Buying a Home in Visalia & Tulare County: What to Expect in September 2025

1. Current Market Snapshot

Visalia

• As of July 2025, the median home sale price in Visalia is around $410,000, marking a 3.8% increase year-over-year.

• Homes are highly competitive—Redfin’s Compete Score sits at 73/100, indicating a fast-moving, in-demand market.

• On average, homes sell within 28 days, though “hot” listings can sell in just 9 days and often fetch 1% above listing price.

• Movoto reports a median sale price of $419,990 for July 2025, with about 42 days on market and 666 active listings.

Tulare County

• The average home value across the county is roughly $358,600, up 2% over the past year.

• Jul 2025 data from Redfin shows a median sale price of $380,000, slightly down (-0.7%) compared to last year. Homes here stay on the market about 36 days, and sale-to-list ratios are near 97.8%.

• On Realtor.com, the median listing price for the county is about $399,900 as of July 2025, while the actual median sold price sits near $365,000.

2. What Buyers Should Know in September 2025

** It’s a Seller’s Market—but Not Uniform**

Visalia remains highly competitive, with frequently multiple offers and quick turnarounds. Sellers are favored in pricing power.

** Inventory Remains Tight**

Though Tulare County has more options than Visalia proper, overall inventory continues to lag behind demand, keeping pressure on buyers.

** Affordability Remains Relative**

Homes here are significantly more affordable than coastal California, keeping demand high from relocators and growing local families.

** Economic Stability & Lifestyle Appeal**

The region’s agriculture, light manufacturing, and healthcare sectors remain strong, while open space, schools, and transit improvements add to visibility for buyers.

** Watch Environmental Risks**

Flooding risk affects ~34% of properties, wildfire risk is high at ~94%, and the region faces increasing extreme heat trends—important due diligence points when buying.

3. Strategic Tips for Buyers

• Get Pre-Approved First: Mortgage rates remain elevated statewide—likely in the high 6% range—making pre-approval essential to bid competitively.

• Act Fast on Listings: Especially in Visalia, listings move fast—within days. Be ready to tour, bid, and adapt quickly.

• Plan for Competition: You may face multiple offers; learn to navigate bidding wars with help from an agent.

• Expand Your Radius: Consider areas beyond Visalia—like Lindsay, Exeter, or rural parts of the county—for better inventory or pricing.

• Use Local Experts: Agents familiar with this micro-market can help navigate pricing strategies, disclosures (like wildfire risk), and timing.

• Factor in Monthly Costs: High mortgage payments are a hurdle—the typical mid-tier California home costs over $5,900/month, and even lower-tier homes exceed $3,600/month, which may outpace wages and rent growth.

4. What to Expect in September 2025

• Prices Continue Modest Rise: Expect continued price appreciation in Visalia, likely mid-single-digit gains, while Tulare County may see stabilized or slightly down pricing in areas.

• Interest Rate Sensitivity: Buyers with low current mortgages may be hesitant to sell, limiting inventory; new buyers face higher borrowing costs—and the region mirrors slower sales statewide.

• Balanced Leverage: Buyers who can move quickly and strategically—with pre-approval and local insight—can find good opportunities despite the competition.