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City · 25,609 residents · Fresno County, California

Reedley , California

In Reedley, a typical home is worth $334,800 and typical rent is $1,288 a month. Compared with all of Fresno County, typical household income is 15% lower and the typical home value is 14% lower.

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  • Typical home value

    $334,800

    14% below the county

    54% below California

    • Reedley
    • Fresno
    • California

  • Typical rent

    $1,288a month

    7% below the county

    37% below California

    • Reedley
    • Fresno
    • California

  • Typical household income

    $63,307a year

    15% below the county

    36% below California

    • Reedley
    • Fresno
    • California

  • Households that own their home

    56%

    1 points above the county

    1 points above California

    • Reedley
    • Fresno
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$389,728
2.7% more than 12 months ago

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

Reedley 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 Reedley apart

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

  1. Nearby, in Orange Cove, the typical home value is $254,000: 24% less than in Reedley ($334,800).

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

The homes here

Housing in Reedley

What homes there are in Reedley, 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 Fresno County, most homes in Reedley are detached houses (68%).

Year built

In Reedley, half of the homes were built before 1984; in Fresno County, before 1982.

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

$2,049 a month

Fresno County: $2,065 a month

Without a mortgage

$645 a month

Fresno County: $673 a month

Owners with a mortgage

56%

Fresno County: 66%

Owning costs about the same in Reedley as in Fresno County: with a mortgage, $2,049 a month; without one, $645.

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 Reedley gained value faster than in Fresno County: 61% against 53%.

Rents in Reedley rose more slowly than in Fresno County: 34% since 2015–2019, against 40%.

While home values in Reedley changed +61% and rent +34%, the typical household income rose 36%.

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

MeasureReedleyFresno 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 13.6%10.7%8.2%3.4%
People per household 3.453.072.842.53
Drive alone 75%73%66%69%
Carpool 15%12%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 6%10%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Reedley, 13.6% of households live with more than one person per room, against 10.7% in Fresno County.

More people live in each home here: 3.45 on average, against 3.07 in Fresno County.

In Reedley, 15% of workers share a car to get to work; in Fresno County, 12%.

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 Reedley?

A typical home costs more than the typical income allows

We start with a typical home in Reedley, worth $334,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 51% of the typical household income in Reedley, which is $63,307 a year. For that payment to be 28% of income, a household would need to earn about $116,017 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 Reedley. 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 $11,718 (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

$2,707

at 7.18% · 30 years

Loan amount
$328,736
Total interest
$472,974
Paid off in
November 2056

Includes $5,654 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,477 a month

  • Tight

    $1,477 to $1,899 a month

  • Hard

    more than $1,899 a month

    Your payment · 51%

Compared with the typical household income in Reedley ($63,307 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,707
Principal & interest$2,227
Property tax$193
Home insurance$140
FHA mortgage insurance (MIP)$148

You need at least $11,718 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

Reedley and Fresno County

Reedley 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).

Reedley's own numbers

Typical home value
$334,800
Typical monthly rent
$1,288
Typical yearly household income
$63,307
Households that own their home
56%
Effective property tax rate
0.69%

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 Reedley

A typical home in Reedley is worth $334,800: 14% below the county and 54% below California. With the typical household income in Reedley ($63,307 a year), a typical home costs 5.3 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.

  • Reedley 5.3 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

Reedley 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
  • Reedley $334,800
  • Fresno $388,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Reedley $1,288
  • Fresno $1,392
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Reedley $63,307
  • Fresno $74,201
  • California $99,122
  • United States $80,734
See the full table
Reedley next to Fresno County and California
Measure Reedley Fresno County California U.S.
Typical home value $334,800 $388,800 $734,700 $332,700
Typical monthly rent $1,288 $1,392 $2,036 $1,413
Typical yearly household income $63,307 $74,201 $99,122 $80,734
Households that own their home 56% 56% 56% 65%
Typical yearly property tax $2,312 $2,861 $5,124 $3,119
Effective property tax rate 0.69% 0.74% 0.7% 0.94%
Renters with high rent for their income 56% 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 Reedley

For a typical $334,800 home in Reedley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Reedley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,707a month

    Least cash to close
    Down payment
    $11,718
    Cash to close
    $21,762
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $148

  • Conventional, 5% down $2,646a month

    Down payment
    $16,740
    Cash to close
    $26,784
    Rate
    7.18%
    Mortgage insurance
    PMI · $159

  • Conventional, 20% down, no PMI $2,146a month

    Down payment
    $66,960
    Cash to close
    $77,004
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,456a month

    Down payment
    $50,220
    Cash to close
    $60,264
    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 Reedley and for Fresno County.

Property tax

Effective rate in Reedley

0.69%of the home’s value each year

$2,312 a year for the typical owner in Reedley.

  • Reedley 0.69%
  • 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 Reedley

Typical rent in Reedley is $1,288 a month: 7% below the county. In Reedley, 56% 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 Reedley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Reedley is in ZIP code 93654.

For 2 bedrooms it is $1,570: $115 less than the fair market rent for Fresno County ($1,685).

  • 93654 $1,570$2,180

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

HUD lists 9 buildings with rents for lower incomes in Reedley. These are the largest.

  • Riverland Apartments 990 E Springfield Ave, Reedley 93654 76 homes, 75 low-income · 1 bd: 24 · 2 bd: 44 · 3 bd: 8 · In service since 2015
  • Riverland Apts 990 E Springfield Ave, Reedley 93654 75 low-income homes · In service since 1988 · For families
  • Kings River Commons 2020 E Dinuba Ave, Reedley 93654 59 low-income homes · 2 bd: 32 · 3 bd: 27 · In service since 2014 · For families
  • Reedley Family Apts 1110 S I St, Reedley 93654 48 homes, 47 low-income · 1 bd: 8 · 2 bd: 24 · 3 bd: 16 · In service since 2014 · For families
  • Mountain View Apts 128 S Haney Ave, Reedley 93654 38 low-income homes · For families (559) 638-4069

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

Free help

Help to buy or rent in Reedley

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.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Reedley

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

The HUD-approved agencies closest to the center of Reedley, 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 · 18 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 · 20 miles away

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

  • Fresno Interdenominational Refugee Ministries

    1940 N Fresno St, Fresno · 22 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 Reedley

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 Reedley

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

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Reedley

Short answers with the numbers for Reedley 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 Reedley?

The typical home value in Reedley is $334,800, 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 Reedley?

Typical rent in Reedley is $1,288 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 Reedley?

Reedley 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 Reedley?

The typical homeowner in Reedley pays $2,312 a year, according to the U.S. Census Bureau. That is 0.69% of the home’s value; in Fresno County, the rate is 0.74%.

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

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).