Tulare, California Housing Market

What stands out in Tulare?

• Prices were above the year before in 93% of months: among the most consistent price growth of 765 tracked cities. Drops here have been short.

Is housing keeping up with Tulare's growth?

The population in Tulare's ZIP codes grew 8.1% over five years, faster than 79% of the cities we track. Households (+9.4%) and housing (+9.1%) grew in step. Homes for sale are 1% above 2017–2019 at this time of year.

How does Tulare compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 5th cheapest of 141. Tulare is at $412,550. Closest: Yucca Valley and Merced.
• Buyer competition: 13th most competitive of 138. Tulare is at 0.58 buyers per home. Closest: Garden Grove and Richmond.
• Time on market: 57th shortest time on market of 141. Tulare is at a median of 48 days on market. Closest: Costa Mesa and Santa Rosa.
• Price cuts: 16th most price cuts of 141. Tulare is at 24% of sellers cutting. Closest: Anaheim and Lincoln.

Is now a good time to buy in Tulare?

The median asking price is 4.2% below its Aug 2026 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Tulare prices have risen in 103 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

How much can you negotiate in Tulare?

For every 100 homes still for sale, 58 are under contract. In 2017–2019 at this time of year it was 61. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Tulare listing has been on the market 48 days. That is 13% shorter than a year ago. There are 141 homes for sale in Tulare. That is 5.0 times the tightest month on record, but below the peak of 191. Supply is growing against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 60+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

Who will rent from you in Tulare?

In Tulare, 43 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 44 in 100. Tulare added about 500 renter households in five years. Renter households here average 3.5 people. Families rent here. Buy bedrooms. Studios will sit.

The median Tulare household earns $72,650 a year. Incomes here have grown 6.4% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.7 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $1,816 a month.

To see what one Tulare address would rent for and cash flow, run it through the app.

What numbers should you underwrite a Tulare deal with?

• Price growth to assume — +3.0%/yr. Tulare grew 6.1% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Tulare grows about 3.0% a year. That is the number to type in. Prices fell 0.8% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 4. 24% of Tulare listings have cut their asking price. Underwrite your exit below asking.
• Competition when you exit — +16%. Homes for sale in Tulare are up 16% on last year, so your resale faces more competition than today's comps did.

Read how population change affects rentals and how we read these numbers, then run the numbers on a deal.

What is the median home price in Tulare?

The median asking price in Tulare is about $413,000 as of Sep 2026, about the same as a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Tulare figures cover the 2 ZIP codes with a Tulare mailing address, which can reach past city limits.

Is Tulare a buyer's or seller's market in 2026?

Neither side has the upper hand in Tulare right now. We compare Tulare with 2017–2019 at this time of year: 24% of sellers have cut their price, against 19% then; the typical listing has been up 17% more days; there are 58 pending sales per 100 listings, against 61 then.

Are Tulare home prices going up or down?

The median asking price is 4.2% below its Aug 2026 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What is the best month to buy a house in Tulare?

Across 9 full years, Tulare asking prices ran lowest in January, about 6.8% below the year's average. They peaked in June. The most homes for sale show up in November, about 11% above the yearly average.

Are there more homes for sale in Tulare than before the pandemic?

About the same. There are 141 homes for sale, 1% more than in 2017–2019 at this time of year.

What is the fair market rent in Tulare?

HUD's fiscal year 2026 fair market rent for Tulare County is $1,474 a month for 2 bedrooms and $2,028 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.