$365,700Average Value$227Average Price per Sq Ft11Homes For Sale
Small agricultural community with a namesake community college
Reedley is one of many small farming towns south of Fresno, set apart by its location on the Kings River and Reedley College, a popular two-year institution with a great agriculture program. “It’s a small community, and it’s very family-oriented,” says local Realtor Carol Issak of Guarantee Real Estate. “And we’re right in the middle of the state, close to the national parks up in the mountains.” Set about 25 miles from Fresno, the only major city in the area, Reedley is surrounded by natural landscapes, and the Sequoia and Kings Canyon National Parks are about 40 miles away. Within the town, locals spend time strolling small shops and attending community events downtown or relaxing at riverfront parks. Most residents work in agriculture, either in the fields or producing farming equipment, though many also commute to Fresno or work in education.
Reedley is known for several surrounding citrus and nut orchards.
The Reedley water tower is an icon of the area's agricultural heritage.
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Growing housing market and new affordable developments
Homes here sell for a median price of $325,000, lower than Fresno's median of about $450,000 and significantly lower than the statewide median of $868,000. One-story bungalows and ranch-style homes are the most common, while multi-story homes with greater acreage are found around the town’s perimeter. Prices for 21st-century properties tend to be on the higher end, ranging from $400,000 to $650,000. On the east end of town, there’s a mobile home park with manufactured homes ranging from $30,000 to $130,000.
Relative affordability within the area and state has created growing demand for new housing, so many new construction projects are popping up across town. This includes Guardian Village, a new affordable housing development with 48 apartment-style homes, expected to open by the end of 2024.
Ranch style homes are a popular choice for homebuyers in Reedley.
Some of the homes in Reedley have a distinct Cape Cod inspired look.
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Relaxing on the banks of the Kings River
Set along Kings River, Reedley Beach is a popular spot to swim or relax. Other riverfront parks include Cricket Hollow, and there are several campgrounds. Reedley Sports Park has grassy soccer fields, and Camacho Park hosts Little League games. Other green spaces around town include C. F. Mueller Park, which features a senior center and a skatepark.
The Kings River runs through the city of Reedley.
C. F. Mueller Park is a favorite of dog walkers in Reedley.
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Community events and small businesses on G Street
Reedley’s downtown core is set along G Street and lined with thrift shops, boutiques and a few local pubs. Locally owned restaurants are plentiful, and often serve authentic Mexican food. Also downtown is the River City Theatre Company, which stages plays and musicals, and the Reedley City Museum. The annual Reedley Fiesta takes place downtown each October; founded in 1946, this two-day event includes a community art show, parade and plenty of local vendors. Small shopping plazas with grocery stores and fast-food chains are located on the town’s west side, by Reedley College, and on the east side, along Manning Avenue.
The popular River City Theatre Company performs at the Reedley Opera House.
Reedley retirees enjoy meeting for breakfast at a downtown cafe.
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Accessing Highways 99 and 180
State Route 180 is 9 miles away, and leads east into the Sierra Nevada Mountains. State Route 99 is more than 12 miles away, and leads about 25 miles to Fresno. Reedley's two main throughways are the east-west Manning Avenue north-south Reed Avenue; the latter bisects the town. Fresno County Rural Transit Agency has several bus routes connecting small towns in the region, including Sanger, Parlier and Dinuba, and the Orange Cove Intercity Transit route runs into Fresno. Reedley Municipal Airport is 5 miles north of town, and the larger, more commercial Fresno Yosemite International Airport is about 26 miles away. Adventist Health Reedley is the only hospital in town, set on the north side and offering 24-hour emergency care.
Agriculture programs at Reedley College
Kings Canyon Joint Unified School District earns an overall B-plus from Niche and serves over 9,000 students at 23 schools. The private, Christian-focused Immanuel Schools includes an elementary school, a middle school, and a high school; its choir and drama program has won almost a dozen international awards.
Reedley College, a local community college set on 420 acres, attracts many residents from across Fresno County. Its 300-acre farm is utilized by the school's agriculture, natural resources, business and industrial technology divisions; the college hosts a farmers market every Thursday evening in the fall and spring. “Farming is what supports this community,” Issak says. “We have all tree fruits, grapes, just whatever can be grown. Farming is the number one employer in this area.” Under the High School Enrichment Program, juniors and seniors can take classes on the Reedley College campus and earn college credit.
Reedley High School has a well-rounded curriculum.
Reedley roads often have farm equipment serving the surrounding agriculture.
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Low crime rates compared to national statistics
In December 2023, the Reedley Police Department reported a property crime rate of 82 incidents per 100,000 residents, lower than the statewide rate of 196 and the national rate of 180. In the same month, police reported a violent crime rate of 106 incidents per 100,000 residents, compared to the statewide rate of 99 and the national rate of 121.
Summer heat waves and air quality concerns
Like much of Fresno County, Reedley sees extreme, dry heat waves in the summer and more moderate temperatures in the winter. According to the California State Fire Marshall, Reedley is removed from any Fire Hazard Severity Zones. Still, the air quality is poor since Reedley is set in the San Joaquin Valley, where wildfire smoke and other small particle pollutants have settled between the mountain ranges.
Summer months can bring hazy skies to the Reedley area.
High summer temps can increase fire risk in the Reedley area.
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Written By
Andi Sink
Photography Contributed By
Mark Huddleston
Video By
Lucas Dyke
Interested in learning more about homes in this area?
Reach out to
Margaret Gomez,
an experienced agent in this area.
On average, homes in Reedley, CA sell after 42 days on the market compared to the national average of 53 days. The median sale price for homes in Reedley, CA over the last 12 months is $398,490, consistent with the median home sale price over the previous 12 months.
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