Kings Lake Shore Railroad, 1928
Corcoran’s story
125 years in pictures
Census counts: 1,101 in 1920, 22,339 in 2020. The archive holds 6 old photos and papers going back to 1928 and 3 maps from 1928 on.
- 1901Corcoran is settled
Photo: Bruce Fingerhood from Springfield, Oregon, US · CC BY 2.0
Population
22,358
2025 Census estimate · −0% since 2020
Typical home
$268K
+1.5% in a year
Household income
$60K
median
Median age
35.6
years
Jobs based here
5,471
Balanced
TownGrade
D−
#774 of 841 in CA
Is Corcoran a good place to live?
Corcoran earns a D−, 774th among California's 841 graded towns, mostly because of health and incomes. CDC estimates put its residents' health behind 96% of the country. The median household income is $60K, and 21% of residents live below the poverty line. Corcoran’s July high is 98°F, where California’s towns sit at 89°F and U.S. towns at 85°F. On hazard risk, just 68 of California’s 1,064 towns do better. Corcoran's civic life (library use, community groups, volunteering) trails 100% of U.S. towns.
A shrinking town
Corcoran has shrunk 10% since 2010
24,813 counted in 2010 and 22,339 in 2020; an estimated 22,358 in 2025.
U.S. Census 2010 & 2020 counts · Census Bureau estimate, July 1, 2025
How Corcoran grades
Each subject compared with towns across the country (schools within California), ordered by how far Corcoran is from typical.
HealthAdventist Health Tulare 12.5 miles awayD−Open →Jobs & incomeDOpen →SafetyCOpen →SchoolsC+Open →Cost of livingC+Open →WalkabilityEPA walkability 8.1 of 20; 7.2% of households have no car; 0.5% of workers walk, bike or ride transitC+Open →Hazard riskFEMA risk higher than 48% of U.S. communities; earthquakes tops the listB−Open →
Character Graded, but not part of the overall grade.
Outdoors2 miles of trailsCOpen →History3 notable people born hereDOpen →Civic life0.7 community nonprofits per 1,000 residentsD−Open →
Described, not graded Taste, not quality: snow or an older crowd is neither good nor bad.
Climate–Open →Housing market46 days on market–Open →Who lives hereMedian age 35.6; 4% of adults have a four-year degree–Open →
How TownRatings grades towns →
Getting set up
The full setup list →Moving to Corcoran: who provides what
Who provides power, water and the rest in Corcoran, and how to reach them.
PowerPG&E37.5¢/kWh · EIA 2025HIFLD · EIA
WaterCity of Corcoran water systemNo health-based violations in 5 years · EPAEPA
Internet6 providers100% of addresses get 100/20 MbpsFCC
Trash & dumpBy addressTown’s hauler · day by addressTown site
Register to voteOnlineIn California you can register online until 15 days before Election Day, in person up to and including Election Day, or by mail (postmarked 15 days before).vote.govWho runs elections hereCounty of Kings ElectionsKings County; contacts on the Handbook page.FVAP, Jul 2025
ZIP code9321293212 100%Census 2020
EPA SDWIS (Oct 9, 2026) · HIFLD + EIA-861 2025 · Census 2020 ZCTAs · NCES 2024–25 · registration: vote.gov, updated Nov 18, 2024.
The data
Ordered by what stands out in Corcoran.
Corcoran carries less natural-hazard risk than nearly all of California (mostly earthquakes), has more 90° days than nearly all U.S. towns and trades workers with Fresno and other neighbors.
HousingCost of living grade C+
A typical Corcoran home is worth about $268K
Home values rose 28% in five years, to about $268K, against 13% across California. The median property tax bill is $1,580, against $5,124 across California, another input to its cost-of-living grade.
The typical Corcoran home is worth about $268,000, up 1.5% in a year, 65% below the California typical home. 53% of households own their home in Corcoran.
$268KZillow home value
| Corcoran | California towns | U.S. towns | |
|---|---|---|---|
| Households that own their home | 53% | 64% | 73% |
| Median rent | $1,160 a month | $1,898 a month | $1,185 a month |
Typical home value
Corcoran$268K
California$762K
Market temperature
46
days on market
99.5%
sale-to-list price
+1.5%
value change, 1 year
6
homes sold in May
Census ACS, 2020–24 · Zillow Home Value Index · Redfin Data Center
SchoolsC+
On state tests, Corcoran’s schools trail 65% of California districts
Its public schools are run by the Corcoran Joint Unified school district. Two of its 8 schools are below, each with why it’s listed. The largest public high school is Corcoran High, with 931 students.
