City · 59,754 residents · Kings County, California
Hanford, California
In Hanford, a typical home is worth $349,400 and typical rent is $1,309 a month. Compared with all of Kings County, the typical home value is 8% higher, typical household income is 8% higher, and the share of households that own their home is 8 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $311,454 to $381,365.
Typical rent
$2,008a month
▲ 3.5% more than 12 months ago
Typical rent from Zillow, June 2022 to September 2026: from $1,646 to $2,008.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Hanford 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
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Goshen, the typical home value is $289,300: 17% less than in Hanford ($349,400).
2
62% of households in Hanford own their home, against 54% in Kings County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Hanford
What homes there are in Hanford, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Hanford
Kings County
California
United States
Kind of home: Hanford and its comparisons
Measure
Hanford
Kings County
California
United States
Detached house
74%
71%
57%
61%
Attached house
2%
5%
7%
6%
Building of 2 to 4
12%
9%
8%
8%
Apartments (5 or more)
10%
10%
24%
19%
Mobile home
2%
4%
4%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Hanford, 7 in 10 homes are single-family detached houses; in Kings County, 7.
Year built
Before 19601960–19791980–19992000–20092010 or later
Hanford
Kings County
California
United States
Year built: Hanford and its comparisons
Measure
Hanford
Kings County
California
United States
Before 1960
17%
18%
27%
26%
1960–1979
22%
24%
29%
24%
1980–1999
32%
30%
25%
25%
2000–2009
18%
17%
11%
14%
2010 or later
12%
11%
8%
11%
By age, homes in Hanford look like those in Kings County: the typical year built is 1987.
By size, homes in Hanford look like those in Kings County: 71% have 3 bedrooms or more.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K8%
$100K–$200K4%
$200K–$300K24%
$300K–$500K50%
$500K–$750K11%
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Hanford and its comparisons
Measure
Hanford
Under $100K
8%
$100K–$200K
4%
$200K–$300K
24%
$300K–$500K
50%
$500K–$750K
11%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
About 88% of owner-occupied homes in Hanford are worth less than the FHA loan limit for Kings County ($541,287).
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $5008%
$500–$99924%
$1,000–$1,49927%
$1,500–$1,99921%
HUD fair market rent, 2 bedrooms: $1,512
$2,000–$2,49912%
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Hanford and its comparisons
Measure
Hanford
Under $500
8%
$500–$999
24%
$1,000–$1,499
27%
$1,500–$1,999
21%
$2,000–$2,499
12%
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
About 59% of rented homes in Hanford cost less than HUD's 2-bedroom fair market rent for Kings County ($1,512); the rest cost more.
With a mortgage
$2,010 a month
Kings County: $1,878 a month
Without a mortgage
$592 a month
Kings County: $589 a month
Owners with a mortgage
67%
Kings County: 66%
In Hanford, 67% of owners have a mortgage, and their typical cost is $2,010 a month, against $1,878 in Kings County. Without one it drops to $592.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Hanford+58%
Kings County+50%
California+46%
United States+53%
Typical rent
Hanford+32%
Kings County+34%
California+36%
United States+33%
Typical household income
Hanford+23%
Kings County+23%
California+32%
United States+29%
Change since 2015–2019: Hanford and its comparisons
Measure
Hanford
Kings County
California
United States
Typical home value
+58%
+50%
+46%
+53%
Typical rent
+32%
+34%
+36%
+33%
Typical household income
+23%
+23%
+32%
+29%
From 2015–2019 to 2020–2024, the typical home value in Hanford rose 58%; in Kings County, it rose 50%.
The typical rent in Hanford rose 32% since 2015–2019, about the same as in Kings County (34%).
The typical household income in Hanford rose 23%: less than home values (+58%) and rent (+32%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Hanford and its comparisons
Measure
Hanford
Kings County
California
United States
Rental vacancy
Unreliable estimate
2.9%
4.2%
5.5%
Homeowner vacancy
Unreliable estimate
1.4%
0.8%
0.9%
More than one person per room
7.5%
8.2%
8.2%
3.4%
People per household
3.01
3.17
2.84
2.53
Drive alone
75%
77%
66%
69%
Carpool
14%
14%
10%
9%
Public transit
Unreliable estimate
Unreliable estimate
3%
3%
Walk or bike
2%
2%
3%
3%
Work from home
7%
5%
17%
15%
Other means
Unreliable estimate
1%
2%
2%
Typical commute
Unreliable estimate
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
Much as in Kings County, 7.5% of households in Hanford have more than one person per room.
Fewer people live in each home here: 3.01 on average, against 3.17 in Kings County.
To get to work, 75% of workers in Hanford drive alone; in Kings County, 77%.
Do the math
What would you pay each month for a home in Hanford?
A typical home costs more than the typical income allows
We start with a typical home in Hanford, worth $349,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 45% of the typical household income in Hanford, which is $76,461 a year. For that payment to be 28% of income, a household would need to earn about $122,199 a year.
The calculator's FHA and conventional loan limits are those of all of Kings County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Hanford. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $12,229 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,851
at 7.18% · 30 years
Loan amount
$343,071
Total interest
$493,599
Paid off in
November 2056
Includes $5,900 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,784 a month
Tight
$1,784 to $2,294 a month
Hard
more than $2,294 a month
Your payment · 45%
Compared with the typical household income in Hanford ($76,461 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,324
Property tax
$227
Home insurance
$146
FHA mortgage insurance (MIP)
$155
You need at least $12,229 for the down payment, plus closing costs.
