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Living in
Corcoran.
About
Life in Corcoran
Corcoran is a community of 22,626 people in California. The median household income is $59,905, median rent runs about $1,160 per month, and median home values are around $236,100. Unemployment sits at 14.6%, which is above the national average.
Corcoran at a Glance
Population, income, housing and more
Median Age
35.6 yrs
Poverty Rate
20.7%
Foreign-Born
22.5%
Broadband Internet
78.6%
of households
Population Growth
0.0%
recent change · Census Bureau
Median household income
Demographics22.5% foreign-born, most often from Mexico
Who lives in Corcoran: race and ethnicity, ages, households, languages and countries of origin
In Corcoran, the largest foreign-born group is from Mexico (88.9%), and 46.6% of residents speak Spanish at home.
Under 18
20.2%
of residents
65 and Older
8.9%
of residents
Households with Kids
52.6%
anyone under 18
Living Alone
17.0%
of households
Married Couples
43.4%
of households
Avg Household Size
3.47
people
Race & Ethnicity
Hispanic or Latino of any race; other groups are non-Hispanic
Top countries of origin (foreign-born)
Languages Spoken at Home
Cost of Livingrent 43% below CA average
Rent, home values, and income in Corcoran
In Corcoran, rent runs 43% below the CA average, and home values are 68% below the CA average.
Median rent (per month)
Median home value
Rent Burdened
46.8%
spending 30%+ of income on rent
Severely Rent Burdened
26.9%
spending 50%+
Cost of Living Index
101.6
metro area (BEA) · US avg = 100
Median Property Tax
$1,580
per year, owner-occupied homes
Homeowners
52.8%
of occupied homes are owned
Typical Home Built
1981
median year built
Vacant Homes
6.9%
of housing units
Home Value Trend
Latest: $268,306 (September 2026)
Jobs & Economyunemployment 9.1 pts above CA average
Unemployment in Corcoran
Unemployment in Corcoran is 9.1 percentage points higher than the CA average.
Unemployment rate
City-level rate · BLS annual average
Unemployment Rate — 10 Year Trend
City-level (BLS) · Annual averages
What Corcoran Residents Do for Work · share of employed residents by industry
City residents, wherever they work
Commute22.3 min avg
How Corcoran residents get to work, and the nearest airports
In Corcoran, most residents drive alone to work (80%), and 62% get there in under 30 minutes.
How People Get to Work
Commute Time Distribution
Nearest airports · with airline service
- 48 mi
Fresno Yosemite International Airport (FAT)
Small hub1.4M passengers boarded in 2025
Straight-line distance. Size is the FAA’s hub category, based on passenger traffic: regional airports may have only a few flights a day.
Safetyviolent crime 50% above national average
Crime rates for 2025
Violent crime in Corcoran runs 50% above the national average.
Violent Crime Rate
495.4
per 100,000 residents
Above average (329 national, 2025)
Property Crime Rate
760.8
per 100,000 residents
Below average (1,552 national, 2025)
Corcoran Police Department
Natural DisastersDense Fog most common — 22 events in 2025
Natural hazard risk, storms and earthquakes
FEMA National Risk Index
Relatively Moderate
92.4 / 100
Compares expected losses from natural hazards, social vulnerability and community resilience against every US county (higher = more risk).
Kings County, county-wide · FEMA NRI December 2025
In Kings County, which includes Corcoran, the most common type is dense fog, with 22 recorded events in 2025.
Most common events:
Storm events by year
| Year | Events | Top Type | Property Damage |
|---|---|---|---|
| 2025 | 22 | Dense Fog | Not estimated |
| 2024 | 61 | Dense Fog | None reported |
| 2023 | 52 | Dense Fog | $7,000 |
| 2022 | 63 | Dense Fog | Not estimated |
| 2021 | 37 | Dense Fog | None reported |
| 2019 | 5 | Funnel Cloud | $1,000 |
| 2018 | 2 | Flash Flood | None reported |
Property damage is the National Weather Service's estimate filed with each event. “None reported” means the events were logged with $0 damage; “Not estimated” means no estimate was filed. Storms covering several counties aren't counted here, since NOAA doesn't split their damage by county.
120 earthquakes of magnitude 2.5+ within 100 miles in the past year
Kings County, county-wide
Air Quality57 median AQI — Moderate
Days by air quality category (2025)
Air quality in Kings County, which includes Corcoran, is typically moderate — acceptable for most people, but can affect those unusually sensitive to air pollution.
