Living in Squaw Valley, California: homes, schools and costs

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 moneyThe Census survey didn't reach enough homes in Squaw Valley to say.
A safer neighborhoodThe FBI doesn't publish crime figures for unincorporated communities. Call the county sheriff's office (or the town or township police, where there is one) and ask what calls they get most.
Schools in town2 public schools: 1 elementary, 1 K-12 and 1 other.
A hospital close byKaweah Health Medical Center in Visalia, about 28 miles away, has the nearest emergency room.
Within reach of a big cityFresno is about 33 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 Squaw Valley 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: $271,700U.S.: $332,700
Home prices since then: Up 11%Fresno County, 2022 to 2025
Typical rent, with utilities: $1,129 a monthU.S.: $1,413
Typical property tax bill: $1,962 a yearCalifornia: $5,124
Homes built before 1940: 6%U.S.: 12%
Homes built since 2010: 1%U.S.: 11%
Vacation and seasonal homes: 6%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 Squaw Valley 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, 2020-2024 Census survey: 3,361The Census Bureau makes yearly estimates only for incorporated towns
Median age: 50.7 yearsU.S.: 38.9
Age 65 and older: 26%U.S.: 17%
Under 18: 23%U.S.: 22%
Adults with a bachelor's degree or more: 28%U.S.: 36%
Moved here from another county or state in the past year: 1%U.S.: 6%
College students: 6%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: Retail (20%); schools, health care and social services (19%); professional and business services (10%)
Unemployment rate: 5%U.S.: 5%
Average commute: 57 minutesU.S.: 26 minutes
Work from home: 3%U.S.: 15%
Below the poverty line: 16%U.S.: 12%

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

Health care

Nearest emergency room: Kaweah Health Medical Center, Visalia, CA, about 28 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

2 public schools in Squaw Valley, run by Kings Canyon Joint Unified.

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: 49%U.S.: 76%

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: 39°F
July average high: 93°F
Days 90°F or hotter: 90 a year
Nights at or below freezing: 15 a year
Rain and melted snow: 25 inches a year
Snow: 0 inches a year
Elevation: 1,977 feet

Weather stations: Balch Pwr House (15 miles away) and Ash Mtn (26 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

Kaweah Health Medical CenterEmergency room28

Clovis, CACity of 129,00028

Fresno, CAMetro of 1.2 million33

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: Kaweah Health Medical Center, Clovis, 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

National Park Service sites within about an hour:

Kings Canyon National Park12 miles
Sequoia National Park18 miles
Yosemite National Park57 miles
Manzanar National Historic Site57 miles

Know Squaw Valley?

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

Orange Cove, CA9,800 people, 9 miles
Orosi, CA9,000 people, 13 miles
Cutler, CA4,400 people, 14 miles
Reedley, CA27,000 people, 16 miles
Dinuba, CA26,000 people, 16 miles
Sanger, CA27,000 people, 20 miles

Smaller places

East Orosi, CA (unincorporated)324 people, 12 miles
Sultana, CA (unincorporated)783 people, 14 miles
Minkler, CA (unincorporated)857 people, 14 miles

Sources

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.