Corcoran, CA · Updated Oct 2026

What a Corcoran home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Corcoran house

$8,374a year · $698 a month

Starts at the typical market value, $236,100; your assessed value is often lower. Typical use.

Shopping for home insurance?

Insurers charge very different prices for the same house and coverage. California's free premium survey lists each insurer's price.

Compare insurers' prices

A Corcoran house at the typical market value ($236,100) costs about $8,400 a year: $2,420 property tax and charges, $810 water and sewer, $450 trash, $3,200 electricity and gas, $1,490 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 28, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Switch to the weekly cart service, 65/95/95 cartUp to $43 a year
Your cart costs $38 a month; the smallest costs $34. Worth it if you rarely fill it.
How: Call your garbage hauler.
Homeowners' exemption: $7,000 off taxable value$7,000 off value
The California Constitution provides a $7,000 reduction in the taxable value for a qualifying owner-occupied home.
How: File with the county assessor; a first-time claim filed by February 15 gets the full exemption for that year.
Pay property tax before the penalty datesAvoid a 10% penalty
Kings County adds a 10% penalty at 5:00 p.m. on December 10th.
How: Pay online, by phone or mail, postmarked on or before December 10th and April 10th.

Adjust to match your bills

What you knowTrash cartThe City's posted refuse rate schedule lists $37.50 a month for 95/95/95 weekly cart service from 3/1/2022, its last scheduled step. The City contracts with Tule Trash Company for refuse collection.

Value before exemptionsProp 13 assessed values are often below the Census market median.

I live here and have the Homeowners' exemption

Home insurance, a yearFrom your policy. We start at $1,492, California average, NAIC data for 2022 as published by the Insurance Information Institute.

Earthquake insurance, a yearSeparate from home insurance. Most owners don't have it.

Your use

Water, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical house uses 7–12.

Electricity, kWh a month

On your PG&E bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Feb 15in 103 daysLast day to file a homeowners' exemption claim and receive the full exemption for that year.
Apr 10Second installment: due before April 10th; a 10% penalty and $20.00 cost are added at 5:00 p.m. on April 10th.

Who serves this house

Water: City of Corcoran water; City of Corcoran posted rate sheet: metered All Single Family volumetric rate $1.69 per HCF and fixed monthly charge $28.00 from 04/01/19, the last step listed. Unmetered homes pay a flat monthly charge instead.
Property tax: 1.06% of value; 2026-27 tax year, Kings County, tax rate areas 001-000 to 001-005
Garbage: Tule Trash Company; The City contracts with Tule Trash Company for refuse collection services.
Sewer: City of Corcoran; The City bills sewer by the month.
Gas: SoCalGas; SoCalGas lists Corcoran among the cities it serves.

Pay or manage your bills

Your water

Source: The City of Corcoran pumps all of the water used in the city from groundwater aquifers.
Hardness: The 2025 report lists hardness as CaCO3 at 80 ppm average, range 4.4 - 290.

