The story of this market
The typical home in ZIP 93640 sells for about $338,000, or $235 per square foot.
Prices are down 2.1% from a year ago, which gives buyers more room to negotiate. Homes take about 62 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $982 a month.
ZIP 93640 — Mendota
The housing market in ZIP 93640 is characterized by affordability and limited inventory, with a median price of $338,000. Market activity is stable but reflects broader regional economic challenges, including high poverty rates and a reliance on seasonal agricultural employment. Buyers should expect a slower pace of sales compared to the broader Fresno metro area.
This ZIP is best suited for agricultural workers, budget-conscious families, and long-term residents who prioritize affordability over proximity to major urban amenities. It is less attractive to commuters or investors seeking high-growth appreciation.
Median prices moved down 2.1% year over year.
Homes spend a median of 62 days on market with 3.4 months of supply — a fast-moving market.
12% of listings have cut prices · homes sell at 98.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 11.9% · poverty 26.7% — elevated distress and economic pressure.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 93640, Fresno County CA
Crime rates in Mendota are generally higher than the national average, with property crime being the most frequently reported issue. Local law enforcement efforts are ongoing to address safety concerns in this rural Fresno County community.
Schools in the Mendota Unified School District generally face challenges with academic performance metrics compared to state averages. Efforts are focused on improving student outcomes and resource allocation within the district.
The area is subject to standard California wildfire risk protocols and is located in a region where flood insurance may be required for properties in designated low-lying zones near the San Joaquin River basin.
The local economy is heavily anchored by the agricultural sector, which provides the primary employment base for the region. Development momentum is modest, with limited new commercial infrastructure compared to the Fresno urban core.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Commuting to the Fresno employment core typically requires a 45-to-60-minute drive via Highway 180. Public transit options are extremely limited, making personal vehicle ownership essential for regional mobility.
Recreational opportunities are primarily centered on local community parks and proximity to rural outdoor spaces. Shopping and dining options are limited to essential services within the city limits.
The rental market is characterized by high turnover and consistent demand for affordable housing units. Vacancy pressure remains moderate, with limited new multi-family supply entering the market.
The economy is dominated by large-scale agricultural operations, packing houses, and related logistics. Employment is seasonal and highly dependent on the regional harvest cycle.
Transportation infrastructure is limited to regional highways, with no significant public transit or rail connectivity to the broader Fresno metropolitan area.
Development is currently focused on small-scale residential infill and public infrastructure improvements rather than large-scale master-planned communities.
The Fresno County Assessor maintains property valuations based on annual market assessments and Proposition 13 limitations.
Parcels are subject to Mendota Unified School District taxes and various local water and irrigation district assessments.
Property insurance premiums are rising due to regional wildfire risk and broader California market volatility.
California is a non-judicial foreclosure state, providing a streamlined process for lenders while offering specific notice and cure periods for homeowners.
California requires comprehensive seller disclosures regarding property condition, natural hazards, and environmental issues.
Data retrieved from data.census.gov ZCTA 93640 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Central public space for local community gatherings and youth sports.
Significant regional habitat for migratory birds and outdoor recreation.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.