$377,452Average Value$247Average Price per Sq Ft26Homes 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
Jose Martinez,
an experienced agent in this area.
GreatSchools:
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On average, homes in Reedley, CA sell after 33 days on the market compared to the national average of 55 days. The median sale price for homes in Reedley, CA over the last 12 months is $393,995, down 2% from the median home sale price over the previous 12 months.
Welcome to this spacious 4-bedroom, 2-bathroom home offering 2,066 sq. ft. of living space on an 8,800 sq. ft. lot. Situated on a quiet cul-de-sac in a desirable Reedley neighborhood, this home features a spacious living room and a backyard with a sparkling pool, perfect for entertaining family and friends.Enjoy an unbeatable location just steps from the Kings River and within walking distance of
LocationProperty is located west of S Alta Ave, just south of Hwy 180 in northeast Reedley, CASize+/-65.79 Assessed AcresPlantingsProperty is planted to following varieties (all trees planted 2004/2005)+/-21.4 acres Powell navels on Sour rootstock+/-17 acres Autumn Gold navels on Sour rootstock+/-16.75 acres Chislett navels on Sour rootstock+/-5.5 acres Cara Cara navels on Sour rootstock+/-1.4
Size +/-49.08 Assessed Acres +/-43 Acres of mandarins are apart of the sale. Remaining acreage will be adjusted into APN 373-350-19. Plantings The property is planted to +/-43 acres of mandarins. 8 acres - Clementines - 2016 15 acres - Tangos - 2019 20 acres - Murcotts - 2020, 2021 Water Property is located in Alta Irrigation District. Ag Well 1 - 25hp Ag Well 2 - 10hp Legal Fresno County APN:
Beautifully fully remodeled country home on 6.56 acres! This spacious 4-bedroom, 3-bathroom property features two primary suites, one with its own private entrance ideal for multi-generational living or added flexibility. 30x40 Shop building included. The home offers a bright great room and kitchen with high ceilings, a formal dining room, and a large living room perfect for gatherings. The
The Adams is a single-story, four-bedroom, two-bath home with approximately 1,509 square feet of versatile living space. An open-concept great room connects effortlessly to the kitchen and dining area, creating a perfect space for gathering. The kitchen is equipped with quartz countertops, shaker-style cabinets, a large island with snack bar, walk-in pantry, and Whirlpool stainless-steel
The Madison is a thoughtfully designed single-story, three-bedroom, two-bath home offeringapproximately 1,230 square feet of open-concept living. The welcoming living room flowsseamlessly into the kitchen and dining area-ideal for everyday living and entertaining. The modernkitchen features shaker-style cabinetry, quartz countertops, a center island with snack bar, walk-inpantry,
Welcome home to this beautifully updated 3-bedroom, 2-bath home located on a large lot in the established community of Reedley. This inviting home features fresh exterior and interior paint, new flooring throughout, and plush new carpet in the bedrooms. The primary suite offers a beautifully updated walk-in tile shower, while the kitchen features updated countertops and cabinets. Additional
The Coolidge is a single-story, split floor plan home offering four bedrooms, three bathrooms, and approximately 1,842 square feet of living space. Designed for both privacy and connection, the open great room, living area, and kitchen create an ideal entertaining hub. The kitchen showcases quartz countertops, shaker-style cabinetry, a center island with snack bar, walk-in pantry, and Whirlpool
Cozy, Affordable and Ready for a new owner. This charming 3-bedroom, 1-bath home in Reedley is inviting and offers wonderful curb appeal. With a large backyard, newer windows, located close to schools and shopping centers, this home won't last. Call and make an appointment today!
Check out this darling Reedley home, perfectly located near local schools, parks, and vibrant downtown Reedley. Situated on a large open lot, this property offers plenty of space and endless potential to create the home you've been dreaming of. Featuring two spacious carports and a flexible layout, it's an ideal opportunity for anyone looking to add their personal touch. With its convenient
The Adams is a single-story, four-bedroom, two-bath home with approximately 1,509 square feet of versatile living space. An open-concept great room connects effortlessly to the kitchen and dining area, creating a perfect space for gathering. The kitchen is equipped with quartz countertops, shaker-style cabinets, a large island with snack bar, walk-in pantry, and Whirlpool stainless-steel
Excellent investment opportunity in the growing Reedley market. This fully occupied fourplex features four 2-bedroom, 1-bath units totaling approximately 3,144 square feet, providing consistent rental income. Three units have been updated with modern kitchens, bathrooms, and durable LVP flooring, while one unit offers long-term tenancy. Each unit includes central HVAC and indoor laundry,
Rare opportunity to own your own Luxury Condo in Reedley! High-grade modern upgrades throughout and fully loaded appliances. Stunning features include rain shower heads (multi-functions) separate handheld sprayers, waterfall tub spout, custom niche shelves, black matte hardware, bars, hooks, GORGEOUS custom glass doors, ambient lighting with dimmers, black stainless dishwasher, microwave and
Reedley apartments, Reed Ave- 2 Bedroom-1 Bath Apt. singlestoryNice, quiet, well manicured-landscaped apartments.Within walking distance to Reedley College, Fast Food andshopping. Just Minutes to Downtown Reedley and more! 2 bdrm 1bath apartment. Approx. 864 sq. feet, patio area, washer dryerhookups inside.Owner pays water and trash.
The apartments are located in the back lot of the property. It has the parking situated directly in back of the apartments, easy access, has a laundry room attached to the side. The apartments are located in a quiet neightborhood and are close to a school for those that have small childern
3 bdrm , 2 baths and 1006 sq.ft. house in Reedley.No pets allowed/ Rent is $2,200 and Deposit is $2,200.00. Tenant pays all utilities.**Applications are located outside our Office door, or they can be emailed to you**Each person 18 years and older is required to submit an application. All requirements are listed on the 1st page of application.The process is to
Single family home in the country on the outskirts of Reedley, CA. A large 2 bedroom 2 bathrooms, a large walk-in closet in the premier bedroom. Large family room. The kitchen opens up into a large dining area. Tile floors throughout the house except the carpet in the bedrooms. There is a laundry room off of the kitchen and the kitchen has a dishwasher and oven with range included. The
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