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.
Total monthly payment $2,851; principal and interest $2,324.
The city and its county
Hanford and Kings County
Hanford 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).
Hanford
Map of Kings County, California, with Hanford marked. Around it, the neighboring counties.
Hanford
Kings County
Other cities with a page
Hanford's own numbers
Typical home value
$349,400
Typical monthly rent
$1,309
Typical yearly household income
$76,461
Households that own their home
62%
Effective property tax rate
0.78%
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.
A typical home in Hanford is worth $349,400: 8% above the county and 52% below California. With the typical household income in Hanford ($76,461 a year), a typical home costs 4.6 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.
Hanford4.6 years
Kings4.6 years
California7.4 years
United States4.1 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.
Yearly change in FHFA’s price index in Kings County, 2016 to 2025
2016: +8.6% +8.6% 2016
2017: +6.4% +6.4% 2017
2018: +5.4% +5.4% 2018
2019: +3.6% +3.6% 2019
2020: +5.2% +5.2% 2020
2021: +14.4% +14.4% 2021
2022: +14.8% +14.8% 2022
2023: +4.4% +4.4% 2023
2024: +4.5% +4.5% 2024
2025: +4.8% +4.8% 2025
Change in FHFA’s price index in Kings County, California and the United States
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
Hanford 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
Hanford$349,400
Kings$324,300
California$734,700
United States$332,700
Typical monthly rent
Hanford$1,309
Kings$1,331
California$2,036
United States$1,413
Typical yearly household income
Hanford$76,461
Kings$70,995
California$99,122
United States$80,734
See the full table
Hanford next to Kings County and California
Measure
Hanford
Kings County
California
U.S.
Typical home value
$349,400 ▲8% above the county
$324,300
$734,700
$332,700
Typical monthly rent
$1,309
$1,331
$2,036
$1,413
Typical yearly household income
$76,461 ▲8% above the county
$70,995
$99,122
$80,734
Households that own their home
62% ▲8 points above the county
54%
56%
65%
Typical yearly property tax
$2,736 ▲13% above the county
$2,425
$5,124
$3,119
Effective property tax rate
0.78% ▲0.03 points above the county
0.75%
0.7%
0.94%
Renters with high rent for their income
50% ▲1 points above the county
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 Hanford
For a typical $349,400 home in Hanford, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Hanford's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,851a month
Least cash to close
Down payment
$12,229
Cash to close
$22,711
Rate
7.18%
Mortgage insurance
FHA MIP · $155
Conventional, 5% down$2,787a month
Down payment
$17,470
Cash to close
$27,952
Rate
7.18%
Mortgage insurance
PMI · $166
Conventional, 20% down, no PMI$2,266a month
Down payment
$69,880
Cash to close
$80,362
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,589a month
Down payment
$52,410
Cash to close
$62,892
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Hanford
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,851
$12,229
$343,071
7.18%
FHA MIP · $155
$22,711
580
Conventional, 5% down
$2,787
$17,470
$331,930
7.18%
PMI · $166
$27,952
620*
Conventional, 20% down, no PMI
$2,266
$69,880
$279,520
7.18%
None
$80,362
620*
ITIN, 15% down (example)
$2,589
$52,410
$296,990
8.18%
None
$62,892
Set by the lender
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.
Typical rent in Hanford is $1,309 a month: about the same as the county. In Hanford, 50% 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Kings County (Fiscal year 2027)
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 Hanford
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Hanford is in ZIP code 93230.
For 2 bedrooms it is $1,460: $52 less than the fair market rent for Kings County ($1,512).
Fair market rent by ZIP code and size in Hanford, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
93230
$1,130
$1,140
$1,460
$2,020
$2,380
ZIP code2 bd3 bd
93230 $1,460$2,020
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Hanford 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 11 buildings with rents for lower incomes in Hanford. These are the largest.
Sunnyside Village Kings County608 S Douty St, Hanford 93230168 low-income homes · Run by Kings County Housing Auth · Average payment: $567 a month · Average wait: 71 months(559) 582-2806
Kings Garden Apts1236 Fernot Way, Hanford 93230100 homes, 97 low-income · 1 bd: 10 · 2 bd: 20 · 3 bd: 49 · 4 bd: 19 · In service since 2007 · For families(559) 584-4498
Amberwood Apartments I + II11280 Oakview Dr, Hanford 9323088 homes, 86 low-income · 1 bd: 10 · 2 bd: 54 · 3 bd: 24 · In service since 2016
Heritage Park at Hanford439 Centennial Dr, Hanford 9323081 homes, 80 low-income · 1 bd: 64 · 2 bd: 17 · In service since 1997 · For older adults
Casa del Sol Apts12184 Hanford Armona Rd, Hanford 9323080 homes, 79 low-income · 2 bd: 9 · 3 bd: 48 · 4 bd: 24 · In service since 1999 · For families
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.
No down payment, repair or rent-help program on our list is for Hanford or Kings County. The ones below are statewide in California: they work in Hanford the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Hanford or Kings County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Hanford 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 Hanford?
The typical home value in Hanford is $349,400, 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 Hanford?
Typical rent in Hanford is $1,309 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 Hanford?
Hanford 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 Hanford?
The typical homeowner in Hanford pays $2,736 a year, according to the U.S. Census Bureau. That is 0.78% of the home’s value; in Kings County, the rate is 0.75%.
Where can I find free help to buy or rent in Hanford?
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.
