Tulare Real Estate Market Healthy, Not Hot

Tulare Real Estate Market Update – February 2025

What buyers and sellers need to know right now

If you're watching Tulare’s housing market, here’s what’s happening. Prices are holding steady, homes are still selling, and interest rates are adding pressure to monthly budgets. Whether you're buying your first home or thinking about selling your current one, the data from February offers useful signals.

For Buyers: What You Can Expect in Today’s Market

Interest rates are averaging 6.84%. That’s a bit lower than last month (6.96%) but still well above where we were a year ago. This impa
cts how much home you can afford—and what you’ll pay each month.

Here’s a breakdown of what homes cost right now in Tulare based on size:

2-Bedroom Homes

• Homes for sale: 10
• Median price: $233,000
• Monthly payment (20% down): $1,490
• Monthly payment (3% down): $1,749
• Estimated down payments: $47K (20%) or $7K (3%)

3-Bedroom Homes

• Homes for sale: 51
• Median price: $367,000
• Monthly payment (20% down): $2,344
• Monthly payment (3% down): $2,753
• Estimated down payments: $73K (20%) or $11K (3%)

4+ Bedroom Homes

• Homes for sale: 53
• Median price: $457,000
• Monthly payment (20% down): $2,919
• Monthly payment (3% down): $3,428
• Estimated down payments: $91K (20%) or $14K (3%)

There are no one-bedroom homes listed right now, which is common in Tulare, where most buyers are families or move-up buyers looking for more space.

What this means for you:
If you're shopping with a lower down payment, your monthly costs will be noticeably higher. For example, buying a 3-bedroom home with 3% down adds over $400/month to your mortgage compared to a 20% down scenario.

Inventory is strongest in the 3–4 bedroom range. You've got options, but expect competition on homes that are priced right and in move-in condition.

For Sellers: Prices Are Strong, But Buyers Are Price-Sensitive

Let’s talk about what’s happening on the seller side:

• Price per square foot:
• Average: $232
• Low end: $158
• High end: $400
• Average days on market: 29 (down 9% from last month)
• Pending sales: Down 2%
• Closed sales: Up 8%

That’s a mixed bag. Homes are selling slightly faster, and more are closing, which is good. But fewer deals are going into escrow, which suggests buyers are hesitating—likely due to affordability concerns tied to interest rates.

If you're planning to sell soon:

• Pricing correctly from the start is key. Buyers have options and aren't rushing into bidding wars.
• Expect more questions and longer decision times unless your home is in excellent condition or priced below the median.
• Highlight features that offer value—solar panels, newer HVAC, remodeled kitchens, or proximity to parks and schools.

Big Picture: What Buyers and Sellers Should Know

• The market isn't in a slump. Homes are still moving, especially if they're priced right.
• Buyers are active but cautious. Monthly payments are higher than many expected, especially for entry-level buyers using low down payment loans.
• Sellers are in a good position, but only if they're realistic. Overpricing or skipping repairs is a gamble that could cost you time and money.

Final Word

Tulare’s real estate market isn't hot, but it's healthy. It's the kind of market where good preparation makes a big difference—whether you're buying or selling.

Thinking about making a move this spring? I can help you break down your numbers and put together a game plan that fits your situation.

Tulare County Teen Breaks Brother’s Record as Youngest to Pass California Bar Exam

Tulare County District Attorney (TCDA) law clerk Sophia Park has made history, passing the California bar exam at 17 and becoming the youngest to do so, beating the record set by her brother, Peter Park, just last year. Sophia was 17 years and 8 months old on November 8, 2024, when she passed the exam, while her brother was 17 years and 11 months old at the time of his achievement in 2023.

“Sophia’s accomplishments are extraordinary, and we couldn’t be prouder as an office family,” said Tulare County District Attorney Tim Ward. “Our law students, interns, and clerks have made tremendous strides, and it’s been a privilege to support them as they reach these milestones.”

Sophia began her law journey at just 13, attending law school while in junior high at Oxford Academy in Cypress, CA. She graduated high school in 2022 through the California High School Proficiency Exam (CHSPE) and went on to earn her law degree from Northwestern California University School of Law in 2024. Like her brother, she leveraged a state bar rule allowing students to enter law school via College Level Examination Program (CLEP) exams.

At 16, Sophia interned at the Los Angeles County District Attorney’s Office, gaining practical experience before joining TCDA as a law clerk in 2024. She plans to become a licensed attorney in March 2025 upon turning 18, with her sights set on serving as a prosecutor for Tulare County, following in her brother’s footsteps.

