County.

  3. Corning has the 52nd lowest typical household income of the 659 cities in California with more than 5,000 people ($56,627).

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

The homes here

Housing in Corning

What homes there are in Corning, 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 Corning, 7 in 10 homes are single-family detached houses, about the same as in Tehama County.

Year built

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

$1,653 a month

Tehama County: $1,872 a month

Without a mortgage

$456 a month

Tehama County: $592 a month

Owners with a mortgage

74%

Tehama County: 58%

Owning costs less in Corning: with a mortgage, the typical cost is $1,653 a month; in Tehama County, $1,872. Without one, $456.

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 Corning rose 87% since 2015–2019, more than in Tehama County (57%).

Rent in Corning moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureCorningTehama CountyCaliforniaUnited States
Rental vacancy Unreliable estimateUnreliable estimate4.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate5.0%8.2%3.4%
People per household 3.102.582.842.53
Drive alone 76%77%66%69%
Carpool Unreliable estimate10%10%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimate1%3%3%
Work from home Unreliable estimate11%17%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

On average, a household in Corning has 3.10 people, more than in Tehama County (2.58).

To get to work, 76% of workers in Corning drive alone; in Tehama 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 Corning?

A typical home costs more than the typical income allows

We start with a typical home in Corning, worth $313,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 53% of the typical household income in Corning, which is $56,627 a year. For that payment to be 28% of income, a household would need to earn about $106,932 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Corning. 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 $10,959 (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

$2,495

at 7.18% · 30 years

Loan amount
$307,428
Total interest
$442,317
Paid off in
November 2056

Includes $5,287 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,321 a month

  • Tight

    $1,321 to $1,699 a month

  • Hard

    more than $1,699 a month

    Your payment · 53%

Compared with the typical household income in Corning ($56,627 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,495
Principal & interest$2,083
Property tax$144
Home insurance$131
FHA mortgage insurance (MIP)$138

You need at least $10,959 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

Corning and Tehama County

Corning is in Tehama 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).

Corning's own numbers

Typical home value
$313,100
Typical monthly rent
$961
Typical yearly household income
$56,627
Households that own their home
52%
Effective property tax rate
0.55%

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

Numbers for all of Tehama County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,361
Price change over 5 years (FHFA)
+28%
Homes in a high flood-risk zone
11%

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 Tehama County.

Everything about Tehama County

Buying

Buying a home in Corning

A typical home in Corning is worth $313,100: 8% below the county and 57% below California. With the typical household income in Corning ($56,627 a year), a typical home costs 5.5 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.

  • Corning 5.5 years
  • Tehama 5.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Tehama County

According to FHFA’s house price index, home prices in Tehama County rose 77% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +2.5% +0.8% +2.9%
5 years (2020–2025) +28% +40% +47%
10 years (2015–2025) +77% +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

Corning next to Tehama 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
  • Corning $313,100
  • Tehama $339,600
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Corning $961
  • Tehama $1,184
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Corning $56,627
  • Tehama $63,784
  • California $99,122
  • United States $80,734
See the full table
Corning next to Tehama County and California
Measure Corning Tehama County California U.S.
Typical home value $313,100 $339,600 $734,700 $332,700
Typical monthly rent $961 $1,184 $2,036 $1,413
Typical yearly household income $56,627 $63,784 $99,122 $80,734
Households that own their home 52% 67% 56% 65%
Typical yearly property tax $1,729 $2,118 $5,124 $3,119
Effective property tax rate 0.55% 0.62% 0.7% 0.94%
Renters with high rent for their income 62% 56% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Tehama 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 Corning

For a typical $313,100 home in Corning, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Corning's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,495a month

    Least cash to close
    Down payment
    $10,959
    Cash to close
    $20,352
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $138

  • Conventional, 5% down $2,438a month

    Down payment
    $15,655
    Cash to close
    $25,048
    Rate
    7.18%
    Mortgage insurance
    PMI · $149

  • Conventional, 20% down, no PMI $1,971a month

    Down payment
    $62,620
    Cash to close
    $72,013
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,260a month

    Down payment
    $46,965
    Cash to close
    $56,358
    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 Corning and for Tehama County.

