The Town FilesCorcoran, California
City in Kings County · population 22,339 (2020 Census)
- Median home
- $236,100
- Household income
- $59,905
- Jan low / Jul high
- 37° / 98°
- Snow a year
- 0 in
- Tornadoes ≤10 mi since 1950
- 1
- Median age
- 35.6
Corcoran is a city of 22,339 people in Kings County, California. The median home is worth $236,100, below the typical California town ($596,900).
How Corcoran ranks
Percentile among California towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of California towns.
Homes and cost of living
The median home in Corcoran is worth $236,100, below the typical California town ($596,900). Homes cost about 3.9 times the median household income of $59,905, which is more affordable than 92% of California towns. Median rent is $1,160 a month. 52.8% of households own their home.
| Housing | Corcoran | Typical California town |
|---|---|---|
| Median home value | $236,100 | $596,900 |
| Median rent | $1,160 | $1,827 |
| Median household income | $59,905 | $91,557 |
| Home value ÷ income | 3.9× | 6.4× |
| Homeownership | 52.8% | 67.4% |
| Median year built | 1981 | 1977 |
| Seasonal / vacation homes | 1.3% | — |
Who lives in Corcoran
| People | Corcoran | Typical California town |
|---|---|---|
| Median age | 35.6 | 40.2 |
| Age 65 and over | 8.9% | 17.7% |
| Under 18 | 20.2% | — |
| Bachelor's degree or higher | 3.7% | 27.7% |
| Below the poverty line | 20.7% | 10.3% |
| Veterans | 3.6% | — |
| Born outside the U.S. | 22.5% | — |
| Work from home | 4.2% | 13.4% |
| Average commute | 22.3 min | 27.5 min |
| Homes with broadband | 78.6% | 93.3% |
Weather in Corcoran
July highs average 97.9°F and January lows 37.3°F. About 8.5 inches of rain and melted snow fall a year, with 0.0 inches of snow (typical California town: 0.0 in). Expect about 108 days a year at 90°F or hotter and 24 nights at or below freezing.
Tornadoes, storms and disasters
1 tornado has passed within 10 miles of Corcoran since 1950, compared with 2 for the typical California town. The strongest, an F0, struck on October 12, 1991 about 7.7 miles from the town center. The most recent was on October 12, 1991.
Severe weather in Kings County since 1996
Kings County has been included in 19 federal disaster or emergency declarations since 1953, most often for flood, drought, freezing.
| Declared | Incident | Declaration |
|---|---|---|
| April 3, 2023 | Severe Storm | DR-4699: Severe Winter Storms, Straight-Line Winds, Flooding, Landslides, And Mudslides |
| March 10, 2023 | Flood | EM-3592: Severe Winter Storms, Flooding, Landslides, And Mudslides |
| January 9, 2023 | Flood | EM-3591: Severe Winter Storms, Flooding, And Mudslides |
| March 22, 2020 | Biological | DR-4482: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3428: Covid-19 |
Jobs and pay in Kings County
Kings County had 50,796 jobs in 2024, paying an average of $56,351 a year. Unemployment was 8.2% in 2023; in Corcoran itself the ACS puts it at 11.1%.
Public schools in Corcoran
8 public schools with 3,201 students, about 20.9 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| Corcoran High | 9-12 | 922 | 22.0 |
| John Muir Middle | 6-8 | 764 | 19.6 |
| Bret Harte Elementary | K-1 | 526 | 21.0 |
| Mark Twain Elementary | 4-5 | 492 | 22.4 |
| John C. Fremont Elementary | 2-3 | 463 | 21.0 |
| Kings Lake Education Center | 10-12 | 24 | 24.0 |
| Mission Community Day | 6-12 | 9 | 4.5 |
| Corcoran Academy | K-12 | 1 | — |
Towns near Corcoran
- Tipton, CA14.0 mi · 2,519 people · home $243,900
- Tulare, CA14.7 mi · 68,875 people · home $329,800
- Pixley, CA16.4 mi · 3,828 people · home $242,200
- Hanford, CA17.7 mi · 57,990 people · home $349,400
- Armona, CA18.0 mi · 4,274 people · home $284,100
- Lemoore, CA19.7 mi · 27,038 people · home $328,300
- Goshen, CA19.9 mi · 4,968 people · home $289,300
- Earlimart, CA20.9 mi · 7,679 people · home $264,200
Corcoran questions
Is Corcoran, California a good place to retire?
On The Town Files lifestyle rankings, Corcoran scores better for retirees than 7% of California towns and quieter than 38%. 8.9% of residents are 65 or older (median age 35.6).
How much does a house cost in Corcoran?
The median owner-occupied home in Corcoran is valued at $236,100 (Census ACS 2020–2024), against a median household income of $59,905, so homes cost about 3.9 times income. Median rent is $1,160 a month.
What is the weather like in Corcoran?
July highs average 97.9°F and January lows 37.3°F (NOAA 1991–2020 normals). It gets about 8.5 inches of precipitation a year and 0.0 inches of snow.
Does Corcoran get tornadoes?
1 tornado has passed within 10 miles of Corcoran since 1950 (NOAA Storm Events); the strongest was a F0 on October 12, 1991. The typical California town has had 2.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)