Cost of Living in Corcoran, CA
Population 22,626 · California · Data vintage 2023
(100 = US avg)
Corcoran is a smaller California community of around 23000 residents, where median household incomes of $55,909 and housing costs ($221,000 for a typical home) give the local cost-of-living profile a distinctly small-town shape. Unemployment has stayed elevated relative to the national figure — 11.4% as of the most recent ACS release — which shows up in household-income and poverty figures as well.
Located 20 miles southwest of Visalia, Corcoran falls within that metro's commuting orbit. Median home values run roughly 35% lower than Visalia's $341,000.
Cost Overview
Scale: 100 = US national average. Green < 90, Red > 110.
About the Cost of Living in Corcoran
The median home value in Corcoran is $220,500 — 28% below the national median of $305,000. Median rent runs $1,012/month, 23% lower than the national median of $1,314/month. The median household income of $55,909/year is 25% lower than the US median of $74,580. The local unemployment rate is 11.4%, above the national average of 4.8%. California's top state income tax rate is 13.3% and the combined sales tax is 8.7%. The climate averages highs of 77.9°F and lows of 48.9°F. Overall, Corcoran has a cost of living index of 74 versus the US average of 100, meaning it is 26% less expensive.
🏠 Housing
HUD Fair Market Rents by Bedroom
💰 Estimated Monthly Budget
Estimates based on median data and national averages. Actual costs vary.
🛒 Food & Groceries
National BLS average prices (2023). Local prices may vary.
🚗 Transportation
Commute Mode
⚡ Utilities
📋 Taxes
💼 Income & Employment
🎓 Education
👥 Demographics
🌤 Climate
NOAA 1991–2020 Climate Normals
| Month | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| High °F | 57 | 63 | 70 | 76 | 85 | 93 | 98 | 97 | 92 | 81 | 67 | 57 |
| Low °F | 37 | 39 | 44 | 47 | 54 | 60 | 64 | 62 | 57 | 49 | 40 | 35 |
| Precip" | 1.56 | 1.44 | 1.49 | 0.72 | 0.35 | 0.07 | 0.02 | 0.00 | 0.04 | 0.46 | 0.62 | 1.36 |
💨 Air Quality
EPA AQS 2023 — county-level monitoring data
Frequently Asked Questions
What is the cost of living in Corcoran, CA?
Corcoran has a cost index of 74 (100 = national average). It is 26% below the national average.
What is average rent in Corcoran, CA?
The median gross rent in Corcoran is $1,012 per month based on 2023 Census data.
What is the average home price in Corcoran?
The median home value in Corcoran is $220,500 according to Zillow and Census data.
What is the median income in Corcoran?
The median household income in Corcoran is $55,909 per year (2023 ACS 5-year estimates).
What is the sales tax in Corcoran, CA?
The combined state and local sales tax rate in Corcoran is 8.7%. The California state income tax top rate is 13.3%.
Is Corcoran, CA affordable?
Yes, Corcoran is generally considered affordable, with a cost of living index of 74 — about 26% below the US national average of 100.
What is the weather like in Corcoran?
Corcoran has average high temperatures of 77.9°F and average lows of 48.9°F. Annual precipitation is 8.1". Data from NOAA 1991–2020 Climate Normals.
Corcoran at a Glance
- Population
- 22,626
- Median Income
- $55,909
- Home Value
- $220,500
- Median Rent
- $1,012/mo
- Unemployment
- 11.4%
- Avg High Temp
- 77.9°F
- Sales Tax
- 8.7%
Explore county-level cost of living data
California Rankings
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