“As a prosecutor, I’m committed to seeking justice and making sure victims’ voices are heard,” Sophia stated.

Tulare County Fairgrounds will get $11 million boost

The Tulare County Fairgrounds received a significant boost with a $11 million grant from the California Department of Food and Agriculture (CDFA) through the Fairgrounds Resilience Centers Program. 

This funding is part of a larger $89 million grant pool aimed at supporting communities during disasters, such as evacuations due to flooding.

The grant will be used to enhance the Tulare County Fairgrounds' emergency preparedness by upgrading an existing building and demolishing and reconstructing two other buildings on the site. These upgrades are intended to provide emergency sheltering, kitchen and sanitation facilities, showers, and other improvements to protect and comfort people and families in times of need.

These improvements will also benefit the community outside of emergencies. The fairgrounds are envisioned to serve as year-round hubs of community engagement, hosting civic, social, educational, and economic development activities. Some potential uses include business incubation centers, satellite college campus facilities, and telemedicine centers, all contributing to the growth of local communities.

Tulare police help arrest felons in possession of firearms

Tulare police helped a taskforce arrest two convicted felons in possession of firearms.

The arrests were made by the Tulare County Agencies Regional Gun Violence Enforcement Team Task Force (TARGET), with the assistance of the Tulare Police Department Crimes Specific Unit. The arrest took place around 6:45 p.m. in the 900 block of West Inyo Avenue in Tulare, involving two individuals: 38-year-old Jazmine Dailey and 38-year-old Darrell Dillihunt.

Darrell Dillihunt, identified as a convicted felon known for carrying firearms, was apprehended for being a felon in possession of a firearm, ammunition, and an assault weapon. His arrest record includes assault with a deadly weapon with the use of a firearm on a peace officer. Jazmine Dailey was arrested for two active felony warrants and for being a felon in possession of a firearm, ammunition, and an assault weapon.

During the investigation, detectives searched the suspects' vehicle and discovered a loaded assault weapon. Additionally, the TARGET Task Force and the Special Enforcement Unit Officers from the Visalia Police Department obtained and served a search warrant at the home of Dillihunt and Dailey, where they seized over 50 rounds of live ammunition.

Both individuals were booked at the Tulare County Adult Pre-Trial Detention Facility.

Tulare woman sentenced to life for husband's murder

Pennie Henson Ince, a 54-year-old woman from Tulare has been sentenced to life in prison without the possibility of parole for the murder of her 65-year-old husband. This sentence was handed down by the Tulare County Superior Court, South County Justice Center.

The case details reveal a chilling narrative. Ince was found guilty of first-degree murder with the special circumstance of lying in wait and using a firearm. The incident, which occurred on March 6, 2022, involved Ince ambushing and killing her husband with a shotgun in a cold-blooded execution.

Following the murder, Ince engaged in further criminal activity. She took her husband’s ATM card and withdrew $900 from his account. Subsequently, she fled to Fresno, where she was found at a bar. However, she managed to evade capture at that time.

Her arrest came on March 8, 2022, marking the end of a brief but intense manhunt. The severity of her actions and the methodical nature of the crime significantly influenced the court's decision to impose a life sentence without the possibility of parole.

Tulare man convicted in molestation case

A Tulare County jury has convicted 52-year-old Steven Brian Arey of Tulare on 20 counts of molesting two girls and a boy. 

The verdict was reached on Friday, and Arey faces 300 years to life in prison at his sentencing on May 26. 

Deputy District Attorney Chelsea Wayt prosecuted the case, which was investigated by Sergeant Matt Muller of the Tulare Police Department. 

The Tulare County District Attorney's Office issued a news release announcing the verdict.

Funds short for Corcoran levee project

The Corcoran levee, which protects the town from the old Tulare Lake, is sinking due to subsidence caused by excessive groundwater pumping by farmers, according to a report by GV Wire.

With runoff from record-breaking snowpack expected to inundate the area, the levee needs to be raised by four feet to avoid flooding. 

However, the Cross Creek Flood Control District, which is responsible for the levee, has only $1 million to complete a project that is estimated to cost between $17 million and $21 million. The district and the city of Corcoran have urgently requested funding from various sources, including the California Department of Corrections and Rehabilitation, but it remains uncertain whether they will receive any financial assistance.