Housing data for Biola, CA
Biola, CA has an estimated 1,070 residents and 284 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Fresno County.
38.1% of households rent.
The median gross rent is $980 a month.
Its population shrank measurably since 2015–2019 (−37.2%).
Figures last updated on .
- Residents
- 1,070 (±388)
- Housing units
- 284 (±82)
- Households that rent
- 38.1%
- Median gross rent
- $980
- Residents since 2015–2019
- −37.2%
What stands out in Biola
Median real estate taxes: $1,333 (±$482) in Biola, lower than in Fresno County ($2,861).
Median household income: $43,185 (±$15,735) in Biola, lower than in Fresno County ($74,201).
Median home value: $246,100 (±$61,909) in Biola, lower than in Fresno County ($388,800).
Housing in Biola at a glance
- Median rent: $980 median gross rent a month (Small sample: wide margin of error)
- Rent burden: 86.1% of renters pay 30% or more of income
- Renters and owners: 38.1% of households rent (Small sample: wide margin of error)
- Income and affordability: $43,185 median household income
- Home values: $246,100 median home value
- Homeowner costs: $1,481 median monthly cost with a mortgage
- Property taxes: $1,333 median real estate taxes a year
- Types of homes: 21.5% of homes are in buildings of 5 or more units
- Bedrooms: 71.8% of homes have 3 or more bedrooms (Small sample: wide margin of error)
- Age of homes: 46.5% of homes were built before 1980 (Small sample: wide margin of error)
- Vacancy rate: 0.0% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 49.1% heat with utility gas (Small sample: wide margin of error)
- Commute and cars: 24.2 minutes average trip to work
- Growth: −37.2% residents since 2015–2019
- How long people stay: 23.0% moved in since 2020 (Small sample: wide margin of error)
- Crowding and facilities: 38.8% of homes have more than 1 person per room (Small sample: wide margin of error)
Biola against Fresno County, its state and the nation
| Biola | Fresno County | California | United States | |
|---|---|---|---|---|
| Residents | 1,070 (±388) | 1,016,725 (exact) | 39,287,377 (exact) | 334,922,499 |
| Housing units | 284 (±82) | 344,894 (±170) | 14,644,735 (±1,665) | 143,775,355 |
| Households that rent | 38.1% (±26.4 points) | 44.5% (±0.7 points) | 44.1% (±0.2 points) | 34.8% |
| Median gross rent | $980 (±$685) | $1,392 (±$16) | $2,036 (±$5) | $1,413 |
| Median household income | $43,185 (±$15,735) | $74,201 (±$1,322) | $99,122 (±$310) | $80,734 |
| Median home value | $246,100 (±$61,909) | $388,800 (±$3,630) | $734,700 (±$1,307) | $332,700 |
| Median real estate taxes (a year) | $1,333 (±$482) | $2,861 (±$42) | $5,124 (±$17) | $3,119 |
| Built before 1980 | 46.5% (±24.3 points) | 47.4% (±1.0 points) | 56.0% (±0.2 points) | 49.7% |
| Average commute | 24.2 minutes (±3.6) | 23.5 minutes (±0.3) | 28.7 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 89.4% (±11.7 points) | 88.9% (±0.5 points) | 93.5% (±0.1 points) | 91.0% |
| Median age of residents | 24.7 years (±14.7) | 33.5 years (±0.1) | 37.9 years (±0.1) | 38.9 years |
Biola covers 0.6 square miles of land, about 1,654 residents per square mile (Census Bureau Gazetteer).
How Biola has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 1,705 (±371) | 1,070 (±388) | −37.2% | Measurable decrease |
| Housing units | 378 (±68) | 284 (±82) | −24.9% | Not a measurable change |
| Median gross rent | $939 (±$238) | $980 (±$685) | +4.4% | No measurable change after inflation |
| Median home value | $156,200 (±$15,623) | $246,100 (±$61,909) | +57.6% | No measurable change after inflation |
| Median owner cost with a mortgage | $1,111 (±$183) | $1,481 (±$170) | +33.3% | No measurable change after inflation |
| Median real estate taxes | $995 (±$342) | $1,333 (±$482) | +34.0% | No measurable change after inflation |
| Households that rent | 46.3% (±13.9 points) | 38.1% (±26.4 points) | −8.2 percentage points | Not a measurable change |
| Rental vacancy rate | 0.0% (±18.0 points) | 0.0% (±32.9 points) | 0.0 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Fresno County
Biola has no police department of its own in the FBI’s figures, so this is the figure for Fresno County as a whole.