35%of CA districts it outscoresC+School Grade
| School | Level | Students | Letter |
|---|---|---|---|
| John Muir MiddleLargest public middle schoolGrades 6–8 | Grades 6–8 | 754 | C− |
| Corcoran HighLargest public high schoolGrades 9–12 | Grades 9–12 | 931 | B |
NCES · EDFacts · graded within CA on state tests and graduation
HealthD−
A smaller share of adults had a checkup this year in Corcoran than in most of California or the rest of the country
65% of Corcoran adults had a checkup this year. Corcoran beats the California average on 1 of 32 CDC measures and trails it on 22. 26% of Corcoran adults 18 to 64 have no health insurance.
4%healthier than U.S. townsD−Health Grade
| Corcoran | California towns | U.S. towns | |
|---|---|---|---|
| Fair or poor health (CDC PLACES) | 37% | 22% | 19% |
| Get no exercise (CDC PLACES) | 38% | 24% | 25% |
| Food insecurity (CDC PLACES) | 41% | 16% | 14% |
| Yearly checkup (CDC PLACES) | 65% | 72% | 79% |
32 measures vs. California
1 better9 too close to call22 worse
| What stands out | Corcoran | CA |
|---|---|---|
| Fewer adults who have had cancer | 3.8% | 6.4% |
| More adults facing a utility shut-off | 18.3% | 7.3% |
Adventist Health Tulare
12.5 mi away · emergency room
1 of 3
care shortages: primary care
2nd
percentile among CA towns
CDC PLACES 2025 · modeled estimates for adults · CMS · HRSA
SafetyC
More crime per resident in Corcoran than in 74% of U.S. towns
Reported crimes fell from 383 to 283 over the last three FBI years, a drop beyond ordinary year-to-year swings.
Corcoran’s violent crime rate is 4.9 per 1,000 residents. Within California, it does better than 46% of towns. Corcoran’s property crime rate is 7.6 per 1,000 residents.
26%of U.S. towns report more crimeCSafety Grade
| Corcoran | California towns | U.S. towns | |
|---|---|---|---|
| Violent crimes per 1,000 (2025) | 4.9 per 1,000 residents | 2.9 | 1.6 |
| Property crimes per 1,000 (2025) | 7.6 per 1,000 residents | 13.4 | 9.9 |
Violent crime per 1,000 residents
Corcoran4.9
California4.3
U.S.3.3
Property crime per 1,000 residents
Corcoran7.6
California18.2
U.S.15.5
26th
percentile among U.S. towns we grade
46th
percentile among CA towns
111
violent crimes reported in 2025
172
property crimes reported in 2025
FBI crime data, 2025 · crimes reported to police
Climate
In Corcoran, expect mild winters and hot summers
The Hanford 1 S weather station, 17 miles away, records that about 108 days a year reach 90°, more than in 98% of U.S. towns. July afternoons average 97.6°, hotter than in 98% of U.S. towns; January nights average 38.2°.
Corcoran has mild winters and hot summers, with very little rain. The January low in Corcoran is 38°F. Snow is almost unheard of.
98°summer high
Typical low → high °F
Winter39–58°
Spring50–76°
Summer64–95°
Fall52–79°
Nov 27
typical first frost
Feb 15
typical last frost
+1.8°
vs. the 20th-century average
98°
typical summer high
NOAA U.S. Climate Normals, 1991–2020
Work & commuteJobs & income grade D
About one in five working residents works right in Corcoran
Corcoran has about as many jobs (5,471) as working residents, but only 1,071 people both live and work here. The average commute takes 22.3 minutes, against 28.7 across California.
Most working residents leave Corcoran for work: only 19% work in town. Since 2013, Corcoran has added 1,754 jobs, to 5,471 in 2023. The top destinations are Fresno (7%), Hanford (6%) and Visalia (6%).