Median AQI
57
Good Days
126
per year
Moderate Days
228
per year
Unhealthy Days
0
per year
Kings County, county-wide
Climate96°F summers, 37°F winters
30-year climate averages (1991–2020) — monthly temperatures and precipitation
Corcoran has hot summers (avg high 96°F) and mild winters (avg low 37°F).
Spring (Mar–May)
77°/48°F
avg high / low
Summer (Jun–Aug)
96°/62°F
avg high / low
Fall (Sep–Nov)
80°/49°F
avg high / low
Winter (Dec–Feb)
59°/37°F
avg high / low
Annual Precipitation
8.1"
Annual Snowfall
0.0"
Hot Days/Year
121
days above 90°F
Freeze Days/Year
21
days below 32°F
Rainy Days/Year
50
Average month
Show month-by-month table ↓Hide table ↑
| Month | High | Low | Precip |
|---|---|---|---|
| Jan | 57°F | 37°F | 1.56" |
| Feb | 63°F | 39°F | 1.44" |
| Mar | 70°F | 44°F | 1.49" |
| Apr | 76°F | 47°F | 0.72" |
| May | 85°F | 54°F | 0.35" |
| Jun | 93°F | 60°F | 0.07" |
| Jul | 98°F | 64°F | 0.02" |
| Aug | 97°F | 62°F | 0.00" |
| Sep | 92°F | 57°F | 0.04" |
| Oct | 81°F | 49°F | 0.46" |
| Nov | 67°F | 40°F | 0.62" |
| Dec | 57°F | 35°F | 1.36" |
Healthcare
Hospitals, ratings, and health insurance in Corcoran
Uninsured
8.2%
of residents
Adult Health · vs. the typical US place
Share of adults. Modeled estimates, not counted cases. “US” = the typical US place.
Education20.9:1 student/teacher ratio
Schools and degree attainment in Corcoran
Corcoran's student/teacher ratio is 20.9:1 (higher than the national average of 16:1), and 3.7% of adults 25+ hold a bachelor's degree or higher.
Public Schools
8
within city limits
Private Schools
0
within city limits
College Degree Rate
3.7%
adults 25+ with bachelor's or higher
Student/Teacher Ratio
20.9:1
National avg 16:1
Schools located within city limits (2023) — school-level metrics change slowly year to year
Parks & Recreationclosest: Sequoia & Kings Canyon National Parks, 69 mi
Nearby national parks, recreation areas and public libraries for Corcoran
Corcoran has 4 nearby national parks or recreation areas, closest being Sequoia & Kings Canyon National Parks (69 mi away).
Nearby National Parks & Recreation Areas
Sequoia & Kings Canyon National Parks
National Parks
69 mi awayCésar E. Chávez National Monument
National Monument
82 mi awayManzanar National Historic Site
National Historic Site
90 mi awayPinnacles National Park
National Park
94 mi awayPublic Libraries in Corcoran
Corcoran Library
1001-A Chittenden, Corcoran
Cities Near Corcoran
The closest cities within 60 miles
Planning a move to Corcoran?
Read our full moving guide — what it's really like to live here.
Corcoran FAQ
Is Corcoran, California affordable?⌄
Corcoran's median rent is $1,160/month, which is below the national average, making it relatively affordable. The median household income is $59,905/year. Median home value is $236,100.
Is Corcoran, California safe?⌄
Corcoran's violent crime rate was 495 per 100,000 residents in 2025, which is above the national average of 329/100k that year. Property crime rate is 761 per 100,000. As with any city, crime rates vary by neighborhood.
What is the job market like in Corcoran, California?⌄
Corcoran has an unemployment rate of 14.6%, which is above the national average of 4.3%.
What is the cost of living in Corcoran, California?⌄
The cost of living in Corcoran is primarily driven by housing. Median rent is $1,160/month and median household income is $59,905/year. The median home value is $236,100. About 47% of renters spend more than 30% of their income on housing.
How is the commute in Corcoran, California?⌄
The average commute in Corcoran is 22 minutes, which is about average compared to the national average of 26 minutes.
Data from the US Census Bureau, BLS, FBI, NOAA, EPA, Zillow Research and other public sources. Where our data comes from