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City · 26,699 residents · Fresno County, California

Sanger , California

In Sanger, a typical home is worth $364,800 and typical rent is $1,209 a month. Compared with all of Fresno County, typical rent is 13% lower, the typical home value is 6% lower, and the share of households that own their home is 9 points higher.

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  • Typical home value

    $364,800

    6% below the county

    50% below California

    • Sanger
    • Fresno
    • California

  • Typical rent

    $1,209a month

    13% below the county

    41% below California

    • Sanger
    • Fresno
    • California

  • Typical household income

    $77,500a year

    4% above the county

    22% below California

    • Sanger
    • Fresno
    • California

  • Households that own their home

    64%

    9 points above the county

    9 points above California

    • Sanger
    • Fresno
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$410,012
2.7% more than 12 months ago
Typical rent
$1,798 a month

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

Sanger 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 Sanger apart

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

  1. Nearby, in Parlier, the typical home value is $256,400: 30% less than in Sanger ($364,800).

  2. 64% of households in Sanger own their home, against 56% in Fresno County.

  3. Sanger has the 58th lowest typical rent of the 648 cities in California with more than 5,000 people ($1,209).

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

The homes here

Housing in Sanger

What homes there are in Sanger, 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, standing on their own, make up 80% of homes here, against 68% in Fresno County.

Year built

By age, homes in Sanger look like those in Fresno County: the typical year built is 1983.

In Sanger, 70% of homes have 3 bedrooms or more, more than in Fresno County (64%).

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

$1,987 a month

Fresno County: $2,065 a month

Without a mortgage

$587 a month

Fresno County: $673 a month

Owners with a mortgage

66%

Fresno County: 66%

Owning costs about the same in Sanger as in Fresno County: with a mortgage, $1,987 a month; without one, $587.

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

From 2015–2019 to 2020–2024, the typical home value in Sanger rose 67%; in Fresno County, it rose 53%.

Rents in Sanger rose more slowly than in Fresno County: 27% since 2015–2019, against 40%.

The typical household income in Sanger rose 58% over that time; home values changed +67% and rent +27%.

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

MeasureSangerFresno 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 10.5%10.7%8.2%3.4%
People per household 3.623.072.842.53
Drive alone 79%73%66%69%
Carpool 11%12%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 5%10%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Sanger, 10.5% of households live with more than one person per room, about the same as in Fresno County.

More people live in each home here: 3.62 on average, against 3.07 in Fresno County.

In Sanger, 79% of workers drive alone to work; in Fresno County, 73%.

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 Sanger?

A typical home costs more than the typical income allows

We start with a typical home in Sanger, worth $364,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 46% of the typical household income in Sanger, which is $77,500 a year. For that payment to be 28% of income, a household would need to earn about $126,413 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 Sanger. 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 $12,768 (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

$2,950

at 7.18% · 30 years

Loan amount
$358,193
Total interest
$515,355
Paid off in
November 2056

Includes $6,161 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,808 a month

  • Tight

    $1,808 to $2,325 a month

  • Hard

    more than $2,325 a month

    Your payment · 46%

Compared with the typical household income in Sanger ($77,500 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,950
Principal & interest$2,427
Property tax$210
Home insurance$152
FHA mortgage insurance (MIP)$161

You need at least $12,768 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

Sanger and Fresno County

Sanger 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).

Sanger's own numbers

Typical home value
$364,800
Typical monthly rent
$1,209
Typical yearly household income
$77,500
Households that own their home
64%
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 Sanger

A typical home in Sanger is worth $364,800: 6% below the county and 50% below California. With the typical household income in Sanger ($77,500 a year), a typical home costs 4.7 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.

  • Sanger 4.7 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

Sanger 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
  • Sanger $364,800
  • Fresno $388,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Sanger $1,209
  • Fresno $1,392
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Sanger $77,500
  • Fresno $74,201
  • California $99,122
  • United States $80,734
See the full table
Sanger next to Fresno County and California
Measure Sanger Fresno County California U.S.
Typical home value $364,800 $388,800 $734,700 $332,700
Typical monthly rent $1,209 $1,392 $2,036 $1,413
Typical yearly household income $77,500 $74,201 $99,122 $80,734
Households that own their home 64% 56% 56% 65%
Typical yearly property tax $2,520 $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 60% 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 Sanger

For a typical $364,800 home in Sanger, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sanger's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,950a month

    Least cash to close
    Down payment
    $12,768
    Cash to close
    $23,712
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $161

  • Conventional, 5% down $2,883a month

    Down payment
    $18,240
    Cash to close
    $29,184
    Rate
    7.18%
    Mortgage insurance
    PMI · $173

  • Conventional, 20% down, no PMI $2,339a month

    Down payment
    $72,960
    Cash to close
    $83,904
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,676a month

    Down payment
    $54,720
    Cash to close
    $65,664
    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 Sanger and for Fresno County.

Property tax

Effective rate in Sanger

0.69%of the home’s value each year

$2,520 a year for the typical owner in Sanger.

  • Sanger 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 Sanger

Typical rent in Sanger is $1,209 a month: 13% below the county. In Sanger, 60% 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 Sanger

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sanger is in ZIP code 93657.

For 2 bedrooms it is $1,510: $175 less than the fair market rent for Fresno County ($1,685).

  • 93657 $1,510$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 Sanger 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 Sanger

HUD lists 5 buildings with rents for lower incomes in Sanger. These are the largest.

  • Unity Estates Apts 1410 J St, Sanger 93657 88 homes, 84 low-income · 1 bd: 18 · 2 bd: 39 · 3 bd: 28 · In service since 2005 · For families (559) 875-7649
  • Elderberry at Bethel 2505 5th St, Sanger 93657 74 homes, 73 low-income · 1 bd: 60 · 2 bd: 14 · In service since 2004 · For older adults
  • Memorial Village 328 K St, Sanger 93657 48 homes, 47 low-income · 1 bd: 9 · 2 bd: 22 · 3 bd: 15 · 4 bd: 2 · In service since 2018 · For families
  • Sanger Crossing Apartments 1620 J St, Sanger 93657 45 homes, 44 low-income · 2 bd: 20 · 3 bd: 17 · 4 bd: 8 · In service since 2015 · For families
  • Sanger Memorial Village 302 K St, Sanger 93657 48 homes, 35 low-income · For families

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

Free help

Help to buy or rent in Sanger

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 grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Sanger

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

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

  • Fresno Interdenominational Refugee Ministries

    1940 N Fresno St, Fresno · 13 miles away

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

  • Southwest Fresno Development Corp

    1424 W California Ave, Fresno · 15 miles away

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

  • Community Housing Council of Fresno

    2560 W Shaw Ln Ste 101, Fresno · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (559) 221-6919

Every agency in Fresno County All counseling agencies in California

Help in Spanish near Sanger

1 of the 3 agencies on this list says it serves 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 Sanger

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

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Sanger

Short answers with the numbers for Sanger 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 Sanger?

The typical home value in Sanger is $364,800, 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 Sanger?

Typical rent in Sanger is $1,209 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 Sanger?

Sanger 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 Sanger?

The typical homeowner in Sanger pays $2,520 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 Sanger?

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).