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City · 5,136 residents · Tulare County, California

Goshen , California

In Goshen, a typical home is worth $289,300. Compared with all of Tulare County, the typical home value is 12% lower and the share of households that own their home is 7 points lower.

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  • Typical home value

    $289,300

    12% below the county

    61% below California

    • Goshen
    • Tulare
    • California

  • Typical household income

    $73,125a year

    3% above the county

    26% below California

    • Goshen
    • Tulare
    • California

  • Households that own their home

    51%

    7 points below the county

    5 points below California

    • Goshen
    • Tulare
    • California

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

Goshen 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 Goshen apart

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

  1. Goshen has the 39th smallest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (41%).

  2. Goshen has the 50th lowest typical home value of the 654 cities in California with more than 5,000 people ($289,300).

  3. 51% of households in Goshen own their home, against 58% in Tulare County.

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

The homes here

Housing in Goshen

What homes there are in Goshen, 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

As in Tulare County, most homes in Goshen are detached houses (76%).

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

$1,394 a month

Tulare County: $1,868 a month

Owners with a mortgage

73%

Tulare County: 65%

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 Goshen 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

MeasureGoshenTulare 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 Unreliable estimate10.4%8.2%3.4%
People per household 3.913.302.842.53
Drive alone 75%77%66%69%
Carpool 15%14%10%9%
Public transit Unreliable estimate0%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 9%6%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

Households in Goshen are bigger: 3.91 people on average; in Tulare County, 3.30.

To get to work, 75% of workers in Goshen drive alone; in Tulare 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 Goshen?

A typical home costs more than the typical income allows

We start with a typical home in Goshen, worth $289,300, 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 Goshen, which is $73,125 a year. For that payment to be 28% of income, a household would need to earn about $100,457 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 Goshen. 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 $10,126 (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

$2,344

at 7.18% · 30 years

Loan amount
$284,060
Total interest
$408,695
Paid off in
November 2056

Includes $4,886 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,706 a month

  • Tight

    $1,706 to $2,194 a month

  • Hard

    more than $2,194 a month

    Your payment · 38%

Compared with the typical household income in Goshen ($73,125 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,344
Principal & interest$1,924
Property tax$171
Home insurance$121
FHA mortgage insurance (MIP)$128

You need at least $10,126 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

Goshen and Tulare County

Goshen 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).

Goshen's own numbers

Typical home value
$289,300
Typical yearly household income
$73,125
Households that own their home
51%
Effective property tax rate
0.71%

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 Goshen

A typical home in Goshen is worth $289,300: 12% below the county and 61% below California. With the typical household income in Goshen ($73,125 a year), a typical home costs 4.0 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.

  • Goshen 4.0 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

Goshen 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
  • Goshen $289,300
  • Tulare $330,100
  • California $734,700
  • United States $332,700
Typical yearly household income
  • Goshen $73,125
  • Tulare $71,300
  • California $99,122
  • United States $80,734
See the full table
Goshen next to Tulare County and California
Measure Goshen Tulare County California U.S.
Typical home value $289,300 $330,100 $734,700 $332,700
Typical yearly household income $73,125 $71,300 $99,122 $80,734
Households that own their home 51% 58% 56% 65%
Typical yearly property tax $2,067 $2,318 $5,124 $3,119
Effective property tax rate 0.71% 0.7% 0.7% 0.94%
Renters with high rent for their income 41% 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 Goshen

For a typical $289,300 home in Goshen, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Goshen's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,344a month

    Least cash to close
    Down payment
    $10,126
    Cash to close
    $18,805
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $128

  • Conventional, 5% down $2,291a month

    Down payment
    $14,465
    Cash to close
    $23,144
    Rate
    7.18%
    Mortgage insurance
    PMI · $137

  • Conventional, 20% down, no PMI $1,860a month

    Down payment
    $57,860
    Cash to close
    $66,539
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,127a month

    Down payment
    $43,395
    Cash to close
    $52,074
    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 Goshen and for Tulare County.

Property tax

Effective rate in Goshen

0.71%of the home’s value each year

$2,067 a year for the typical owner in Goshen.

  • Goshen 0.71%
  • 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 Goshen

The Census Bureau publishes no typical rent for Goshen. Below are the fair market rents for Tulare County. In Goshen, 41% 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 Goshen

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Goshen has 2 ZIP codes with their own.

For 2 bedrooms it is $1,560 in all of them.

2 of the 2 are above the fair market rent for Tulare County ($1,450).

  • 93227 $1,560$2,150
  • 93291 $1,560$2,150

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

HUD lists one building with rents for lower incomes in Goshen.

  • Sequoia Commons 31161 Florence Avenue, Goshen 93227 66 homes, 65 low-income · 1 bd: 22 · 2 bd: 22 · 3 bd: 22 · In service since 2019 · For families

See all 92 buildings in Tulare County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Goshen

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 Goshen

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

The HUD-approved agencies closest to the center of Goshen, 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 · 2 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 · 7 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 · 34 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 Goshen

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 Goshen

HUD’s record names them for Goshen 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 Goshen, 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 Goshen.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Goshen

Short answers with the numbers for Goshen 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 Goshen?

The typical home value in Goshen is $289,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Tulare County it is $330,100.

What is the FHA loan limit in Goshen?

Goshen 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 Goshen?

The typical homeowner in Goshen pays $2,067 a year, according to the U.S. Census Bureau. That is 0.71% of the home’s value; in Tulare County, the rate is 0.7%.

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

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).