$300,347Average Value$271Average Price per Sq Ft2Homes For Sale
San Joaquin - agricultural town with almond farms on the Fresno outskirts
San Joaquin is a farming community in Fresno County, surrounded by plowed-dirt farms, which grow almonds and tomatoes. About 15 miles south of Kerman, with a population that is 95% Latino, its Main Street center has numerous Mexican restaurants and supermarkets in the deep country outskirts of Fresno. “A lot of people get lost in big cities, but San Joaquin is a small community,” says Corina Radilla, a property manager at Garden Valley Homes. “Everybody knows everybody. The people are friendly, and they support each other. It’s a very peaceful place to live.”
Almond orchards near San Joaquin reflect the region’s farming economy.
San Joaquin homes offer driveways, fenced yards and peaceful streets.
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Spanish-style homes on flat lawns with palm trees
Houses sit on flat lawns with towering palm trees, fenced-in backyards and DIY gardens. This community features Spanish Revival and ranch-style homes spanning 500 to 1,500 square feet. Lot sizes can reach a quarter-acre in San Joaquin, while the rural outskirts offer larger properties. Many houses are from the 1950s to early 2000s. , heavily influenced by Spanish-style architecture, with stucco exteriors and tile roofs. Prices range from $190,000 to $420,000. “Home prices are higher in Fresno and Kerman,” says Benita Urbieta, a Realtor with Vylla Home who has worked in the area for over 20 years. “People want to live in houses, so if they can find something more affordable in San Joaquin, they can stay there and work in agriculture.”
Like much of the Central Valley, Fresno County experiences poor air quality due to its topography, agriculture and nearby factories. It also has summer heat waves, with average temperatures nearing 100°F in July. While wildfires may affect the area, they are primarily a risk to local farms and land.
Wide streets and ranch homes define San Joaquin’s residential layout.
Farmhouse near San Joaquin offers privacy among agricultural fields.
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Mexican restaurants and supermarkets on Main Street
The modest Main Street center features markets and local establishments, like Maria's Mexican Restaurant, which serves breakfast dishes and traditional soups. Tacos & Mariscos Ayala is a well-established eatery that serves burritos in a casual bar. "Our most popular restaurant is Tacos & Mariscos Ayala," Radilla says. "It's been here for years, and I like their gorditas." One of the area's supermarkets is Los Amigos Family Food Center, which has fresh meat and produce. San Joaquin Foodland is another grocery store on Main Street.
Maria’s Mexico Restaurant serves sizzling fajitas and breakfast plates.
Maria’s Mexico Restaurant is a staple of San Joaquin’s Main Street.
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Local schools have dual enrollment and two-way immersion programs
San Joaquin Elementary School offers, for kindergarten through eighth grade, offers a two-way immersion courses that encourage fluency in both English and Spanish. It earns a C-minus grade from Niche. Tranquility High School receives a C and has a dual-enrollment program for students to earn college credit at Lemoore Community College. It provides extracurricular activities such as cycling, barbershop and media production.
A larger marquee at the entrance to San Joaquin Elementary School informs parents of events.
Tranquillity High School provides large areas on campus for students to play and relax.
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Harvest events and festivals in nearby Kerman
Kerman is a larger town with additional shopping areas, restaurants and vibrant community events in Kerckhoff Park. The Kerman Almond Festival is on the first Saturday of May, with food vendors and a 5K run to celebrate the area’s agricultural roots. Locals can also attend the Kerman Harvest Festival, a four-day event in September with a parade, live music and carnival rides for the fall harvest.
Sports fields and a skatepark nearby at Peter Rusconi Park
Recreation areas and green spaces are limited, and residents may need to travel for more parks. Peter Rusconi Park has a skatepark and picnic areas with a colorful mural. The San Joaquin Sports Park features soccer fields, a baseball diamond and a playground. Kerman has more green spaces, such as Lion's Park, which has a basketball court and additional sports fields.
Peter Rusconi Park signage marks a key recreation spot in San Joaquin.
Picnic benches and playground at San Joaquin Sports Park invite family outings.
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Taking SR-145 to Kerman and Fresno
The San Joaquin Transit system provides a reservation-based bus route to Kerman, which is roughly 15 miles north on state Route 145. Fresno is about 30 miles east of San Joaquin. The nearest emergency room is also in Fresno. The Fresno Yosemite International Airport is approximately 35 miles northeast, with direct passenger flights to cities in the U.S. and Mexico.
