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Towns / California

Corning, California

Corning is a small town of about 8,300 people in Tehama County, California. Its population has held about steady since 2020. A typical home costs about 5.5 years of the typical household's income, compared with 4.1 across the U.S. The nearest metro area of about a million people or more, Sacramento, is about 101 miles away as the crow flies.

Population
8,260
up 0.6% since 2020
Typical home, 2020-24
$313,100
Tehama County prices down 0.7% since 2022
Household income
$56,627
U.S.: $80,734
Prices, rural California
100
U.S. average = 100
Emergency room
22 miles
Chico, CA
To Sacramento
101 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices match the U.S. average in the parts of California outside metro areas.
  • More house for the moneyA typical home costs 5.5 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhood46 violent crimes were reported in 2025, about 5.7 per 1,000 people (U.S.: 3.3). Property crime: 10.9 per 1,000 (U.S.: 15.3).
  • Schools in town8 public schools: 5 elementary, 1 middle and 2 high schools.
  • A hospital close byEnloe Health in Chico, about 22 miles away, has the nearest emergency room.
  • Within reach of a big citySacramento is about 101 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Corning meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024
$313,100U.S.: $332,700
Home prices since then
Down 0.7%Tehama County, 2022 to 2025
Typical rent, with utilities
$961 a monthU.S.: $1,413
Typical household income
$56,627U.S.: $80,734
Homes owned by the people living in them
52%U.S.: 65%
Typical property tax bill
$1,729 a yearCalifornia: $5,124
Homes built before 1940
14%U.S.: 12%
Homes built since 2010
8%U.S.: 11%
Vacation and seasonal homes
2%U.S.: 3%
Everyday prices
100U.S. average = 100 (the parts of California outside metro areas)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved down 0.7% since 2022. Everyday prices are the government's average for the parts of California outside metro areas, not Corning alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate
8,2602020: 8,209
Median age
31.3 yearsU.S.: 38.9
Age 65 and older
10%U.S.: 17%
Under 18
32%U.S.: 22%
Adults with a bachelor's degree or more
15%U.S.: 36%
Moved here from another county or state in the past year
1%U.S.: 6%

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work
Manufacturing (19%); schools, health care and social services (18%); arts, recreation, lodging and restaurants (15%)
Unemployment rate
3%U.S.: 5%
Average commute
18 minutesU.S.: 26 minutes
Work from home
7%U.S.: 15%
Below the poverty line
18%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Enloe Health, Chico, CA, about 22 miles away. It's a general hospital. Medicare gives it 3 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

8 public schools in Corning, run by Corning Union Elementary and Corning Union High.

See each school on the federal school search, then check test scores and graduation rates on California's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet
57%U.S.: 76%
Homes with any internet subscription
86%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low
38°F
July average high
94°F
Days 90°F or hotter
92 a year
Nights at or below freezing
16 a year
Rain and melted snow
21.4 inches a year
Snow
0 inches a year
Elevation
276 feet

Weather station: Orland (13 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Enloe Health, Chico, Sacramento.

Tehama County is outside any metro area, with 20,000 or more people in its towns, next to a metro area (USDA rural-urban code 4, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

1 place on the National Register of Historic Places.

National Park Service sites within about an hour:

  • Lassen Volcanic National Park42 miles
  • Whiskeytown-Shasta-Trinity National Recreation Area47 miles

Read about Corning's history on Wikipedia.

Know Corning?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Smaller places

  • Richfield, CA (unincorporated)194 people, 3 miles
  • Vina, CA (unincorporated)243 people, 7 miles
  • Tehama, CA441 people, 7 miles
  • Los Molinos, CA (unincorporated)1,604 people, 8 miles
  • Gerber, CA (unincorporated)885 people, 9 miles
  • Proberta, CA (unincorporated)865 people, 10 miles
  • Rancho Tehama Reserve, CA (unincorporated)978 people, 14 miles

Sources

  1. U.S. Census Bureau, Population Estimates (Vintage 2025)
  2. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
  3. Federal Housing Finance Agency, House Price Index for counties (all transactions)
  4. U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
  5. FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
  6. Centers for Medicare & Medicaid Services, Hospital General Information
  7. National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
  8. National Center for Education Statistics, IPEDS institution directory, 2024
  9. NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
  10. U.S. Geological Survey, 3D Elevation Program
  11. National Park Service, National Register of Historic Places listings
  12. National Park Service, park unit boundaries
  13. USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
  14. U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.