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Reedley, California

Reedley is a small city of about 27,000 people in Fresno County, California. It has grown about 7% since 2020. A typical home costs about 5.3 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, Fresno, is about 23 miles away as the crow flies.

Population
26,982
up 7% since 2020
Typical home, 2020-24
$334,800
Fresno County prices up 11% since 2022
Household income
$63,307
U.S.: $80,734
Prices, Fresno area
102.2
U.S. average = 100
Emergency room
20 miles
Clovis, CA
To Fresno
23 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices run 2.2% above the U.S. average in the Fresno metro area.
  • More house for the moneyA typical home costs 5.3 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhood203 violent crimes were reported in 2025, about 7.7 per 1,000 people (U.S.: 3.3). Property crime: 7.1 per 1,000 (U.S.: 15.3).
  • Schools in town14 public schools: 8 elementary, 2 middle, 2 high schools and 2 other.
  • A hospital close byClovis Community Medical Center in Clovis, about 20 miles away, has the nearest emergency room.
  • Within reach of a big cityFresno is about 23 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 Reedley 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
$334,800U.S.: $332,700
Home prices since then
Up 11%Fresno County, 2022 to 2025
Typical rent, with utilities
$1,288 a monthU.S.: $1,413
Typical household income
$63,307U.S.: $80,734
Homes owned by the people living in them
56%U.S.: 65%
Typical property tax bill
$2,312 a yearCalifornia: $5,124
Homes built before 1940
5%U.S.: 12%
Homes built since 2010
7%U.S.: 11%
Vacation and seasonal homes
1%U.S.: 3%
Everyday prices
102.2U.S. average = 100 (the Fresno metro area)

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 up 11% since 2022. Everyday prices are the government's average for the Fresno metro area, not Reedley 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
26,9822020: 25,211
Median age
32.3 yearsU.S.: 38.9
Age 65 and older
10%U.S.: 17%
Under 18
30%U.S.: 22%
Adults with a bachelor's degree or more
16%U.S.: 36%
Moved here from another county or state in the past year
2%U.S.: 6%
College students
8%share of all residents

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
Schools, health care and social services (24%); farming, forestry and mining (21%); manufacturing (9%)
Unemployment rate
13%U.S.: 5%
Average commute
25 minutesU.S.: 26 minutes
Work from home
6%U.S.: 15%
Below the poverty line
22%U.S.: 12%

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

Health care

Nearest emergency room: Clovis Community Medical Center, Clovis, CA, about 20 miles away. It's a general hospital. Medicare gives it 2 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

14 public schools in Reedley, run by Kings Canyon Joint Unified.

Colleges in or next to town: Reedley College (5,000 to 9,999 students).

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
72%U.S.: 76%
Homes with any internet subscription
89%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
102°F
Days 90°F or hotter
124 a year
Nights at or below freezing
13 a year
Rain and melted snow
19.6 inches a year
Snow
0 inches a year
Elevation
348 feet

Weather stations: Fresno 5 NE (19 miles away) and Pine Flat Dam (16 miles away, rain and snow). 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: Clovis Community Medical Center, Visalia, Fresno.

Fresno County is in a metro area of 1 million people or more (USDA rural-urban code 1, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

2 places on the National Register of Historic Places.

National Park Service sites within about an hour:

  • Kings Canyon National Park27 miles
  • Sequoia National Park29 miles

Read about Reedley's history on Wikipedia.

Know Reedley?

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

  • Delft Colony, CA (unincorporated)1,043 people, 6 miles
  • Sultana, CA (unincorporated)783 people, 7 miles
  • London, CA (unincorporated)1,800 people, 8 miles
  • Minkler, CA (unincorporated)857 people, 9 miles
  • Del Rey, CA (unincorporated)1,654 people, 9 miles
  • Monson, CA (unincorporated)162 people, 10 miles
  • Centerville, CA (unincorporated)248 people, 10 miles
  • Traver, CA (unincorporated)382 people, 10 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.