19%work in town
| Corcoran | California towns | U.S. towns | |
|---|---|---|---|
| Work from home | 4.2% | 14% | 11% |
| Working residents who work in town | 19% | 6.6% | 8% |
| Median household income | $60,000 | $95,000 | $80,000 |
| Average trip to work | 22 minutes | 28 minutes | 25 minutes |
Where working residents work
In Corcoran19%
Fresno7%
Hanford6%
Visalia6%
Tulare4%
22 mi
median commute distance
5,471
jobs based in Corcoran
Balanced
jobs vs. working residents
C+
Walkability grade: more walkable than 43% of U.S. towns
Census LEHD 2023 · ACS
OutdoorsC
Corcoran has set aside 1% of its land for conservation
2.1 miles of trail in 8 parks and preserves.
#621for trails in CA
| Corcoran | California towns | U.S. towns | |
|---|---|---|---|
| Miles of trail per square mile | 0.3 miles per square mile | 1.0 | 0.4 |
| Conserved land | 1% | 4.3% | 4.3% |
1%
conserved · 46 of 4,747 acres
2.1 mi
of trails · 0.3 per sq mi
| Biggest places to walk | Trails | Acres |
|---|---|---|
| 1. Burnham Smith Park | 0.6 mi | 19 |
| 2. Corcoran Community Park | 0.5 mi | 11 |
| 3. James G Boswell II Community Park | 0.1 mi | 16 |
Trails & parks © OpenStreetMap contributors · Conserved land: USGS PAD-US
Natural hazardsHazard risk grade B−
Earthquakes leads a moderate hazard risk in Corcoran
FEMA rates its natural-hazard risk lower than 93% of California towns, with expected losses of about $189 per resident a year; that rating is what its B− for hazard risk is built on.
48risk score of 100
FEMA risk score
EarthquakesInland floodingHeat waves
1
federal disasters paid out here
FEMA National Risk Index · OpenFEMA
Keep exploring
Everything we know about Corcoran
20pages on Corcoran
The big questions
SchoolsC+Behind 65% of CA districts · 8 schoolsSafetyC4.9 violent crimes per 1,000 residents (2025)HealthD−Better than CA on 1 of 32 CDC measuresCost of livingC+$268K typical home · up 1.5% in a yearWork & commuteD$60K median household income · 5,471 jobs hereNatural hazardsB−FEMA risk higher than 48% of U.S. communities · earthquakes
Out and about
The story
After high school
Colleges nearby
None within 15 miles of Corcoran; the nearest are
San Joaquin Valley College-VisaliaUniversity or college · Private for-profit · Visalia19.5 miLemoore CollegeCommunity college · Public · Lemoore20.5 mi$1,384 in-state tuitionCalifornia State University-FresnoUniversity or college · Public · Fresno51.3 mi$7,350 in-state tuition
About 6 of every 100 Corcoran residents are enrolled in college, against 8 across California.
Famous people from Corcoran
3 notable people were born in Corcoran.
About Corcoran
City in California, United States
Corcoran is a city in Kings County, California, United States. As of the 2020 census, its population was 22,339, down from 24,813 (2010 census). Corcoran is located 17 miles (27 km) south-southeast of Hanford, at an elevation of 207 ft (63 m). Corcoran is most notable as the site of the California State Prison, Corcoran. The California Substance Abuse Treatment Facility and State Prison, Corcoran is a separate facility that is also located in the city. As of January 1, 2015, the two prisons held a combined total of 9,592 inmates. Inmates are counted as city residents by both the United States Census and the California Department of Finance. Thus, the incarcerated people in the two prisons...
From Wikipedia, licensed CC BY-SA 4.0 · facts via Wikidata (CC0)
- Established
- 1905
- Area
- 7.5 sq mi
- Elevation
- 207 ft
- ZIP code
- 93212
- Area code
- 559
Questions about Corcoran
Short answers, built from the data on this page.
Is Corcoran, CA a good place to live?
Corcoran grades D− overall, better than 2% of U.S. towns and #774 of 841 in California. It grades D− for health, C for safety and C+ for schools. Health is its weak spot, with a D−.
Is Corcoran, CA safe?
Within California, it does better than 46% of towns.
Is Corcoran, CA expensive?
That is 3.8 years of the area's median household income ($70,995 across the Hanford-Corcoran, CA metro area). Cost of living, which also weighs rents, property taxes and how many households pay 30% or more of their income for housing, grades C+.
What is Corcoran, CA known for?
3 notable people were born here, including Mack Reynolds and John Veneman.