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Featured local agent — Orange Cove, CA
Sarah Mitchell
Compass Real Estate · Orange Cove, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Orange Cove, CA Housing Market
The typical home in Orange Cove, CA is worth $296,728, rose 3.8% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $303,745, +102.5% year over year (through May 2026). With homes going under contract in about 74 days, Orange Cove is a buyer's market. At today's 6.66% 30-year fixed rate, 20% down on a $296,728 home is about $1,525/mo in principal and interest.
Key numbers for Orange Cove, CA
Typical home value
$296,728
+3.8% in 12 months
Zillow, July 2026
Median sale price
$303,745
+102.5% year over year
Redfin, through February 2026
Days on market
74
Slow-moving
Redfin, through February 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$38,447
Home costs 7.7x income
U.S. Census ACS, 2023
Sale-to-list ratio
93.7%
Selling below asking
Redfin, through February 2026
Zillow figures are as of July 2026 and 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 Orange Cove a buyer's or seller's market?
Orange Cove, CA is a buyer's market and homes selling in about 74 days. We classify markets from months of supply, sale-to-list ratio and days on market together — no single number decides it.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Orange Cove housing market data show?
Every row below is Redfin's final published month for Orange Cove, CA. Redfin, through February 2026
| Metric | Value |
|---|---|
| Median sale price | $303,745 |
| Year-over-year price change | +102.5% |
| Median price per sq ft | $217/sq ft |
| Median days on market | 74 days |
| Sale-to-list price ratio | 93.7% |
| Homes sold (that month) | 2 |
| Market condition | Buyer'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 Orange Cove is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Orange Cove 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 Orange Cove home prices moved?
Over the last three years the median sale price in Orange Cove, CA fell 3.4%, from $314,500 to $303,745. The live Zillow value series has rose 3.8% in the last 12 months, which is the more current read now that Redfin's series has stopped.
Redfin, through February 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Orange Cove?
Priced off the typical home value of $296,728 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% | $59,346 | $237,382 | $1,525/mo |
| 5% | $14,836 | $281,891 | $1,812/mo |
Zillow, July 2026 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 $1,525, that implies roughly $65,378 a year before you add taxes and insurance. The median household in Orange Cove earns $38,447, about $26,931 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 7.7x — 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 Orange Cove in the next 12 months?
Tell us your timeline. We send the Orange Cove 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 Orange Cove?
Zillow does not publish a rent index (ZORI) for Orange Cove, 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 Orange Cove?
Active listings in Orange Cove, CA went from 2 in July 2024 to 4 in December 2025, a +100.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| August 2024 | 3 | 1 |
| September 2024 | 4 | 3 |
| October 2024 | 4 | 3 |
| November 2024 | 3 | 2 |
| December 2024 | 2 | not published |
| February 2025 | 3 | 1 |
| March 2025 | 4 | 2 |
| April 2025 | 4 | not published |
| May 2025 | 3 | 1 |
| August 2025 | 3 | 2 |
| October 2025 | 1 | not published |
| December 2025 | 4 | 2 |
Redfin, through December 2025
How does Orange Cove compare to California and the U.S.?
Orange Cove homes sell for $303,745 — 66% below the California median of $887,400. Against the national median of $410,700, Orange Cove runs 26% lower. Year-over-year, Orange Cove moved +102.5% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Orange Cove, CA | $303,745 | +102.5% | 74 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through February 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Orange Cove
What buyers should watch
- The gap between 5% and 20% down here is $286 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 $296,728 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 Orange Cove listing goes under contract in 74 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 93.7% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- Your equity moved +3.8% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Orange Cove varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Orange Cove
Explore homes currently listed for sale in Orange Cove, California across major real estate platforms.
How much do homes cost in Orange Cove by property type?
How the Orange Cove, CA market breaks down across single-family homes, condos and townhouses. Redfin, through February 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $303,745 | $217/sq ft | 2 | 74 days |
Who lives in Orange Cove?
American Community Survey estimates for Orange Cove. U.S. Census ACS, 2023
Population
9,607
Households
2,431
Median income
$38,447/yr
Median age
26.9 years
Owner-occupied
43.0%
Median home value
$232,900
Median gross rent
$996/mo
Mean commute
30.5 min
43.0% of occupied homes in Orange Cove 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. The Census self-reported median home value is $232,900 against Zillow's $296,728 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Orange Cove?
5 schools tracked · 2,357 students
The largest public schools serving Orange Cove, 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.
Orange Cove High
Grades 9-12 · 631 students
Citrus Middle
Grades 6-8 · 587 students
McCord Elementary
Grades K-5 · 405 students
Sheridan Elementary
Grades K-5 · 403 students
A. L. Conner Elementary
Grades K-5 · 331 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 Orange Cove, CA?
Ordered by distance from Orange Cove, not by size. Compare Orange Cove side by side with any of them.
Orange Cove housing market FAQ
Is Orange Cove a buyer's or seller's market?
Orange Cove, CA is currently a buyer's market based on the supply, pace-of-sale and sale-to-list data we hold for this city. Redfin's public market tracker last published in May 2026, so this classification will not move until a new source fills that gap.
How much do homes cost in Orange Cove?
The typical home in Orange Cove, CA is worth $296,728 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $303,745, about $217 per square foot.
Is Orange Cove cheaper than the rest of California?
Orange Cove's median sale price of $303,745 is 66% lower than the California statewide median of $887,400, and 26% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Orange Cove?
Homes in Orange Cove, CA spent a median of 74 days on market before going under contract, versus 33 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Orange Cove?
At the current 30-year fixed rate of 6.66%, 20% down on a $296,728 home is about $1,525 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $65,378 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $38,447.
Are home prices rising in Orange Cove?
The typical home value in Orange Cove, CA rose 3.8% over the last 12 months, from $285,915 to $296,728 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Orange Cove?
Orange Cove 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 Orange Cove?
That depends on your timeline, not on a headline. What the data says today: Orange Cove, CA is a buyer's market, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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