Other CA cities

Cupertino home costs Sunnyvale home costs Mountain View home costs Alameda home costs Anaheim home costs Apple Valley home costs Carlsbad home costs Cathedral City home costs Fairfield home costs Fountain Valley home costs Fresno home costs Garden Grove home costs Huntington Beach home costs Irvine home costs Mission Viejo home costs Moreno Valley home costs Newport Beach home costs Norwalk home costs Palmdale home costs Rancho Cucamonga home costs San Diego home costs Santa Monica home costs Simi Valley home costs Vacaville home costs Vista home costs West Hollywood home costs Westminster home costs Yorba Linda home costs Manhattan Beach home costs Corona home costs Fontana home costs Oceanside home costs Montebello home costs La Quinta home costs Tracy home costs El Cerrito home costs Hemet home costs Downey home costs San Marcos home costs Jurupa Valley home costs West Covina home costs San Clemente home costs Pittsburg home costs Hesperia home costs Petaluma home costs Oakland home costs Fremont home costs El Monte home costs Camarillo home costs Santa Clara home costs Arcadia home costs Hawthorne home costs Beaumont home costs Rohnert Park home costs Rialto home costs Coachella home costs Ventura home costs Menifee home costs South Gate home costs Danville home costs Orange home costs Huntington Park home costs Redding home costs Daly City home costs Colton home costs Murrieta home costs Chino Hills home costs Walnut home costs Monrovia home costs Burbank home costs Rosemead home costs Atwater home costs Larkspur home costs San Gabriel home costs Pleasant Hill home costs Indio home costs Ontario home costs Inglewood home costs San Francisco home costs Eastvale home costs Costa Mesa home costs Hercules home costs Palm Desert home costs Perris home costs Manteca home costs Paso Robles home costs Novato home costs San Luis Obispo home costs Clayton home costs Berkeley home costs Oxnard home costs Moraga home costs Livermore home costs Lawndale home costs Diamond Bar home costs San Leandro home costs La Mesa home costs Thousand Oaks home costs Pleasanton home costs Suisun City home costs Chino home costs Bellflower home costs Tustin home costs Santa Barbara home costs Pacific Grove home costs San Juan Capistrano home costs Adelanto home costs Hollister home costs Malibu home costs Alhambra home costs Santa Clarita home costs Morgan Hill home costs Seaside home costs Placentia home costs Fullerton home costs La Habra home costs Union City home costs Bell Gardens home costs Carson home costs South Pasadena home costs Windsor home costs Placerville home costs Highland home costs Clovis home costs Redlands home costs Ridgecrest home costs Los Alamitos home costs Lathrop home costs El Centro home costs Azusa home costs Santee home costs Palo Alto home costs La Verne home costs Woodland home costs Twentynine Palms home costs San Anselmo home costs Buena Park home costs Dublin home costs Antioch home costs Saratoga home costs Merced home costs Moorpark home costs Roseville home costs Ripon home costs Lake Forest home costs Escondido home costs San José home costs Concord home costs San Mateo home costs Laguna Beach home costs Encinitas home costs Stockton home costs Chico home costs Burlingame home costs Bakersfield home costs San Pablo home costs Los Gatos home costs Rancho Santa Margarita home costs Glendora home costs Campbell home costs Newark home costs Atascadero home costs Cudahy home costs Yucaipa home costs Seal Beach home costs Grover Beach home costs Corte Madera home costs Grass Valley home costs Grand Terrace home costs West Sacramento home costs Eureka home costs Half Moon Bay home costs Hayward home costs San Marino home costs La Palma home costs Benicia home costs Folsom home costs South El Monte home costs Shasta Lake home costs Orinda home costs Modesto home costs Claremont home costs Tulare home costs Salinas home costs Laguna Woods home costs Menlo Park home costs Marina home costs Anderson home costs Arroyo Grande home costs Canyon Lake home costs Compton home costs Brentwood home costs Palm Springs home costs East Palo Alto home costs Poway home costs Pinole home costs Rancho Palos Verdes home costs Visalia home costs Shafter home costs El Cajon home costs San Ramon home costs Port Hueneme home costs Hermosa Beach home costs Clearlake home costs Chula Vista home costs San Jacinto home costs National City home costs San Rafael home costs Yucca Valley home costs Selma home costs Santa Ana home costs Riverside home costs San Bernardino home costs Santa Rosa home costs Elk Grove home costs Rocklin home costs Pomona home costs Los Angeles home costs Victorville home costs Richmond home costs Santa Maria home costs Rancho Cordova home costs Redwood City home costs Milpitas home costs Lake Elsinore home costs Davis home costs South San Francisco home costs Porterville home costs Santa Cruz home costs Hanford home costs Monterey Park home costs Lincoln home costs Vallejo home costs Citrus Heights home costs Napa home costs Lodi home costs Gilroy home costs Lynwood home costs Turlock home costs Watsonville home costs Cypress home costs Los Banos home costs Aliso Viejo home costs Brea home costs Lompoc home costs Stanton home costs Calexico home costs Wildomar home costs Montclair home costs Foster City home costs Goleta home costs Los Altos home costs Lemon Grove home costs Wasco home costs Soledad home costs Riverbank home costs Reedley home costs Patterson home costs Desert Hot Springs home costs Banning home costs Galt home costs Millbrae home costs Greenfield home costs Dixon home costs Coronado home costs Blythe home costs Red Bluff home costs Avenal home costs California City home costs Kingsburg home costs Carpinteria home costs Solana Beach home costs Healdsburg home costs Sonoma home costs Farmersville home costs Rio Vista home costs Exeter home costs South Lake Tahoe home costs Ukiah home costs Livingston home costs Newman home costs Commerce home costs Scotts Valley home costs Oroville home costs Albany home costs Chowchilla home costs Emeryville home costs

