Corcoran, CA—93212
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Corcoran, CA
As of Oct '25, the median home price in Corcoran, CA is $263,000, with a year-over-year change of 3.2%. This indicates that home prices in Corcoran, CA are increasing. According to Zillow, the 1-year price projection is 1.8%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $263,000 | 3.2% |
| Single Family | $264,000 | 3.1% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $198,000 | 2.6% |
3 Bed | $262,000 | 3.1% |
4 Bed | $314,000 | 1.9% |
| 5 Bed | $386,000 | 2.1% |
% of Housing Stock
Rental Trends — Corcoran, CA
As of July '25, Rentcast reports the average rent in Corcoran, CA is $1,410, with a year-over-year rent change of 12.8%. Per bedroom, the median rent as of July '25 in Corcoran, CA is 1-bedrooms: $895, 2-bedrooms: $1,400, 3-bedrooms: $1,490. The most common rental property sizes in Corcoran, CA are 2-bedroom and 3-bedroom, accounting for 38.7% and 34.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,500 | $1,410 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $895 | $895 |
| 2 Bed Rent | $1,400 | $1,400 |
| 3 Bed Rent | $1,600 | $1,490 |
| 4 Bed Rent | N/A | N/A |
% of Rental Stock
Property Listings — Corcoran, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Corcoran, CA is 55. This is a increase of 68.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 17.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $310,000 | 2.0% |
Listing Count | 36 | -17.0% |
| Listings as % of Homes | 0.7% | -17.0% |
Days on Market | 55 | 68.0% |
Demographics — Corcoran, CA
As of the latest ACS Survey released in 2023, Corcoran, CA has a population of 23,400, which has remained stable by -0.1% over the past 5 years. Corcoran, CA is a moderately popular place for families, as children make up 22.1% of the population. The area has a poorly educated workforce, with 3.6% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 3.5% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 23,400 | -0.1% |
% Under 18 | 22.1% | 14.5% |
% Seniors | 9.5% | 18.8% |
% WFH | 3.5% | -12.5% |
% w/ College Degree | 3.6% | 5.9% |
As of the latest ACS Survey released in 2023, Corcoran, CA is a predominantly hispanic area, with 74.4% of the population identifying as hispanic. The hispanic population has grown by 8.8% in the last 5 years. The second most common race or ethnicity in Corcoran, CA is white, making up 11.7% of the population. Foreign-born residents account for 23.9% of the population in Corcoran, CA, and this percentage has increased by 33.5% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 11.7% | -35.0% |
% Black | 10.5% | -0.9% |
% Hispanic | 74.4% | 8.8% |
% Asian | 1.2% | 50.0% |
% Foreign Born | 23.9% | 33.5% |
Mortgage and Risk — Corcoran, CA
According to HUD data as of 2023, there were 119 mortgage originations in Corcoran, CA, of which 65.0% of loans were conventional mortgages. The average loan-to-value was 65.0%, with 34.0% above 90% LTV (very high). This implies large mortgage risk in Corcoran, CA. Investor activity is low, as 8.0% of loans were by investors. 26.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 119 |
% Conventional Loans | 65.0% |
% Government Loans | 35.0% |
% Investor Loans | 8.0% |
% Second Loans | 3.0% |
% Cash Out Refinance | 26.0% |
Loan Activity
Rentals and Section 8 — Corcoran, CA
Corcoran, CA lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 296 |
Total Units Section 8 | 196 |
% Rentals under Section 8 | 8.6% |
% Occupied Section 8 | 80.4% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $105 | $895 | $1,000 |
| 2 Bedroom | -$150 | $1,400 | $1,250 |
| 3 Bedroom | $150 | $1,600 | $1,750 |
| 4 Bedroom | N/A | N/A | $2,100 |
Affordability — Corcoran, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.3 |
| Median Home Price | $263,000 |
| Median Household Income | $54,100 |