Written By
Jackson Hardy
Photography Contributed By
Nick Seitz
Video By
Tyler Hall
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On average, homes in San Joaquin, CA sell after 89 days on the market compared to the national average of 58 days. The median sale price for homes in San Joaquin, CA over the last 12 months is $297,900, down 4% from the median home sale price over the previous 12 months.
LocationProperty consists of multiple parcels in San Joaquin, CA. Property headquarters are located along West Manning Ave.Size+/-794.4 Deeded AcresPlantingsProperty is planted to the following:+/-137.43 Acres of 50% Nonpareil – 25% Aldrich – 25% Monterey Almonds. Trees were planted in September of 2019 at 22' x 14' spacing.+/-131.6 Acres of 50% Butte –
WaterProperty is located within and receives water from James Irrigation District.LegalFresno County APN:030-080-11SGroundwater DisclosureSustainable Groundwater Management Act (SGMA) requires groundwater basins to be sustainable by 2040. SGMA may limit ground water pumping. For more information, please visit the SGMA website.The Buyer is responsible for conducting their own research to verify
LocationProperty is made up of multiple parcels in San Joaquin, CA.Size+/-221.79 Assessed AcresPlantings+/-99.61 Acres of Almonds:+/-99.61 acres of 50% Nonpareil – 25% Monterey – 25% Aldrich Almonds planted in November 2016. Orchard was planted North/South.+/-120.18 Acres of Open Ground.WaterParcels are all located in James Irrigation District
LocationProperty is located on the northeast corner of S Placer Avenue and W Manning Avenue in San Joaquin, Fresno County, CA.Size+/-164.52 Assessed AcresLand UseThe property consists of open ground ideal for development or row-crop cultivation.WaterProperty is located in James Irrigation District (District Water Report available upon request) and part of
LocationProperty is located southeast and southwest corners of W Dinuba Avenue and S Solano Avenue in San Joaquin, Fresno County, CA.Size+/-160 Assessed AcresLand UseProperty consists of open ground ideal for development or row-crop cultivation.WaterProperty is located in James Irrigation District (District Water Report available upon request) and part of
The subject property is 75.6 acres of open farmland located in James Irrigation District, just west of the town of San Joaquin. It has been historically farmed to various row crops and is surrounded by permanent plantings. The permanent plantings in this area include almonds, pistachios, and vines.
Annexed! Zoned Residential! Ready for development!An incredible opportunity for the wise investor to reap the rewards and benefits of residential development. Just over 60 acres immediately behind housing developments to satisfy the ever-growing demand for housing. City sewer and water connections are to the property.Possibly can be partially zoned for multi-family upon application
Prime Development Opportunity - 7 Acres with Tentative Map Approval for 32 SFR LotsLocated in the city of San Joaquin this 7-acre parcel presents a rare opportunity for residential developers and investors. The property features a tentative tract map approved for 32 single-family lots, each approximately 6,000 sq. ft. or larger, offering excellent potential for a new home subdivision in a
Annexed! Zoned Residential! Ready for development! An incredible opportunity for the wise investor to reap the rewards and benefits of residential development. Just over 60 acres immediately behind housing developments to satisfy the ever-growing demand for housing. City sewer and water connections are to the property. Possibly can be partially zoned for multi-family upon application approval.
PlantingsProperty is planted to the following:+/-137.43 Acres of 50% Nonpareil - 25% Aldrich - 25% Monterey Almonds. Trees were planted in September of 2019 at 22′ x 14′ spacing.+/-131.6 Acres of 50% Butte - 50% Padre Almonds. Trees were planted in February of 2008 at 22′ x 16′ spacing.+/-51 Acres of 50% Nonpareil - 25% Aldrich - 25% Wood Colony Almonds. Trees were planted
Welcome to your dream retreat! This stunning, updated property spans over 23 acres of picturesque land, offering a perfect blend of modern luxury and natural beauty. The spacious living area features a chic, open-concept design , elegant tile and laminate flooring, and large windows that flood the space with natural light. The gourmet kitchen boasts sleek gray cabinetry, a large island with
Prime Development Opportunity in San Joaquin, CA | 11 Acres | 55-Unit SFR semi entitled Land. Rarely does opportunity like this come to market, and almost never at this price point. This 11-acre residential land parcel arrives with the heavy lifting already done: tentative maps approved for 55 single-family units, positioning savvy investors to move straight from acquisition to groundbreaking.
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