The story of this market
The typical home in ZIP 93656 sells for about $284,900, or $200 per square foot.
Prices are roughly flat from a year ago (0%), a market in balance. Homes take about 50 days to sell. HUD's fair market rent for a two-bedroom is $1,023 a month.
ZIP 93656 — Riverdale
The housing market in 93656 is characterized by very low inventory and limited sales activity, reflecting its status as a small, stable rural community. Prices remain consistent with regional averages for similar agricultural-based areas, with little volatility observed in recent quarters.
This area is best suited for families and individuals seeking a quiet, rural lifestyle with affordable housing options compared to the nearby Fresno urban center.
Median prices moved sideways 0.0% year over year.
Homes spend a median of 50 days on market with 1.0 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 100% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.6% · poverty 10.2% — a stable, low-distress profile.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 93656, Fresno County CA
The area is served by local elementary and high schools including Riverdale High and Fipps Primary, with student-teacher ratios generally ranging from 11 to 19.
The area is a rural community within the Fresno-Visalia region, primarily supported by agricultural industry and local school district employment.
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%).
Residents typically commute by car toward the Fresno employment core, with travel times varying based on rural road access.
Local amenities are limited, with access to community parks and school-based sports facilities serving as the primary recreation outlets.
The rental market is characterized by limited inventory and stable demand, typical of a small rural community.
The local economy is heavily tied to the agricultural sector of the San Joaquin Valley, with the school district serving as a major local employer.
Transportation is primarily dependent on private vehicle use via regional highway corridors connecting to Fresno.
The Fresno County Assessor manages property valuations in accordance with California state law and Proposition 13.
Parcels are subject to local school district taxes and standard county-wide special assessments.
Data retrieved from ZCTA 93656 census profiles.
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.
Serves as a primary educational anchor for the community.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.