How these numbers are made

Property tax: Kings County 2026-27 tax rate book, tax rate areas 001-000 to 001-005 (all list the same rows): 1% plus the Corcoran Hospital refunding bond and the COS/TUL SFID#3 08 rate, 1.055765% in all. The book shows no Corcoran Unified or city bond rate. We assume these areas are the city's; flat direct charges on individual bills were not found. The value is the Census median market value; Prop 13 assessed values are often lower.
Water, sewer and trash: the City's posted rate sheets are five-year schedules adopted in 2016-2018 whose last scheduled steps are 4/1/2019 (water) and 3/1/2022 (sewer, refuse). We found no newer adopted schedule on the City's site, so these may be below today's bills. The posted water sheet lists metered single-family rates ($28.00 fixed plus $1.69 per HCF); the City bills some homes at flat rates, and the sheet lists $48.00 for flat single-family up to 41 ft wide from 4/1/19.
Garbage: $37.50 for 95/95/95 weekly carts and $33.90 for 65/95/95 from the refuse sheet, 3/1/2022 column.
Electricity: SCE Tiered Rate Plan with the $0.79 daily Base Services Charge; baseline region for Corcoran not stated, so the 384 kWh Tier 1 limit may differ. Typical use is SCE's average residential sales from EIA. Gas: SoCalGas typical Non-CARE bill, $68.91 for 35 therms, August 2026. Insurance: California statewide average for 2022 (NAIC via the Insurance Information Institute).
Audit follow-up: SCE Tiered Rate Plan page, rates as of 10/1/26, still lists Tier 2 at 39¢ (385-1,535 kWh), so $0.39 stays. No official California average newer than NAIC 2022 was found. No newer Corcoran water, sewer or refuse schedule was found on the City site or by search. A City Facebook post (page would not load) suggests monthly notices comparing flat and metered bills, so some homes may still be unmetered; the metered share is unpublished and the metered rate stays the default. The Kings County rate book lists no Corcoran Unified or city bond for these areas.
Electricity: PG&E E-1 (Corcoran is on PG&E's service-area list); Tier 1 limit 393.7 kWh/month is the baseline territory W daily allowance (basic quantities, 19.2 summer/9.8 winter kWh/day) averaged over the year, summer counted as one third of the year. Prior SCE entry removed: SCE's list does not name Corcoran.
Nothing here is legal, tax or insurance advice.

Sources

How Corcoran compares

A typical Corcoran house against the 285 California cities we cover, using the same default numbers as the total above.

Per year	Corcoran	Median	Where it falls
Property tax rate	1.06%	1.13%	lower than 261 of the other 284 California cities we cover
Water	$519	$927	lower than 253 of the other 284 California cities we cover
Sewer and utility-bill fees	$291	$596	lower than 159 of the other 196 California cities we cover
Trash	$450	$452	lower than 136 of the other 267 California cities we cover
Electricity and gas	$3,204	$3,421	lower than 198 of the other 284 California cities we cover
Home insurance	$1,492	$1,492	lower than 1 of the other 272 California cities we cover
Total	$8,374	$14,432	lower than 281 of the other 284 California cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Corcoran's property tax rate is 1.06%, lower than 261 of the other 284 California cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Corcoran is 1.06%, lower than 261 of the other 284 California cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $519 a year at typical use, lower than 253 of the other 284 California cities we cover.

Ask: "Water here costs about $519 a year at typical use, lower than 253 of the other 284 California cities we cover. What drives that cost, and would you change anything?"

3. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $291 a year, lower than 159 of the other 196 California cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.

Ask: "Sewer and flat utility-bill charges here cost about $291 a year, lower than 159 of the other 196 California cities we cover. What drives that cost, and would you change anything?"

See who is running in your city →

Common questions about Corcoran house costs

What is the property tax rate in Corcoran?

About 1.06% of the value before exemptions a year (2026-27 tax year, Kings County, tax rate areas 001-000 to 001-005), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Corcoran?

About $5,205 a year on $500,000 of the value before exemptions with the homeowners' exemption.

How much is the water bill in Corcoran?

About $67 a month for water and sewer at typical use (9 units, or 6,732 gallons a month) on City of Corcoran water.

How much does trash pickup cost in Corcoran?

$34 to $38 a month, depending on the trash cart size (Weekly cart service, 95/95/95, Weekly cart service, 65/95/95).

When is property tax due in Corcoran?

Apr 10: Second installment: due before April 10th; a 10% penalty and $20.00 cost are added at 5:00 p.m. on April 10th.

Can seniors lower their property tax or bills in Corcoran?

Yes. Switch to the weekly cart service, 65/95/95 cart (up to $43 a year): Your cart costs $38 a month; the smallest costs $34. Worth it if you rarely fill it.

How much does a house in Corcoran cost to run each year?

All California cities All cities