Aerial view of Fresno demonstrating the rise in investor-owned homes
Fresno, July 29, 2025
Fresno’s real estate market is witnessing a significant increase in investor ownership, amid challenging conditions for traditional homebuyers. The percentage of homes owned by investors has risen, indicating a notable shift in the housing landscape. High property prices and mortgage rates present obstacles for home sellers, leading many to become accidental landlords. Despite a slight decline in sales volume, home prices continue to rise, suggesting persistent demand. As investors pivot towards alternative opportunities, experts forecast potential market recovery in the coming years.
Fresno, California, is witnessing a notable increase in investor-owned homes, with recent data indicating that about 22% of homes in Fresno County are owned by investors. This trend is part of a broader pattern seen across neighboring counties, with Tulare County at 25%, Merced County at 26%, and Mariposa County leading with 46%. Despite the overall decline in the number of homes sold, the percentage of investor ownership remains high compared to statewide figures, where only about 19-20% of homes are owned by investors.
The increase in investor ownership is largely driven by both large real estate investment trusts (REITs) and smaller, local “mom-and-pop” investors seeking additional income sources. This activity is a response to the current market challenges, including high property prices and elevated mortgage rates, which make traditional homebuying less accessible for many prospective owner-occupants.
High mortgage rates, currently around 6.5%, are expected to influence market dynamics by increasing borrowing costs, which could further cool demand from traditional buyers. As a result, investors are increasingly eyeing multi-family properties, medical offices, and quick-service restaurants as attractive investment options.
In Fresno, the median home price as of January 2025 is approximately $390,000, representing a 6.6% rise from the previous year. Homes are selling quickly, with typical market durations of about 32 days. However, the total number of homes sold in January 2025 declined slightly to 208 from 216 in the same period last year, marking a 3.7% decrease. Yet, despite fewer sales, home prices continue to climb, indicating sustained strong demand.
The national median home price around the same time is about $396,900, placing Fresno’s prices just below the national average. The regional market is showing resilience amidst broader economic pressures but faces challenges from high interest rates and limited housing supply.
The California real estate market faces ongoing difficulties due to high interest rates, a restricted housing supply, and rising costs for construction and loans. In 2024, only approximately 600 rental units were built in Fresno, a significant decline compared to previous years, reflecting a slowdown in apartment development. The high costs associated with building have constrained new construction projects, contributing to a tightening of housing availability.
Experts expect that the real estate market may begin to recover by 2026 and 2027, after several years of declines. Nonetheless, current conditions such as rising borrowing costs and slow rental growth continue to restrain market activity.
Recent data also highlights a 31% decrease in real estate sales volume in 2024 and property values dropping between 10% and 20% since 2022. These declines reflect the current hurdles faced by homebuyers and investors in a market under economic pressure.
Despite market obstacles, Fresno continues to see a growth in investor ownership and steady home price increases. However, high borrowing costs and limited new construction pose ongoing challenges to market health. The coming years will determine whether these trends continue or if market conditions begin to improve significantly.
Approximately 22% of homes in Fresno County are owned by investors.
Fresno’s investor-owned home percentage is higher than the statewide average of 19-20%, but lower than some neighboring counties and other states like Hawaii, where the rate reaches 40%.
The median home price in Fresno as of January 2025 is about $390,000, up 6.6% from the previous year.
The current mortgage rate around 6.5% is making borrowing more expensive, which could reduce buyer demand and slow market activity.
Experts expect a recovery around 2026 or 2027 after recent declines in sales volume and property values.
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