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City · 5,066 residents · Tulare County, California

East Porterville , California

In East Porterville, a typical home is worth $257,700 and typical rent is $1,044 a month. Compared with all of Tulare County, typical household income is 42% lower, the typical home value is 22% lower, and the share of households that own their home is 7 points lower.

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  • Typical home value

    $257,700

    22% below the county

    65% below California

    • East Porterville
    • Tulare
    • California

  • Typical rent

    $1,044a month

    18% below the county

    49% below California

    • East Porterville
    • Tulare
    • California

  • Typical household income

    $41,061a year

    42% below the county

    59% below California

    • East Porterville
    • Tulare
    • California

  • Households that own their home

    52%

    7 points below the county

    4 points below California

    • East Porterville
    • Tulare
    • California

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

East Porterville is in Tulare 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 Tulare County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets East Porterville apart

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

  1. East Porterville has the 6th lowest typical household income of the 659 cities in California with more than 5,000 people ($41,061).

  2. East Porterville has the 18th lowest typical rent of the 648 cities in California with more than 5,000 people ($1,044).

  3. East Porterville has the 27th lowest typical home value of the 654 cities in California with more than 5,000 people ($257,700).

  4. 52% of households in East Porterville own their home, against 58% in Tulare County.

  5. East Porterville has the 60th largest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (66%).

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

The homes here

Housing in East Porterville

What homes there are in East Porterville, 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

Detached houses are the majority in East Porterville (71%), but less so than in Tulare County (75%).

Mobile homes are 24% of homes in East Porterville, more than in Tulare County (6%).

Year built

In East Porterville, half of the homes were built before 1967; in Tulare County, before 1983.

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

$1,548 a month

Tulare County: $1,868 a month

Without a mortgage

$548 a month

Tulare County: $569 a month

Owners with a mortgage

44%

Tulare County: 65%

In East Porterville, 44% of owners have a mortgage, and their typical cost is $1,548 a month, against $1,868 in Tulare County. Without one it drops to $548.

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 boundaries of East Porterville changed since 2015–2019, so the Census does not compare its figures from then and now. In Tulare County, the typical home value rose 61%.

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

MeasureEast PortervilleTulare CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.7%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 21.7%10.4%8.2%3.4%
People per household 4.393.302.842.53
Drive alone 58%77%66%69%
Carpool 38%14%10%9%
Public transit Unreliable estimate0%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home Unreliable estimate6%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 21.7% of households in East Porterville live, more than in Tulare County (10.4%).

More people live in each home here: 4.39 on average, against 3.30 in Tulare County.

More people carpool to work in East Porterville than in Tulare County: 38% against 14%.

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 East Porterville?

A typical home costs more than the typical income allows

We start with a typical home in East Porterville, worth $257,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 61% of the typical household income in East Porterville, which is $41,061 a year. For that payment to be 28% of income, a household would need to earn about $88,840 a year.

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

Your numbers

Local data
$

Starts at the typical home value in East Porterville. 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 $9,020 (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

$2,073

at 7.18% · 30 years

Loan amount
$253,032
Total interest
$364,054
Paid off in
November 2056

Includes $4,352 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $958 a month

  • Tight

    $958 to $1,232 a month

  • Hard

    more than $1,232 a month

    Your payment · 61%

Compared with the typical household income in East Porterville ($41,061 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,073
Principal & interest$1,714
Property tax$137
Home insurance$107
FHA mortgage insurance (MIP)$114

You need at least $9,020 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

East Porterville and Tulare County

East Porterville is in Tulare 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).

East Porterville's own numbers

Typical home value
$257,700
Typical monthly rent
$1,044
Typical yearly household income
$41,061
Households that own their home
52%
Effective property tax rate
0.64%

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

Numbers for all of Tulare County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,450
Price change over 5 years (FHFA)
+53%
Homes in a high flood-risk zone
14%

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 Tulare County.

Everything about Tulare County

Buying

Buying a home in East Porterville

A typical home in East Porterville is worth $257,700: 22% below the county and 65% below California. With the typical household income in East Porterville ($41,061 a year), a typical home costs 6.3 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.

