The story of this market
The typical home in Fresno, California sells for about $374,800, or $235 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 32 days to sell. HUD's fair market rent for a two-bedroom is $1,421 a month.
Monthly price momentum
Home values since 2015
+0.5%
CA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Fresno, California
The Fresno housing market shows signs of stability with modest year-over-year price growth and balanced inventory levels. Demand remains supported by local employment in healthcare and education, though affordability remains a key factor for many buyers. The market is currently characterized by steady activity rather than rapid appreciation.
No ARED county foreclosure postings attributed to Fresno yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: median price corroborated by the published ten-year series (2026) (within 12.5%).
Deterministic aggregate of 19 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved down 1.4% year over year.
Homes spend a median of 45 days on market with 0.5 months of supply — a fast-moving market.
4% of listings have cut prices · homes sell at 95.65% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.8% · poverty 18.5% — a mixed stability profile.
- Island Waterpark4.48 mi
- Wild Water Adventure Park4.212.3 mi
- John's Incredible Pizza - Fresno4.27.2 mi
- Sky Zone Trampoline Park4.48.3 mi
- Dave & Buster's Fresno48.1 mi
- Save Mart Center4.55.6 mi
- Golden Corral Buffet & Grill3.86.2 mi
- John's Incredible Pizza - Fresno4.27.2 mi
- Chukchansi Park4.60.4 mi
- Sky Zone Trampoline Park4.48.3 mi
- Fresno Chaffee Zoo4.62.2 mi
- River Park Shopping Center4.47.6 mi
- Regal Fresno Riverpark4.37.7 mi
- Island Waterpark4.48 mi
- Forestiere Underground Gardens4.87.1 mi
- Forestiere Underground Gardens4.87.1 mi
- Fresno Discovery Center4.43.7 mi
- Fresno Art Museum4.52.4 mi
- Tower Theatre for the Performing Arts4.61.6 mi
- Kearney Mansion Museum4.67.4 mi
- Woodward Park4.68.9 mi
- Valley Animal Center4.54.2 mi
- Oso de Oro Park4.76 mi
- Inspiration Park4.67.4 mi
- Romain Park41.3 mi
- Dragonfly Golf Club4.213.2 mi
- Riverside Golf Course4.310 mi
- Hank's Swank Par 3 Golf Course4.56 mi
- Airways Golf Club4.25.2 mi
- Bluff Pointe Golf Course and Learning Center4.49.6 mi
- Fashion Fair4.34.8 mi
- River Park Shopping Center4.47.6 mi
- WinCo Foods4.55.4 mi
- Sierra Vista Mall4.26.9 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A large regional park featuring trails, gardens, and picnic areas, serving as a major outdoor hub for the city.
A historic neighborhood known for its vibrant nightlife, dining, and arts scene, attracting residents and visitors alike.
An upscale outdoor shopping and dining destination that serves as a key commercial anchor for North Fresno.
Fresno is well-suited for families seeking affordable homeownership compared to coastal California markets, as well as professionals working in the regional healthcare and agricultural sectors. It also attracts investors looking for stable rental demand and long-term appreciation potential in a growing inland city.
The city is served by several school districts, with Fresno Unified being the largest. School quality varies significantly by neighborhood, with ongoing efforts to improve student outcomes and facility infrastructure across the district.
The city is served by major highway corridors including Highway 99 and Highway 41. Public transit is provided by Fresno Area Express, with ongoing efforts to improve bus rapid transit and regional connectivity.
Fresno offers a variety of recreational amenities, including the expansive Woodward Park and the historic Tower District. Residents have access to numerous community centers, regional parks, and proximity to Sierra Nevada mountain recreation.
The rental market in Fresno remains competitive, driven by a steady demand for workforce housing. Vacancy rates are generally low, and the city has seen consistent rent growth over the past several years.
Fresno's economy is anchored by the agricultural industry, healthcare systems, and government services. The city continues to see growth in logistics and distribution due to its central location in California.
Fresno serves as a major agricultural and logistics hub for California's Central Valley. Economic momentum is driven by healthcare, education, and government sectors, with ongoing infrastructure projects aimed at improving connectivity and urban density.
The city is currently focused on the Southwest Fresno Specific Plan and various downtown infill projects to promote sustainable growth. These initiatives aim to revitalize older neighborhoods and improve infrastructure capacity.
Parcels in Fresno may be subject to various special districts, including school districts, community college districts, and local utility or flood control districts.
Fresno experiences crime rates that are generally higher than the national average, with property crime being a significant concern. Local law enforcement continues to focus on community-based policing and neighborhood revitalization efforts to address these trends.
Fresno faces risks related to extreme heat and occasional air quality issues due to its location in the San Joaquin Valley. While flood risk is generally managed through regional infrastructure, residents are encouraged to maintain appropriate insurance coverage for environmental hazards.
Property insurance premiums in the region are influenced by wildfire risk and general climate-related factors, leading to a cautious market environment for homeowners.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this city's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from U.S. Census Bureau QuickFacts and ACS profiles.
The federal school roster could not be retrieved on the last refresh — no list is shown rather than an unverified one. Source: NCES EDGE public school locations 2023-24.
applies when — Parcels not served by public sewer systems.
Systems must meet specific design, soil porosity, and setback requirements regulated by the Public Works and Planning Department.
Fresno County Ordinance Code Chapter 14.04.
applies when — Property located within a Special Flood Hazard Area (SFHA).
Requires compliance with additional building codes, potential elevation requirements, and mandatory flood insurance if federally backed financing is used.
Fresno County Ordinance Code Chapter 15.48.
Binds all parcels to specific land-use standards including minimum lot sizes, setbacks, and permitted uses.
Fresno County Ordinance Code Title 16.
applies when — Division of land into smaller lots.
Requires consistency with the General Plan and Title 17 (Division of Land); creating 5+ lots typically requires a Tentative Tract Map process.
Fresno County Ordinance Code Title 17.
applies when — Parcel location within a specific district boundary (e.g., Water, Drainage, Community Facilities/Mello-Roos, County Service Areas).
Imposes fixed or variable charges to fund localized services like sewer, water, fire, or lighting, independent of the base 1% tax rate.
Governed by various California Government Code sections and local district resolutions.
applies when — Default on a mortgage or deed of trust.
Statutory process involving a Notice of Default (minimum 90-day waiting period) followed by a Notice of Trustee’s Sale (minimum 21 days before auction).
California Civil Code Section 2924.
applies when — Owner-occupied primary residence as of January 1.
Provides a $7,000 reduction in the property's taxable assessed value.
California Constitution Article XIII, Section 3(k).
applies when — Change in ownership or completion of new construction.
Imposes a tax on the difference between the old and new assessed value, prorated for the remainder of the fiscal year.
California Revenue and Taxation Code.
Assessed value is established at the purchase price (Base Year Value) and is capped at a maximum 2% annual increase, unless a change in ownership or new construction occurs.
California Constitution Article XIII A.
The base property tax rate is 1% of the assessed value as mandated by Article XIII A of the California Constitution. The total tax bill is calculated as (1% Base Rate * Assessed Value) + (Voter-Approved Bond Rates * Assessed Value) + Special Assessments/Fees.
Established by Proposition 13 (1978).
≈ $3,748/yr on a $374,800 median
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.