In 2025, the police departments that report for Fresno County recorded 593 violent and 1,937 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in Biola
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 93606 | 63% | 988 | $971 | $246,100 | $43,669 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Biola
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Kerman | 5.7 mi | $1,223 | $370,900 | 48.9% |
| Parkwood | 9.1 mi | $1,536 | $237,500 | 39.5% |
| Parksdale | 10 mi | $1,656 | $274,700 | 42.7% |
| West Park | 11 mi | $1,227 | $251,600 | 41.6% |
| Madera Ranchos | 12 mi | — | $492,600 | 2.5% |
| Old Fig Garden | 12 mi | $1,428 | $512,700 | 26.0% |
| Madera | 12 mi | $1,353 | $359,900 | 45.3% |
| Fresno | 13 mi | $1,421 | $374,800 | 49.9% |
Places in California most like Biola
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Anderson | $962 | $283,000 | $47,375 | 41.9% |
| Woodlake | $968 | $300,200 | $46,266 | 44.9% |
| El Centro | $1,052 | $323,100 | $53,082 | 50.5% |
| Blythe | $938 | $225,000 | $56,625 | 42.7% |
| Dos Palos | $1,125 | $299,500 | $42,367 | 39.8% |
| Arvin | $1,122 | $262,700 | $49,183 | 45.6% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across California.
HUD Fair Market Rent for Biola, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,354 | $1,363 | $1,685 | $2,333 | $2,671 |
HUD income limits for Biola, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $20,450 | $34,000 | $54,400 |
| 2 people | $23,350 | $38,850 | $62,200 |
| 3 people | $27,320 | $43,700 | $69,950 |
| 4 people | $33,000 | $48,550 | $77,700 |
| 5 people | $38,680 | $52,450 | $83,950 |
| 6 people | $44,360 | $56,350 | $90,150 |
| 7 people | $50,040 | $60,250 | $96,350 |
| 8 people | $55,720 | $64,100 | $102,600 |
These are the limits HUD sets for its housing programs in the Fresno, CA HUD Metro FMR Area, where HUD’s median family income for fiscal year 2026 is $91,300.
A program can use its own limits; tax-credit and local programs often do.
Biola is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Biola
Are renters in Biola rent-burdened?
86.1% of renting households in Biola pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
What is the median household income in Biola?
The median household income in Biola is $43,185 (±$15,735) a year (2020–2024 American Community Survey).
What is the average home value in Biola, CA?
The Census Bureau publishes the median: $246,100 (±$61,909) for owner-occupied homes in Biola (2020–2024 American Community Survey).
What is the average mortgage payment in Biola?
The Census Bureau publishes total owner costs rather than the mortgage alone: the median for owners with a mortgage in Biola, CA is $1,481 (±$170) a month, including taxes, insurance and utilities.
How much are property taxes in Biola?
The median real estate tax paid by homeowners in Biola, CA is $1,333 (±$482) a year (2020–2024 American Community Survey).
How many homes are in Biola?
Biola, CA has an estimated 284 (±82) housing units, occupied and vacant (2020–2024 American Community Survey).
Is Biola growing?
In Biola, the number of residents went from 1,705 in 2015–2019 to 1,070 in 2020–2024 (−37.2%), a measurable decrease.
What ZIP codes are in Biola?
The ZIP code that covers Biola is 93606.
What is the median rent in ZIP code 93606?
The median gross rent in ZIP Code Tabulation Area 93606 is $971 (±$706) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Biola CDP, California
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Biola CDP, California
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Biola CDP, California
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Biola CDP, California
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Biola CDP, California
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Biola CDP, California
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Biola CDP, California
- HUD Fair Market Rents, fiscal year 2027: Fresno, CA HUD Metro FMR Area
- HUD Income Limits, fiscal year 2026: Fresno, CA HUD Metro FMR Area
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Biola CDP, California (place:06728, in state:06).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .