Corcoran, California.
Typical home $268,306 (+1.5% in a year). Hanford-Corcoran, CA metro.
to buy the typical home at today's mortgage rate — +$792 (+128%) since Jan 2020.
- 1 year
- Up $3,999 +2%
- $264,307$268,306 since Sep 2025
- 5 years
- Up $59,459 +28%
- $208,847$268,306 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Corcoran$1,408
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 14 years.
Typical home values in Corcoran, CA rose 1.5% over the past year — faster than the nation's +1.2%.
Living in Corcoran, Kings County, California
Corcoran is a city of 22,339 people in Kings County. Half its households earn more than $59,905 a year and half less, against $70,995 across Kings County; 21% of its people live below the poverty line. 53% of its homes are lived in by their owners and 47% are rented. Unemployment in Corcoran was 11.3% in August 2026, and Kings County had 2.4% more jobs in 2025 than the year before. The most residents work in farming, then schools and health care.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Corcoran is a small city in Kings County, in the San Joaquin Valley, with a younger population than many American towns. Incomes run below the county's, and more households live below the poverty line than is typical, while owners and renters live in the town's homes in fairly even measure. Very few adults hold a four-year degree, and the typical commute is a short one, with few people working from home. Winters are cool, with chilly nights, and summers are hot, with July afternoons that can be very warm indeed.
Work. Many residents work in farming, in schools, hospitals and social care, in manufacturing, and in shops. Among the biggest workplaces in Corcoran are Corcoran State Prison, the Corcoran Joint Unified school district and Camfil, which makes air purification equipment. Unemployment is high, though it has eased a little from a year ago, and across Kings County there were more jobs last year than the year before.
Things to do. Cameron Creek, a river, is a short drive away. Farther afield, a longer drive reaches Colonel Allensworth State Historic Park, a protected area, and Pixley National Wildlife Refuge, another protected area. The Visalia Fox Theatre is also a longer drive away for an evening out.
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- 4,226households
- 4%of adults have a degree
- 21%below the poverty line
- 22 mintypical commute
- 4%work from home
What residents work in
Employed residents by industry, from the Census survey. Kings County had 52,040 jobs in 2025, 2.4% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 56° and lows near 38°; warmest in July, with highs near 98° and lows near 64°.
Average daily high and low, 1991–2020, at the Corcoran Irrig Dist weather station, 2 miles away (NOAA).
Largest workplaces in Corcoran
- CDCR (COR) Corcoran State PrisonPrisons1,823
- Corcoran Joint UnifiedSchool district326FTE
- Recreation Association of CorcoranAerobic dance and exercise centers106
- Camfil - Corcoran (071)Industrial and commercial fan and blower and air purification equipment manufacturing47
- Buttonwillow Warehouse Company - Corcoran FacilityChemicals, agricultural, merchant wholesalers35
- Mar Vista ResourcesAmmonia, anhydrous and aqueous, manufacturing27
- Virtus NutritionGrain mills, animal feed25
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 6 workplaces with 20 or more staff, 2,063 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Heat wavesRelatively high
- EarthquakesRelatively high
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Corcoran’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Kings County and the Hanford-Corcoran, CA metro.
Corcoran home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Corcoran$268,306
- California$761,538
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 6 Corcoran listings — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Corcoran17.49%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Corcoran27
New listings per month
Sellers arriving at the market.
- Corcoran9
Zip codes with a Corcoran address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Corcoran — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.