Best PlacesCorcoran, CA Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood in and around Corcoran, scored on 40 measures of daily life and ranked to fit what matters to you. Several measures below read low, and the ranked lists name which ones. To work out which city fits you best, start with the best places to live tool.
Corcoran ranks 45,084th of 50,333 U.S. towns on the BestNeighborhood index. It scores highest on walkability by a wide margin, and thin health care access ranks lowest.
The best neighborhoods in Corcoran
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
Corcoran's strengths and weaknesses
Where Corcoran ranks high
- WalkabilityBetter than 94% of towns
- TransitBetter than 93% of towns
- Cell coverageBetter than 92% of towns
- BikingBetter than 89% of towns
- Internet speedBetter than 89% of towns
Where Corcoran ranks low
- Healthcare accessBetter than only 1% of towns
- Educational attainmentBetter than only 1% of towns
- Air qualityBetter than only 2% of towns
- Voter turnoutBetter than only 2% of towns
- Tree shadeBetter than only 5% of towns
What it costs to buy a home in Corcoran
A household needs to earn about $63,000 a year to comfortably buy the median Corcoran home, at 20% down and today's 30-year rate. That is only a little above the area's median income of $57,946; the gap is small, which keeps homes within reach of local pay.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses Corcoran's effective rate of 0.72%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 6 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in Corcoran
Corcoran runs younger than the country, and households here run larger than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for Corcoran.
Who works in Corcoran, and how
Work in Corcoran centers on agriculture & forestry and health care & social. Unemployment runs well above the national rate, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 93%
- Work from home 6%
- Transit, walk, or bike 1%
Life in Corcoran
Corcoran has more parkland per resident than 80% of towns. That concentrates in some parts of Corcoran and thins out in others, which the map shows.
What the weather is like in Corcoran, month by month
Corcoran sees roughly 139 pleasant days a year. July highs average about 102 degrees. January highs sit near 61, with lows near 38. The comfortable stretch runs March through May and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 61° | 48° | 38° |
| April | 80° | 63° | 47° |
| July | 102° | 85° | 64° |
| October | 84° | 65° | 48° |
Flying in and out of Corcoran
The nearest airport, Fresno Yosemite International, is about 49 miles away and is a small airport. The nearest major hub is Bob Hope, about 147 miles away.
The best schools in and around Corcoran
Schools across Corcoran average a D, better than 10% of towns.
Top elementary schools
- Waukena Joint Union ElementaryC− · 27% proficient
- John C. Fremont ElementaryD · 18% proficient
- Pixley ElementaryD− · 15% proficient
Top middle schools
- John Muir MiddleD− · 18% proficient
- Pixley MiddleD− · 14% proficient
Top high schools
- Mission Oak HighB− · 43% proficient
- Corcoran HighC+ · 40% proficient
- Tulare Western HighC+ · 37% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every Corcoran school and its grade on SchoolGrade.
Corcoran measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare Corcoran against the other 50,332 towns.
Who Corcoran suits
Remote workers
Internet is fast and widely advertised and 6% already work from home.
Common questions about living in Corcoran
Is Corcoran a good place to live?
Using BestNeighborhood's default rankings, Corcoran ranks 45,084th of 50,333 towns. It scores highest on walkability, transit, and cell coverage, and lowest on thin health care access and education levels. How good it is for you depends on which of those you weight most, which the map lets you set.
Is Corcoran expensive to live in?
The median home is worth $241,950. The overall cost of living runs about 2% above the national average. Set against a $57,946 median income, cost of living beats 6% of towns.
Is Corcoran safe?
Corcoran is safer than 30% of towns. Safety varies a lot by neighborhood. Crime costs an estimated $412 per resident a year.
What is the weather like in Corcoran?
July highs average about 102 degrees, and January highs near 61 with lows near 38. That works out to about 139 pleasant days a year, more than 89% of towns.
Is Corcoran good for families?
Schools beat 10% of towns, crime safety beats 30%, and childcare runs $960 a month.
Compare Corcoran with other towns
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to Corcoran. Scores are absolute rather than ranked, which means a 60 in Corcoran represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
Corcoran detail on BestNeighborhood maps:
- Walk Grade for Corcoran: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in Corcoran: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of Corcoran: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in Corcoran: carrier by carrier coverage behind the cell score.
Corcoran detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.