Set in the San Joaquin Valley, bounded by the Sierra Nevada Mountains and the California Coast Ranges, Fresno is the largest city between Sacramento, 170 miles away, and Bakersfield, 100 miles away. Despite its size, Fresno residents escape the heavy traffic and high housing costs of many other California metro areas. “One of the things we really like is the way of life,” says Jennifer Martin, operating owner of Keller Williams Fresno and resident since 1981. “It’s just way slower and not as hectic as living in Los Angeles, Orange County or San Francisco.”
Established as a railroad hub in the 1870s, Fresno became the seat of its namesake county after catastrophic floods damaged its predecessor, Millerton, which now sits at the bottom of a manmade lake. Fresno grew modestly in the following decades, bolstered by the valley’s fertile farms and orchards, until the post–World War II housing boom rocketed the population upward with midcentury housing developments, which still make up much of the city. The city’s slow growth over many decades has resulted in a very culturally diverse community with prominent Armenian, Hmong, and Japanese populations, to name a few. This diversity also manifests in rich local music and food scenes, especially in the Tower District, the city’s nightlife hub.
Most residents work within the city, making commutes somewhat short on average. Those in the public sector often work in municipal offices downtown. Education is another major industry, supported by the Fresno Unified School District and the University of California Fresno, and healthcare workers find employment at several hospitals across the county. Farms and orchards in the surrounding regions produce high-quality fruits, vegetables and flowers all year round, much of which is shipped across the country.
Mature trees surround many of the homes in the Fig Garden area of Fresno.
The Cecile area sits against productive farmland in Fresno.
Chef Paul's Cafe is a local favorite for Soul food in Downtown Fresno.
Students living in the Hoover area can bike to California State University Fresno.
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Comparatively low housing costs with rising demand
One of Fresno’s main draws is its relative affordability compared to other West Coast cities. As of fall 2024, the median sales price for a home in Fresno is $388,500, up 4% from the prior year; meanwhile, the median sales price in Los Angeles is $995,000 and the median in San Francisco is $1.4 million. Fresno is also slightly more affordable than the national median of $416,700. “While you may hear about all the people fleeing California for states like Colorado and Idaho for a lower cost of living, it’s cities like Fresno that see growth from people who need to move for the same reasons but don’t want to leave the state,” says Marco Santarelli, founder of Norada Real Estate Investments. New construction in Fresno is minimal, meaning prices will rise substantially as demand increases.
The city’s oldest homes, built in the early 1900s, are concentrated around the downtown area, with newer 21st-century homes around the edges. Standout neighborhoods include Fig Garden, known for its curb appeal with greenery and tall shade trees. Northeast Fresno is popular for its proximity to Woodward Park and is home to several gated country club communities. Sierra Sky Park was the nation's first aviation community, centered on the privately owned airfield of the same name; each home here has a private hanger for personal planes.
Fresno's Tower District is filled with Craftsman style homes.
West Fresno features many areas of newly built contemporary homes.
Colonial style homes with large front yards can be found in the Fig Garden area of Fresno.
Fresno's Sierra Sky Park area has unique custom homes with aircraft parking.
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City parks near the San Joaquin River
Pocket parks and larger athletic complexes are spread evenly around the city. The most expansive parks in Fresno tend to sit on the banks of the San Joaquin River, connected by a network of bike trails on the city’s north side. The 300-acre Woodard Park attracts locals from all over the city with many amenities, including a disc golf course, BMX course, and over 5 miles of trails. Housed within Woodard Park, the Shinzen Friendship Garden features native Japanese foliage and hosts tea ceremony demonstrations. Private golf and country clubs are also found along the city’s northern edge, including Fort Washington. Closer to downtown, the Fresno Chaffee Zoo is housed within Roeding Park. Ample sunshine makes it easy to enjoy the outdoors in Fresno, and though it may get far too hot some days, the towering trees in Sequoia National Park, about 70 miles east of the city, provide abundant shade all year round. Two more national parks, Yosemite and Kings Canyon, are about the same distance away, offering glorious views before raising a tent to camp overnight in the mountainside.
City officials are working on building several new parks as a part of the Transform Fresno Greening Initiative. The upcoming MLK Park will feature 10 acres of open space and playgrounds shaded by oak trees in southwest Fresno. Construction began in April 2024, and the park is expected to open by early 2025. Dolores Huerta Park will serve the community west of Highway 99, a historically underserved part of the city, with a dog park, skate park, splash pad and athletic courts. Plans for the park are still in the early stages, and there isn’t yet a set timeline as of Fall 2024.
Relax by the water at Oso de Oro Park in the Van Ness Extension neighborhood of Fresno.
Shinzen Friendship Garden is a beautiful place to enjoy the day in Northeast Fresno.
Practice your golf skills at Riverside Golf Course in Fresno's Herndon neighborhood.
West Fresno families can enjoy an afternoon of fun at Fresno Chaffee Zoo.
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Local public schools and University of California Fresno
Most of the city is zoned for the Fresno Unified School District, one of California’s largest school systems with 70,000 students across 100 schools; Niche gives the district a B rating. Some neighborhoods in the northeast are zoned for Clovis Unified School District, the top-ranked school district in the Fresno area with an A rating. In Fresno’s less densely populated suburbs west of Route 99, the Central Unified School District serves 16,000 students and scores a B. Fresno is home to a prominent Christian population with several private Christian schools of varying denominations, including Catholic, Adventist and Pentecostal.
