Compare cities · September 2026
Corcoran vs. Independence
Homes in Independence sold for a median $900,000 over the 12 months through September 2026, 50% more than in Corcoran ($599,990). Homes sold faster in Corcoran: 49 days on market on average, against 113 in Independence. Independence is closer to downtown Minneapolis: about 35 minutes by car, against 37. The two are about 9 miles apart.
Housing market, 12 months through September 2026
| Measure | Corcoran | Independence |
|---|---|---|
| Median sale price | $599,990 | $900,000 |
| Change from a year earlier | −4.0% | +12.5% |
| Homes sold | 213 | 35 |
| Days on market | 49 | 113 |
| Share of original list price | 97.3% | 96.7% |
| Price per square foot | $246 | $276 |
| New listings | 690 | 67 |
| Homes for sale (September 2026) | 97 | 23 |
| Months of supply (September 2026) | 5.2 | 6.8 |
Source: Minneapolis Area REALTORS® Local Market Update (NorthstarMLS data).
The homes
| Measure | Corcoran | Independence |
|---|---|---|
| Median home value (owner estimate) | $569,400 | $663,400 |
| Median year built | 1991 | 1989 |
| Single-family homesShare of all housing units, detached houses | 96% | 96% |
| Owner-occupied homes | 95% | 92% |
| Median rent | — | $3,469 |
Source: US Census Bureau, American Community Survey 2020–2024.
The place
| Measure | Corcoran | Independence |
|---|---|---|
| Population (2024) | 8,378 | 3,710 |
| Land area | 35.8 sq mi | 32.4 sq mi |
| Drive to Downtown Minneapolis | 37 min | 35 min |
| Drive to Downtown Saint Paul | 50 min | 48 min |
| Drive to MSP Airport | 50 min | 49 min |
| Drive to Mall of America | 47 min | 46 min |
| Drive to University of Minnesota | 42 min | 40 min |
| Average commute to work | 25.4 min | 24.6 min |
| Lakes of 10+ acresMinnesota DNR lake outlines touching the city | 2 | 6 |
Source: US Census Bureau 2024 estimates and TIGER/Line; drive times from OpenStreetMap routing (light traffic).
Corcoran
School districts: Rockford Public School District, Buffalo-Hanover-Montrose Public Schools, Osseo Public School District, Delano Public School District
Largest lakes: Jubert Lake (93 acres), Morin Lake (12 acres)
Independence
School districts: Delano Public School District, Orono Public School District, Westonka Public School District
Largest lakes: Lake Independence (832 acres), Lake Sarah (557 acres), Lake Rebecca (263 acres), Robina Lake (235 acres), Haughey Lake (54 acres)
How we compare places: by their homes, housing market and location only, from public sources, never by who lives there. Medians describe the middle home; both places have homes well above and below them.
Quick answers
Corcoran or Independence?
Is Corcoran or Independence more expensive?
Independence. The median sale price was $900,000 there and $599,990 in Corcoran over the 12 months through September 2026, according to the Minneapolis Area REALTORS® Local Market Update. The median is the middle sale, so both have homes well above and below it.
Where do homes sell faster, Corcoran or Independence?
Corcoran: 49 days on market on average against 113, over the 12 months through September 2026.
Which is closer to downtown Minneapolis?
Independence, about 35 minutes by car in light traffic (37 from Corcoran). To downtown Saint Paul: 50 minutes from Corcoran, 48 from Independence.
How far apart are Corcoran and Independence?
About 9 miles in a straight line between their centers.
Which has more lakes, Corcoran or Independence?
Independence has more: 2 lakes of 10+ acres touch Corcoran (largest: Jubert Lake) and 6 touch Independence (largest: Lake Independence), by Minnesota DNR lake outlines.
Which school districts serve Corcoran and Independence?
Corcoran: Rockford Public School District, Buffalo-Hanover-Montrose Public Schools, Osseo Public School District and Delano Public School District. Independence: Delano Public School District, Orono Public School District and Westonka Public School District. School district lines don't follow city lines, so check the district for a specific address before you buy.
Should I buy in Corcoran or Independence?
It depends on your budget, the kind of home you want and where you need to get to each day. This page compares the homes, prices and locations; a Huerkamp Home Group agent can show you homes in both and walk you through what's selling now.
Keep comparing
More comparisons
Deciding between them?
See homes in Corcoran and Independence.
A Huerkamp Home Group agent can show you homes in both, tell you what's selling and for how much right now, and help you decide. There's no cost to buyers.