$365,545Average Value$241Average Price per Sq Ft20Homes 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.
1/2
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.
1/2
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.
1/2
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.
1/2
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.
1/2
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.
1/2
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
Lysha Payseno,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
On average, homes in Reedley, CA sell after 36 days on the market compared to the national average of 58 days. The median sale price for homes in Reedley, CA over the last 12 months is $400,000, consistent with the median home sale price over the previous 12 months.
Nice mobile home located in the Kings River Mobile Home Park. Exclusive 55+ Gated Community. 2 bedroom, 1.75 Bath mobile home, featuring a spacious living room and separate family room area. Kitchen opens up to dining area and also offers a breakfast bar, perfect for bar stools. This mobile home is suited in one of the biggest lots in the park. Huge yard offers lots of potential and it's perfect
Welcome to 645 E. Sierra Avenue, a beautifully designed single-story home offering the perfect combination of space, comfort, and functionality. Situated in a desirable Reedley neighborhood, this home features an open-concept floor plan with generous living areas, abundant natural light, and a seamless flow ideal for everyday living and entertaining.The spacious kitchen serves as the heart of the
The Madison is a thoughtfully designed single-story, three-bedroom, two-bath home offering approximately 1,230 square feet of open-concept living. The welcoming living room flows seamlessly into the kitchen and dining area—ideal for everyday living and entertaining. The modern kitchen features shaker-style cabinetry, quartz countertops, a center island with snack bar, walk-in pantry, and
Excellent Investment opportunity!! These well-maintained apartments all have recent renovations, fully paid off solar panels and provide substantial rental income. Each unit rents for $1500 p/month. Each have their own private laundry hook ups inside the apartment, storage rooms, carport parking spaces, private patios & individual meters for electricity and gas. Property owner pays city water and
3.6 acres of country living in the city. This 3.6-acre property is boarded on the edge of the city and has some amazing features and opportunities for anyone who wants to build have livestock or enjoy their own piece of land. The property comes equipped with horse stables, arenas and livestock pastures. It currently holds goats, chickens, pigs and horses all Livestock areas are being rented so
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!
Cute 2 bdrm, 1 ba home located in an established neighborhood, close to schools, churches, and shopping areas! Spacious living room and large bedrooms. Great backyard, ideal for gatherings, pets or gardening. This home includes a 1-car garage with attached patio. Needs a little TLC, but with a little polish, this home can make a great first time home or rental! Call to make your appt today!
This well-maintained manufactured home is located in the Kings River Mobile Home Park. The park is a gated community next to the Kings River and is for seniors aged 55 years plus. This home comes with a new roof, new windows and a new wooden storage shed that are only about 1 1/2 half years old. The car port and patio are both covered and the yard is separated on both sides by a privacy wall and
Nice mobile home loacted in the Kings River Mobile Home Park. Exclusive 55+ Gated Community. 2 bdrm, 2 ba mobile home, featuring a spacious living room and seperate family room area. Kitchen opens up to dining area and also offers a breakfast bar, perfect for bar stools. This mobile home is suitated in one of the biggest lots in the park. Huge yard offers lots of potential and it's perfect for
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
Welcome to Space #132! A wonderful 1980s unit, located in 55+ Kings River Mobile Home Park. This home is move-in-READY, well taken care of, clean & spacious! Offering 2 bed/2 bath, a Newer AC Unit & Water Heater ( replaced in 2024), New Stove/Oven, New Microwave, and New Drip System. Along the carport side, a fantastic shade/privacy metal screen allows for shade 24/7 and privacy from the west
Are you looking for a home with a detached ADU? This unique property includes a beautiful 1559 square foot 3-bedroom, 2-bath home with a 2-car garage and a 532 square foot detached studio ADU with owned solar. The main residence features a functional open floor plan with spacious living areas, comfortable bedrooms, and numerous upgrades. After relaxing in the jetted tub you can walk across the
Enjoy country living at its finest in this beautifully updated 3 bed 2 bath ranch home! This property offers central heating and cooling, a large outdoor shop, wide open countryside views and plenty of space for boat or RV parking. (Any vehicles parked on site will be required to be properly licensed and in running condition).RENT: $2,250.00 DEPOSIT: $2,250.00**Please DO NOT DISTURB TENANT or
3 beds and 1.5 bathrooms with an updated kitchen and wood floors throughout. Plenty of storage available in the detached garage and extra storage room in the backyard. The house is close to schools and walking distance from downtown and located about 3 blocks from Immanuel Schools. The house includes a large laundry room with washer dryer hookups and a large fenced yard. Yard service and pest
Cute Country home with a fenced yard. Rent in includes water and yard care. Rent: $1680 p/m 3 bed 1 bath. (2nd bathroom detached from the home is also available for use)RENT: $1680.00 SECURITY DEPOSIT: 2,180.00**Please do not disturb tenant or walk around the property at any time. We do not show any properties until your application to rent has been approved. This policy helps to protect the
Adorable 2-bedroom gem that blends warmth, style, and simplicity. Perfect for downsizers, or anyone craving a peaceful hideaway, this home offers: Inviting living space with window ac units, efficient kitchen with modern touches and just the right amount of charm. Cozy bedrooms with window ac units. (Refrigerator, stove and microwave included)Whether you're starting fresh or
Charming and updated 2 bedroom 1 bathroom apartment in downtown Reedley. Attached carport, 4 solar panels, walking distance to dining and shopping. Owner pays water trash and sewer. RENT: $1500.00 per month. Deposit $1500.00
Beautifully renovated and move-in ready, this spacious 4-bedroom, 2-bath home offers 1,410 sq ft of comfortable living. Enjoy brand-new flooring, fresh interior paint, modern lighting, and new blinds throughout, creating a bright and contemporary feel. There is a refrigerator, stove, dishwasher and microwave. The home features air conditioning for year-round comfort, and gardener and pest
Located in this hard to come by Cottage Commons private gated community is a 3 bedroom 2 bath home for rent. This village is a 58 years of age and older retirement community with HOAs that cover your grounds care. Please, no pets per HOA rules. Rent is $1650 per month. Security Deposit is $2050.00. Tenants pay all own utilities.**Please do not disturb tenant or walk around the
2 bedroom, 2 bath, 912 sqft.,Spacious Living room, tiled living space with 2 carpeted bedrooms. Indoor laundry Stackable washer and dryer are included. No Pets allowed; Rent is $1150.00 and Deposit is $1150.00. Rent includes Water & Trash utility.**Applications are located outside our Office door.**Each person 18 years and older is required to submit an
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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.
