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Featured local agent — French Gulch, CA
Sarah Mitchell
Compass Real Estate · French Gulch, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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French Gulch, CA Housing Market
The last median sale price Redfin published was $175,000 (through May 2026). With 1.0 months of supply and homes going under contract in about 27 days, French Gulch is a strong seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $175,000 home is about $900/mo in principal and interest.
Key numbers for French Gulch, CA
Median sale price
$175,000
Last published period
Redfin, through July 2025
Days on market
27
Average pace
Redfin, through July 2025
Active listings
1
1.0 months of supply
Redfin, through July 2025
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$32,188
Home costs 5.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
116.7%
Selling above asking
Redfin, through July 2025
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is French Gulch a buyer's or seller's market?
French Gulch, CA is a strong seller's market, based on 1.0 months of supply and homes selling in about 27 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the French Gulch housing market data show?
Every row below is Redfin's final published month for French Gulch, CA. Redfin, through July 2025
| Metric | Value |
|---|---|
| Median sale price | $175,000 |
| Median list price | $385,000 |
| Median price per sq ft | $226/sq ft |
| Median days on market | 27 days |
| Active inventory | 1 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 116.7% |
| Homes sold (that month) | 1 |
| New listings (that month) | 1 |
| Market condition | Strong seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for French Gulch is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in French Gulch is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have French Gulch home prices moved?
Across the 6 months we hold for French Gulch, CA, the median sale price fell 12.5%, from $200,000 in June 2021 to $175,000. For prices to fall meaningfully from here, supply would have to keep building past 1.0 months while the sale-to-list ratio slips below its current 116.7%. Watch those two together — they move before the median does.
Redfin, through July 2025 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in French Gulch?
Priced off the median sale price of $175,000 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $35,000 | $140,000 | $900/mo |
| 5% | $8,750 | $166,250 | $1,068/mo |
Redfin, through July 2025 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $900, that implies roughly $38,558 a year before you add taxes and insurance. The median household in French Gulch earns $32,188, about $6,370 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 5.4x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in French Gulch in the next 12 months?
Tell us your timeline. We send the French Gulch market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in French Gulch?
Zillow does not publish a rent index (ZORI) for French Gulch, CA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in French Gulch?
Active listings in French Gulch, CA went from 1 in June 2021 to 1 in July 2025, a +0.0% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2021 | 1 | not published |
| August 2022 | 1 | 1 |
| September 2022 | 1 | 1 |
| December 2023 | 1 | not published |
| May 2025 | 1 | 2 |
| July 2025 | 1 | 1 |
Redfin, through July 2025
How does French Gulch compare to California and the U.S.?
French Gulch homes sell for $175,000 — 80% below the California median of $887,400. Against the national median of $410,700, French Gulch runs 57% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| French Gulch, CA | $175,000 | not published | 27 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through July 2025 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in French Gulch
What buyers should watch
- Months of supply, currently 1.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $169 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $175,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median French Gulch listing goes under contract in 27 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 116.7% of asking. Price at the number you want and let competition do the rest.
- In the last published month French Gulch added 1 new listings against 1 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside French Gulch varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in French Gulch
There are currently 1 homes listed for sale in French Gulch, California. The median listing price is $385K.
Active listings
1
Homes on market
Median list price
$385K
Avg. days on market
27
Days until sale
New this week
1
Newly listed
How much do homes cost in French Gulch by property type?
How the French Gulch, CA market breaks down across single-family homes, condos and townhouses. Redfin, through July 2025
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $175,000 | $226/sq ft | 1 | 27 days |
Who lives in French Gulch?
American Community Survey estimates for French Gulch. U.S. Census ACS, 2023
Population
221
Households
85
Median income
$32,188/yr
Median age
57.8 years
Owner-occupied
81.2%
Median home value
$84,100
Median gross rent
$1,350/mo
Mean commute
31.7 min
81.2% of occupied homes in French Gulch are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which public schools serve French Gulch?
1 schools tracked · 15 students
The largest public schools serving French Gulch, CA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
French Gulch-Whiskeytown Elementary
Grades K-8 · 15 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near French Gulch, CA?
Ordered by distance from French Gulch, not by size. Compare French Gulch side by side with any of them.
French Gulch housing market FAQ
Is French Gulch a buyer's or seller's market?
French Gulch, CA is currently a strong seller's market. That read comes from 1.0 months of supply, homes going under contract in about 27 days, and sellers getting 116.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in French Gulch?
The median sale price in the last month Redfin published was $175,000, about $226 per square foot.
Is French Gulch cheaper than the rest of California?
French Gulch's median sale price of $175,000 is 80% lower than the California statewide median of $887,400, and 57% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in French Gulch?
Homes in French Gulch, CA spent a median of 27 days on market before going under contract, versus 33 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in French Gulch?
At the current 30-year fixed rate of 6.66%, 20% down on a $175,000 home is about $900 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $38,558 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $32,188.
Are home prices rising in French Gulch?
We do not hold a complete 12-month value series for French Gulch, CA yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in French Gulch?
French Gulch ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in French Gulch?
That depends on your timeline, not on a headline. What the data says today: French Gulch, CA is a strong seller's market with 1.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $175,000, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.