Reedley, CA — Momentum Score, Home Values & Best-For

All states·California·Reedley

Fresno County · Fresno · population 26,138

Reedley, CA
Image: Wikipedia · Reedley, California
OverviewCost of livingMoving guide
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70
Rising
Momentum score · 0–100

Where Reedley stands

At or near all-time high.

Median home $390,393
1-year +2.1%
5-yr CAGR +5.3%
vs 5-yr peak +0.0%
Population +0.9%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$390k$190k$262k$334k$406k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
15/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
81/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent vs buy

Price-to-rent ratio: 19.4
Lean buy

At a 19.4 price-to-rent ratio, Reedley is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
60 · w22%
Home 5-yr CAGR
66 · w22%
Distance from peak
90 · w18%
Population growth
63 · w16%
Home 10-yr CAGR
72 · w10%
Long thesis

Reedley has held up across the cycle: home values at $390,393 with +5.3% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Reedley's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Reedley

Reedley is a city in Fresno County, California, with an estimated population of 26,138. It anchors the Fresno metro area. The population grew 0.9% annually from 2020 to 2024, a moderate gain. The median home value in Reedley is $390,393 as of 2026-04, up 2.1% over the last 12 months. Over the last five years, home values have averaged +5.3% annual growth, with prices at or near the 5-year peak. Rents in Reedley average $1,680 per month. The composite momentum score is 70 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +5.3% annualized over 5 years, outpacing US inflation.
●Quiet strength: +2.1% over the trailing year — not a melt-up, but the market is bid.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Reedley (Wikipedia)

Reedley is a city in Fresno County, California, United States. It is located in the San Joaquin Valley, 22 miles (35 km) east-southeast of Fresno, at an elevation of 348 feet (106 m). The population at the 2020 census was 25,227. Its chief economic source is agriculture, particularly fruit and vegetable cultivation and has thus dubbed itself "The World's Fruit Basket". Reedley is situated along the Kings River, downstream from Centerville.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Fresno County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Fresno County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Reedley

Dinuba, CA71 · RisingSanger, CA67 · RisingHanford, CA70 · RisingChowchilla, CA67 · Rising

Run the numbers for Reedley

ToolCan I afford Reedley?Income → city shortlistToolROI on a Reedley rentalCap rate, cash-on-cash, DSCRToolCompare Reedley to anywhereSide-by-side up to 3 citiesToolReedley cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Reedley listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Fresno area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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