Rankings/Visalia, CA

Visalia, CA

NeutralTier 1CBSA 47300Compare

Risk Rank: #85 of 274Month: 2026-05Score change (12m):↓ -9

55score

Composite risk percentile vs 274 metros (higher = higher risk)

Executive Summary

Visalia's housing market shows average risk, ranking 85th of 274 metros. The market recently entered Recovery. Current conditions are balanced with stable liquidity. Early signs of stabilization — conditions may favor patient buyers.

Visalia experienced a market correction from late 2025 through late 2025. The market is currently recovering.

Inventory is growing at a moderate +6% pace with homes taking +7% longer to sell — within normal ranges.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Market conditions are rebuilding after a correction period

Key Dynamics

Risk is primarily driven by permit growth and affordability, while price momentum provides the most support.

Top Drivers

Permit Growthp92

YoY permit change

Affordabilityp67

Mortgage payment / income

Migrationp58

Net AGI migration (risk inverted)

Market Signals

Inventory is growing at a moderate +6% pace with homes taking +7% longer to sell — within normal ranges.

Liquidity

Stable↓

Active Listings YoY

+6.5%p55

Days on Market YoY

+6.8%p62

Months in status1

Data through May 2026

Valuation

Balanced—

Rent vs. Price Growth

+2.1%p87

Months in status1

Data through May 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumLow Risk

+0.4%p14

12-month HPI change — higher = overheating

Permit GrowthHigh Risk

+41.4%p92

YoY permit change — higher = supply pressure

Permits per CapitaNeutral

4.06p50

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityElevated

0.31p67

Mortgage payment / income — higher = more burdened

EmploymentNeutral

+0.1%p49

12-month employment change (risk inverted)

MigrationNeutral

-$2Kp58

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Healthy recovery. Credit is flowing normally and transactions are steady — conditions favor continued rebuilding.

Bank Lending Standards

-3.7Normal

Rate Change (YoY)

-38 bpsNormal

Mortgage Risk Premium

+199 bpsElevated

Stable for 9 quartersData through 2026-Q2

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.90Elevated

Completion-Permit Divergence

-5.9 ppNormal

Accumulating for 5 quartersData through 2026-Q2

Local Signals

Metro Permit Activity

Permit Activity

Surge

YoY Permit Growth

+41.4%Far above norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Permit activity is surging and demand is absorbing it. Both sides of the market are running hot — monitor for overheating if liquidity shifts.

Employment Concentration

Employment

Moderate

Largest SectorAgriculture 20.4%

QCEW 2024 annual averages

Internal Structure

County-level structural analysis.

County-level structural analysis is not available for this metro due to fewer than 3 qualifying counties.

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2025-12	Hyp	65	51	85	68	79	58
2025-10	Ress	62	45	77	70	77	64
2025-08	Ress	60	56	77	70	53	64
2025-07	Hyp	68	64	77	70	93	64
2025-06	Ress	63	78	77	69	54	64
2025-04	Ress	66	77	77	69	70	64
2025-02	Hyp	59	55	77	66	54	64
2024-12	Rec	59	67	77	69	42	64
2024-10	Rec	56	48	77	69	38	64
2024-09	Hyp	55	28	77	66	56	64
2024-08	Ress	54	32	77	66	49	64
2024-06	Ress	53	43	77	67	28	64
2024-05	Hyp	53	52	77	67	21	64
2024-03	Exp	50	46	77	66	8	64
2024-01	Exp	46	29	77	66	4	64
2023-10	Exp	49	48	77	49	18	64
2023-08	Rec	46	33	77	47	21	64
2023-06	Rec	44	17	77	44	24	64
2023-04	Hyp	46	20	77	44	32	64
2023-02	Hyp	48	33	77	45	29	64
2023-01	Ress	47	34	77	45	24	64
2022-11	Ress	49	38	77	63	14	64
2022-10	Hyp	48	39	77	63	8	64
2022-08	Hyp	53	60	77	66	13	64
2022-07	Ress	52	62	77	66	8	64
2022-05	Ress	52	65	77	64	4	64
2022-04	Hyp	52	67	77	64	3	64
2022-03	Exp	52	65	77	65	5	64
2022-02	Rec	52	62	77	65	4	64
2021-12	Rec	50	64	77	71	9	42
2021-11	Exp	51	67	77	71	11	42
2021-09	Exp	51	74	77	72	4	42
2021-06	Exp	57	73	77	71	44	42
2021-04	Rec	64	74	77	71	84	42
2021-02	Rec	61	84	77	71	56	42
2020-12	Exp	50	55	77	58	30	42
2020-10	Exp	48	48	77	58	27	42
2020-09	Rec	49	52	77	58	27	42
2020-07	Rec	50	68	77	58	21	42
2020-06	Exp	48	57	77	56	21	42
2020-04	Exp	44	50	77	56	5	42
2020-03	Rec	46	58	77	57	3	42
2020-01	Rec	47	56	77	57	11	42
2019-10	Rec	56	74	77	57	21	68
2019-07	Rec	47	32	77	55	14	68
2019-04	Exp	52	46	77	55	32	68
2019-02	Exp	56	47	77	55	52	68
2019-01	Exp	56	46	77	55	55	68

Data Vintages

Price (HPI)2026-Q1

Permits2026-05

Income2024

Employment2026-05

Migration2023