Higher education options in the city include two-year institutions like Fresno City College and Clovis Community College, as well as California State University Fresno, known to locals as Fresno State. The university offers over 100 bachelor’s and master’s degree programs that teach students everything from business to farming. “When it’s harvest season, cars will line up at the university because they’ve got farm fields there,” Martin says. “They’ve got the best corn anywhere, so you might wait in line two hours for it.” Locals also rally around college sports, rooting for the Fresno State Bulldogs.
Fort Washington Elementary School serves grades K-6 in Fresno.
Tehipite Middle School serves grades 7-8 in Fresno.
Hoover High School serves grades 9-12 in Fresno.
San Joaquin Memorial High School is a private Catholic school in Fresno.
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Poor air quality from wildfires in the region
Fresno residents enjoy sunny, mild winters, though summers bring more than 100-degree heat waves and rainfall is low year-round. Fresno doesn’t overlap with any Fire Hazard Severity Zones, as designated by the California State Fire Marshal, and the fire risk in residential areas is low. Still, there is a higher risk of wildfires in the greater Fresno County area, which can produce smog and pollutants that hang over the San Joaquin Valley, trapped by surrounding mountain ranges. Fresno, along with most of the valley, reports poor air quality due to wildfire smoke and debris from residential and industrial development. Due to the area’s topography, parts of Fresno, especially close to downtown, are susceptible to storm flooding. However, there hasn’t been a notable flood since the late 1800s since the area sees such little rainfall.
Ponding basins help prevent flooding in the Cecile neighborhood of Fresno.
The summer can bring the risk of fire to the dry foothills around Friant in Fresno County.
The Friant Dam prevents the flooding of the San Joaquin River in Fresno County.
Farming activity in Western Fresno can produce dust pollution that affects Fresno County.
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Connected to surrounding towns by Highway 99
While Fresno has less highway congestion than some other California cities, residents are still fairly car-dependent. Highways 99 and 41 run north-south, with the former connecting to neighboring towns like Madera and Selma and the latter forming the main artery between downtown and shopping centers on the city’s north side. Highway 180 runs east-west, intersecting with 99 and 41 north of downtown. Highway 168 branches out from 180, leading northeast to the adjacent suburban town of Clovis. The city is widening and improving roadways like Veterans Boulevard and Herndon Avenue to help with traffic and pedestrian safety. The Fresno Area Express system, known locally as the FAX bus, operates 18 routes throughout the city.
Eight airlines operate out of the Fresno Yosemite International Airport, with nonstop flights to Mexico, the West Coast and the Midwest. Fresno Chandler Executive Airport, set in the city’s southwest corner, is mainly used for private aircrafts. On the city’s north end, Sierra Sky Park Airport is privately owned and mainly used by residents of its namesake neighborhood.
Aside from the Community Regional Medical Center, located downtown, most Fresno hospitals are on the north side, usually on or close to Highway 41. Community Regional and Kaiser Permanente Fresno Medical Centers are the two largest hospital facilities in the area. Saint Agnes Medical Center is a Christian institution, while the Fresno Heat & Surgical Hospital specializes in cardiovascular care.
Going out to the Tower District on the weekend
A few miles north of downtown is the Tower District, a collection of galleries, bars and performance venues anchored by its namesake, the Tower Theatre. Opened in 1939, the Art Deco theater features a neon-lit marquee and a spire topped with a star. Since the theater’s revival in the 1970s, the Tower District has been home to various cultural events throughout the year, including Fresno Rainbow Pride in June and the annual Mardi Gras Parade. This part of town is a hub for the city’s nightlife and music scene, with staple punk venues like Strummer’s Bar & Grill, music shops like Ragin’ Records and plenty of cocktail bars. Fulton 55, just north of downtown, is another popular venue for local musicians. The city’s Brewery District lines Fulton Avenue, just south of downtown. Historically a warehouse district, trendy beer gardens and cocktail bars have been popping up in the past several years in old industrial spaces between Inyo and Mono Streets. In addition to breweries, downtown is home to Saroyan Theatre, which hosts touring productions, and the Fresno Convention Center. Fresno’s two sports teams, the Fresno Monsters Hockey Club and the Fresno Grizzlies Minor League Baseball Team, are also based downtown. Locals head north to River Park Shopping Center for national chains, big box stores and upscale boutiques. The city's north side showcases Fresno’s diverse food scene, including high-end steakhouses, Mexican eateries, and Southeast Asian restaurants.
The Tower Theatre is the landmark heart of nightlife in Fresno's Tower District.
Find a new vinyl LP at Ragin' Records in the Tower District of Fresno.
Grab a drink with friends at South of Shaw Beer Company in Downtown Fresno.
The River Park Farmers Market in the Woodward area of Fresno is always popular.
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High crime rates, but trending downward
According to FBI data from December 2023, the Fresno Police Department reported a significantly higher violent crime rate than the statewide or national rate. Similarly, reported property crime rates also exceed state and U.S. figures. Areas in and around downtown have higher reported crime rates, while the northernmost neighborhoods tend to have lower rates. As announced in a yearend conference held by local police, crime rates have started to drop, with homicides falling by 43% from 2022 to 2023 and shootings dropping by 20% during the same period.
On average, homes in Fresno, CA sell after 35 days on the market compared to the national average of 49 days. The median sale price for homes in Fresno, CA over the last 12 months is $400,000, up 5% from the median home sale price over the previous 12 months.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
