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City · 9,695 residents · Fresno County, California

Orange Cove , California

In Orange Cove, a typical home is worth $254,000 and typical rent is $1,103 a month. Compared with all of Fresno County, typical household income is 37% lower, the typical home value is 35% lower, and the share of households that own their home is 12 points lower.

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  • Typical home value

    $254,000

    35% below the county

    65% below California

    • Orange Cove
    • Fresno
    • California

  • Typical rent

    $1,103a month

    21% below the county

    46% below California

    • Orange Cove
    • Fresno
    • California

  • Typical household income

    $46,629a year

    37% below the county

    53% below California

    • Orange Cove
    • Fresno
    • California

  • Households that own their home

    43%

    12 points below the county

    13 points below California

    • Orange Cove
    • Fresno
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$295,712
4.5% more than 12 months ago

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

Orange Cove is in Fresno 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 Fresno County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Orange Cove apart

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

  1. Orange Cove has the 12th lowest typical household income of the 659 cities in California with more than 5,000 people ($46,629).

  2. Orange Cove has the 24th lowest typical home value of the 654 cities in California with more than 5,000 people ($254,000).

  3. Orange Cove has the 30th lowest typical rent of the 648 cities in California with more than 5,000 people ($1,103).

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Orange Cove rose 4.5%; in California, it rose 0.6%.

  5. 43% of households in Orange Cove own their home, against 56% in Fresno County.

  6. 16% of households in Orange Cove have no internet at home (8% in Fresno County).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Orange Cove

What homes there are in Orange Cove, 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

The detached house is still the most common home in Orange Cove, but it weighs less than in Fresno County: 55% against 68%.

Year built

Here half of the homes date from 1988 or later; in Fresno County, from 1982 or later.

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

$1,399 a month

Fresno County: $2,065 a month

Without a mortgage

$442 a month

Fresno County: $673 a month

Owners with a mortgage

56%

Fresno County: 66%

In Orange Cove, 56% of owners have a mortgage, and their typical cost is $1,399 a month, against $2,065 in Fresno County. Without one it drops to $442.

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

Since 2015–2019, homes in Orange Cove gained value faster than in Fresno County: 67% against 53%.

The typical rent in Orange Cove rose 49% over the same time; in Fresno County, it rose 40%.

Here income gained ground: typical income rose 82%, against +67% for home values and +49% for rent.

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

MeasureOrange CoveFresno CountyCaliforniaUnited States
Rental vacancy Unreliable estimate3.1%4.2%5.5%
Homeowner vacancy Unreliable estimate0.8%0.8%0.9%
More than one person per room 19.9%10.7%8.2%3.4%
People per household 4.033.072.842.53
Drive alone 66%73%66%69%
Carpool 31%12%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home Unreliable estimate10%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Orange Cove, 19.9% of households live with more than one person per room, against 10.7% in Fresno County.

Households in Orange Cove are bigger: 4.03 people on average; in Fresno County, 3.07.

Carpooling is common in Orange Cove: 31% of workers get to work that way, against 12% in Fresno County.

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 Orange Cove?

A typical home costs more than the typical income allows

We start with a typical home in Orange Cove, worth $254,000, 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 Orange Cove, which is $46,629 a year. For that payment to be 28% of income, a household would need to earn about $87,564 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Orange Cove. 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 $8,890 (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

$2,043

at 7.18% · 30 years

Loan amount
$249,399
Total interest
$358,827
Paid off in
November 2056

Includes $4,289 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,088 a month

  • Tight

    $1,088 to $1,399 a month

  • Hard

    more than $1,399 a month

    Your payment · 53%

Compared with the typical household income in Orange Cove ($46,629 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,043
Principal & interest$1,690
Property tax$136
Home insurance$106
FHA mortgage insurance (MIP)$112

You need at least $8,890 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

Orange Cove and Fresno County

Orange Cove is in Fresno 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).

Orange Cove's own numbers

Typical home value
$254,000
Typical monthly rent
$1,103
Typical yearly household income
$46,629
Households that own their home
43%
Effective property tax rate
0.64%

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

Numbers for all of Fresno County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,685
Price change over 5 years (FHFA)
+49%
Homes in a high flood-risk zone
1.1%

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 Fresno County.

Everything about Fresno County

Buying

Buying a home in Orange Cove

A typical home in Orange Cove is worth $254,000: 35% below the county and 65% below California. With the typical household income in Orange Cove ($46,629 a year), a typical home costs 5.4 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.

  • Orange Cove 5.4 years
  • Fresno 5.2 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Fresno County

According to FHFA’s house price index, home prices in Fresno County rose 98% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +2.3% +0.8% +2.9%
5 years (2020–2025) +49% +40% +47%
10 years (2015–2025) +98% +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

Orange Cove next to Fresno 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
  • Orange Cove $254,000
  • Fresno $388,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Orange Cove $1,103
  • Fresno $1,392
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Orange Cove $46,629
  • Fresno $74,201
  • California $99,122
  • United States $80,734
See the full table
Orange Cove next to Fresno County and California
Measure Orange Cove Fresno County California U.S.
Typical home value $254,000 $388,800 $734,700 $332,700
Typical monthly rent $1,103 $1,392 $2,036 $1,413
Typical yearly household income $46,629 $74,201 $99,122 $80,734
Households that own their home 43% 56% 56% 65%
Typical yearly property tax $1,626 $2,861 $5,124 $3,119
Effective property tax rate 0.64% 0.74% 0.7% 0.94%
Renters with high rent for their income 67% 56% 55% 51%

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

For a typical $254,000 home in Orange Cove, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Orange Cove's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,043a month

    Least cash to close
    Down payment
    $8,890
    Cash to close
    $16,510
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $112

  • Conventional, 5% down $1,997a month

    Down payment
    $12,700
    Cash to close
    $20,320
    Rate
    7.18%
    Mortgage insurance
    PMI · $121

  • Conventional, 20% down, no PMI $1,618a month

    Down payment
    $50,800
    Cash to close
    $58,420
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,853a month

    Down payment
    $38,100
    Cash to close
    $45,720
    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 Orange Cove and for Fresno County.

Property tax

Effective rate in Orange Cove

0.64%of the home’s value each year

$1,626 a year for the typical owner in Orange Cove.

  • Orange Cove 0.64%
  • Fresno 0.74%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Fresno County

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

Homes in the high-risk zone
1.1%
2,954
Of those, with NFIP insurance
20%
County California U.S.
Homes in the high-risk zone 1.1% 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 Orange Cove

Typical rent in Orange Cove is $1,103 a month: 21% below the county. In Orange Cove, 67% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Fresno County, by unit size. To pay the 2-bedroom one ($1,685 a month) without spending more than 30% of your income, you would need to earn $32.40 an hour working full time.

HUD fair market rent for all of Fresno 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 $1,354 $26.04 $54,160
1 bedroom $1,363 $26.21 $54,520
2 bedrooms $1,685 $32.40 $67,400
3 bedrooms $2,333 $44.87 $93,320
4 bedrooms $2,671 $51.37 $106,840

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 Orange Cove

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Orange Cove is in ZIP code 93646.

For 2 bedrooms it is $1,500: $185 less than the fair market rent for Fresno County ($1,685).

  • 93646 $1,500$2,090

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

HUD lists 11 buildings with rents for lower incomes in Orange Cove. These are the largest.

  • Orchard Village Apts 1555 South Ave, Orange Cove 93646 188 low-income homes · 1 bd: 24 · 2 bd: 88 · 3 bd: 48 · 4 bd: 28 · In service since 1995 · For families
  • Orchard Village Apartments 1555 South Ave, Orange Cove 93646 189 homes, 186 low-income · 1 bd: 24 · 2 bd: 89 · 3 bd: 48 · 4 bd: 28 · In service since 2016 · For families
  • Orange Cove Rental Assistance Demonstration 791 I St, Orange Cove 93646 90 homes, 87 low-income · 1 bd: 6 · 2 bd: 36 · 3 bd: 23 · 4 bd: 25 · In service since 2015 · For families
  • Orange Cove RAD 1295 J St, Orange Cove 93646 87 low-income homes · For families (559) 457-4137
  • Los Arboles Family Apts 1535 Park Blvd, Orange Cove 93646 81 homes, 80 low-income · 2 bd: 17 · 3 bd: 48 · 4 bd: 16 · In service since 2006 · For families

See all 192 buildings in Fresno County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Orange Cove

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 3 HUD-approved agencies with an office in Fresno County; 1 says it serves in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Orange Cove

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

The HUD-approved agencies closest to the center of Orange Cove, 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 · 19 miles away

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

  • 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

  • Fresno Interdenominational Refugee Ministries

    1940 N Fresno St, Fresno · 28 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (559) 487-1500

Every agency in Fresno County All counseling agencies in California

Help in Spanish near Orange Cove

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 Orange Cove

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

  • Housing Authority of Fresno County Public housing and Section 8 vouchers (559) 443-8400

One other authority has an office in Fresno County: see the list Source: HUD

Cities

Other cities in Fresno County

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

Everything about Fresno County Housing in California
See 3 more cities in Fresno County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Orange Cove, with the typical home value.

Neighboring counties

If Fresno 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 Orange Cove.

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

Questions

Housing questions about Orange Cove

Short answers with the numbers for Orange Cove and all of Fresno 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 Orange Cove?

The typical home value in Orange Cove is $254,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Fresno County it is $388,800.

How much does it cost to rent in Orange Cove?

Typical rent in Orange Cove is $1,103 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Fresno County is $1,685.

What is the FHA loan limit in Orange Cove?

Orange Cove uses the FHA limit for all of Fresno 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 Orange Cove?

The typical homeowner in Orange Cove pays $1,626 a year, according to the U.S. Census Bureau. That is 0.64% of the home’s value; in Fresno County, the rate is 0.74%.

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

There are 3 HUD-approved counseling agencies with an office in Fresno County. 1 says it serves in Spanish. 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).