Property tax

Effective rate in Corning

0.55%of the home’s value each year

$1,729 a year for the typical owner in Corning.

  • Corning 0.55%
  • Tehama 0.62%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Tehama County

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

Homes in the high-risk zone
11%
2,788
Of those, with NFIP insurance
17%
County California U.S.
Homes in the high-risk zone 11% 2.8% 3.5%
Of those, with NFIP insurance 17% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Corning

Typical rent in Corning is $961 a month: 19% below the county. In Corning, 62% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Tehama County, by unit size. To pay the 2-bedroom one ($1,361 a month) without spending more than 30% of your income, you would need to earn $26.17 an hour working full time.

HUD fair market rent for all of Tehama 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 $948 $18.23 $37,920
1 bedroom $1,040 $20.00 $41,600
2 bedrooms $1,361 $26.17 $54,440
3 bedrooms $1,885 $36.25 $75,400
4 bedrooms $2,275 $43.75 $91,000

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 Corning

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Corning is in ZIP code 96021.

For 2 bedrooms it is $1,350: $11 less than the fair market rent for Tehama County ($1,361).

  • 96021 $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 Corning 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 Corning

HUD lists 4 buildings with rents for lower incomes in Corning. These are the largest.

  • Tehama Village Apts 651 Toomes Ave, Corning 96021 80 low-income homes · For older adults (530) 824-2377
  • Salado Orchard Apts 250 N Toomes Ave, Corning 96021 48 homes, 47 low-income · 2 bd: 16 · 3 bd: 32 · In service since 2008 · For families
  • Valley Terrace Apts 982 Toomes Ave, Corning 96021 48 homes, 47 low-income · 1 bd: 20 · 2 bd: 24 · 3 bd: 4 · In service since 2006 · For families (530) 824-4805
  • Corning Garden Apts 250 Divisidero Ave, Corning 96021 38 homes, 37 low-income · 1 bd: 8 · 2 bd: 24 · 3 bd: 6 · In service since 1995 · For families

See all 20 buildings in Tehama County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Corning

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 Tehama County. The nearest ones are below; many serve by phone or online.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Corning

No down payment, repair or rent-help program on our list is for Corning or Tehama County. The ones below are statewide in California: they work in Corning 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 Corning

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

  • The Greater Sacramento Urban League

    3725 Marysville Blvd, Sacramento · 98 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (916) 286-8652

  • Greater Sacramento Urban League-Oak Park

    2331 Alhambra Blvd, Sacramento · 102 miles away · Spanish

    • Budget and credit workshops
    • Homelessness services
    • and 4 more
    (916) 286-8652

  • Sacramento Neighborhood Housing Services Inc Aka Formally Known As Neighborworks Homeownership Center Sacramento Region

    2411 Alhambra Blvd, Sacramento · 102 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (916) 452-5356

All counseling agencies in California

Help in Spanish near Corning

3 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 Corning

HUD lists no housing authority with an office in Tehama County. One in a neighboring county or the state’s may serve the area.

All housing agencies in California Source: HUD

Cities

Other cities in Tehama County

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

Everything about Tehama County Housing in California

Nearby cities

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

Neighboring counties

If Tehama 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 Corning.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Corning

Short answers with the numbers for Corning and all of Tehama 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 Corning?

The typical home value in Corning is $313,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Tehama County it is $339,600.

How much does it cost to rent in Corning?

Typical rent in Corning is $961 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Tehama County is $1,361.

What is the FHA loan limit in Corning?

Corning uses the FHA limit for all of Tehama 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 Corning?

The typical homeowner in Corning pays $1,729 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Tehama County, the rate is 0.62%.

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

We found no HUD-approved counseling agencies with an office in Tehama 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).