  • East Porterville 6.3 years
  • Tulare 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 Tulare County

According to FHFA’s house price index, home prices in Tulare County rose 102% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +3.8% +0.8% +2.9%
5 years (2020–2025) +53% +40% +47%
10 years (2015–2025) +102% +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

East Porterville next to Tulare 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
  • East Porterville $257,700
  • Tulare $330,100
  • California $734,700
  • United States $332,700
Typical monthly rent
  • East Porterville $1,044
  • Tulare $1,280
  • California $2,036
  • United States $1,413
Typical yearly household income
  • East Porterville $41,061
  • Tulare $71,300
  • California $99,122
  • United States $80,734
See the full table
East Porterville next to Tulare County and California
Measure East Porterville Tulare County California U.S.
Typical home value $257,700 $330,100 $734,700 $332,700
Typical monthly rent $1,044 $1,280 $2,036 $1,413
Typical yearly household income $41,061 $71,300 $99,122 $80,734
Households that own their home 52% 58% 56% 65%
Typical yearly property tax $1,645 $2,318 $5,124 $3,119
Effective property tax rate 0.64% 0.7% 0.7% 0.94%
Renters with high rent for their income 66% 50% 55% 51%

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

For a typical $257,700 home in East Porterville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, East Porterville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,073a month

    Least cash to close
    Down payment
    $9,020
    Cash to close
    $16,751
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $114

  • Conventional, 5% down $2,026a month

    Down payment
    $12,885
    Cash to close
    $20,616
    Rate
    7.18%
    Mortgage insurance
    PMI · $122

  • Conventional, 20% down, no PMI $1,641a month

    Down payment
    $51,540
    Cash to close
    $59,271
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,880a month

    Down payment
    $38,655
    Cash to close
    $46,386
    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 East Porterville and for Tulare County.

Property tax

Effective rate in East Porterville

0.64%of the home’s value each year

$1,645 a year for the typical owner in East Porterville.

  • East Porterville 0.64%
  • Tulare 0.7%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Tulare County

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

Homes in the high-risk zone
14%
18,585
Of those, with NFIP insurance
20%
County California U.S.
Homes in the high-risk zone 14% 2.8% 3.5%
Of those, with NFIP insurance 20% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in East Porterville

Typical rent in East Porterville is $1,044 a month: 18% below the county. In East Porterville, 66% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Tulare County, by unit size. To pay the 2-bedroom one ($1,450 a month) without spending more than 30% of your income, you would need to earn $27.88 an hour working full time.

HUD fair market rent for all of Tulare 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 $1,101 $21.17 $44,040
1 bedroom $1,108 $21.31 $44,320
2 bedrooms $1,450 $27.88 $58,000
3 bedrooms $1,995 $38.37 $79,800
4 bedrooms $2,338 $44.96 $93,520

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 East Porterville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). East Porterville is in ZIP code 93257.

For 2 bedrooms it is $1,340: $110 less than the fair market rent for Tulare County ($1,450).

  • 93257 $1,340$1,840

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for East Porterville 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?

Free help

Help to buy or rent in East Porterville

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.

There are 2 HUD-approved agencies with an office in Tulare County; none says it serves in Spanish.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in East Porterville

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

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

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

    312 NW 3rd Ave, Visalia · 26 miles away

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

  • Self Help Enterprises

    8445 W Elowin Ct, Visalia · 30 miles away

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

  • Southwest Fresno Development Corp

    1424 W California Ave, Fresno · 66 miles away

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

Every agency in Tulare County All counseling agencies in California

Help in Spanish near East Porterville

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 East Porterville

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

  • Tulare County Housing Authority Public housing and Section 8 vouchers (559) 627-3700

All housing agencies in California Source: HUD

Cities

Other cities in Tulare County

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

Everything about Tulare County Housing in California

Nearby cities

The cities closest to East Porterville, with the typical home value.

Neighboring counties

If Tulare 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 East Porterville.

All guides
A mother holds her laughing daughter on a grey sofa.

Questions

Housing questions about East Porterville

Short answers with the numbers for East Porterville and all of Tulare 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 East Porterville?

The typical home value in East Porterville is $257,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Tulare County it is $330,100.

How much does it cost to rent in East Porterville?

Typical rent in East Porterville is $1,044 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Tulare County is $1,450.

What is the FHA loan limit in East Porterville?

East Porterville uses the FHA limit for all of Tulare 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 East Porterville?

The typical homeowner in East Porterville pays $1,645 a year, according to the U.S. Census Bureau. That is 0.64% of the home’s value; in Tulare County, the rate is 0.7%.

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

There are 2 HUD-approved counseling agencies with an office in Tulare County. 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).