Corcoran, CA demographics:
population, income, and more

Total population
22,491
-0.6% year-over-year change
Median household income
$59,905/yr
7.2% year-over-year change
Housing units
4,537
-3.2% year-over-year change

Corcoran population

How many people live in Corcoran

Corcoran is home to 22,491 residents, according to the most recent Census data. Gender-wise, 66.4% of Corcoran locals are male, and 33.6% are female.

Total population
22,491
-0.6% year-over-year change
Gender ratio
Male
66.4%
14,946
Female
33.6%
7,545
Value Percent YoY change
Male 14,946 66.4% 1.9%
Female 7,545 33.6% -5.3%
A higher population often means more rental variety and livelier areas. The gender balance—how many men live here compared to women—can reveal a lot about the community and the lifestyles of its residents. Use this info to get a sense of the area's pace and personality.

Age demographics

The median age in Corcoran is 36, with the population distributed as follows: about 16% are children under 15, then 14% are in the 15 to 24 age group. Adults between 25 and 44 make up 35.4% of the population, while another 25.8% fall into the 45 to 64 bracket. Finally, around 8.8% are 65 or older.

Median age
35.6
Age breakdown
Under 15
16%
15 to 24
14%
25 to 44
35.4%
45 to 64
25.8%
Over 65
8.8%
Value Percent YoY change
Under 15 3,596 16% -8.0%
15 to 24 3,140 14% 1.1%
25 to 44 7,961 35.4% -2.9%
45 to 64 5,803 25.8% 11.5%
Over 65 1,991 8.8% -9.9%
The age composition helps you get insight into who lives in the area. A younger population might mean a more active, fast-paced vibe, while an older one could suggest a quieter, slower lifestyle. If there's a balanced makeup, you’re likely to find a variety of services, housing types, and community spaces that cater to different life stages.

Racial makeup

In Corcoran, 75.9% of the population are US-born citizens, while 8% have gained naturalized citizenship. At the same time, 16.1% of residents are non-citizens. As for race, 21.9% of locals are Caucasian, 10.5% are African American and 1.2% have Asian roots. Another 3.9% are Indigenous American, 0.2% are Pacific Islanders, while 29.2% identify as another race. There’s also a share of 33% that includes residents with two or more races.

Citizenship
U.S.-born citizens
75.9%
Non-U.S.-born citizens
8%
Non-citizens
16.1%
Value Percent YoY change
U.S.-born citizens 17,065 75.9% 0.8%
Non-U.S.-born citizens 1,810 8% -12.4%
Non-citizens 3,616 16.1% -0.5%
Racial breakdown
White
21.9%
Black or African American
10.5%
American Indian and Alaska Native
3.9%
Asian
1.2%
Native Hawaiian and other Pacific Islander
0.2%
Two or more races
33%
Other
29.2%
Value Percent
White 4,926 21.9%
Black or African American 2,370 10.5%
American Indian and Alaska Native 878 3.9%
Asian 282 1.2%
Native Hawaiian and other Pacific Islander 53 0.2%
Two or more races 7,424 33%
Other 6,558 29.2%

Households in Corcoran

A peek inside Corcoran households

Corcoran has 4,226 households, with an average of 3 members in each. Of these, 78.9% are families, while the remaining 21.1% are made up of individuals living alone or with non-relatives, such as roommates.

Households stats

Total households
4,226
-2.7% year-over-year change
Average people per household
3
Non-family households
891
Family households
3,335
Value Percent YoY change
Non-family households 891 21.1% -7.9%
Family households 3,335 78.9% -1.2%
The mix between family and non-family households gives a glimpse into daily life. A higher percentage of families might mean more parks and schools, while more non-family setups can mean flexible housing and diverse living styles. For renters, this can signal what kinds of homes are common and can help you figure out if the area matches your lifestyle.

Housing in Corcoran

The housing landscape of Corcoran

Corcoran's housing consists of 4,537 units, with 72.8% being detached single-family homes ideal for those wanting space. Attached options, including duplexes and townhouses, make up 7.3% and offer a more compact, shared living style. Then there are the multifamily buildings in the area, and for those seeking flexibility, non-traditional options like mobile homes account for 5.5% of the housing landscape.

Housing units
4,537
-3.2% year-over-year change
Housing types
Value Percent
1 unit, detached 3,304 72.8%
1 unit, attached 330 7.3%
2 units 93 2%
3 or 4 units 356 7.8%
5 to 9 units 63 1.4%
20 to 49 units 70 1.5%
50 or more units 72 1.6%
Mobile home 249 5.5%
Homes built since 2020
45
25.0% year-over-year change

The age of buildings in Corcoran

In Corcoran, the median construction year is 1981. About 6% of homes were built before the 1940s, with another 7.4% going up by 1949. Most development happened in the second half of the 20th century. Then, 16.8% of homes were added from 2000 to 2009, 5.2% between 2010 and 2019, and 1% are part of the newest wave of development.

Construction year breakdown by decade
Value Percent YoY change
Built in 1939 or earlier 272 6% 1.9%
Built between 1940 and 1949 335 7.4% -25.2%
Built between 1950 and 1959 565 12.4% 26.1%
Built between 1960 and 1969 511 11.3% 27.4%
Built between 1970 and 1979 538 11.9% -15.4%
Built between 1980 and 1989 637 14% 3.1%
Built between 1990 and 1999 638 14.1% -29.1%
Built between 2000 and 2009 760 16.8% 3.7%
Built between 2010 and 2019 236 5.2% 19.2%
Built in 2020 or later 45 1% 25.0%
As a renter, knowing when homes were built helps you understand the potential condition and design of rental units. Newer builds may have more contemporary layouts, while older homes can offer character or larger lots, depending on the area.

Corcoran occupancy rates

Out of the 4,226 occupied housing units in Corcoran, 52.8% are owner-occupied, while 47.2% are lived in by tenants. Meanwhile, 6.9% of all homes on the local market sit vacant.

Occupied housing units
4,226
-2.7% year-over-year change
Occupancy breakdown
Renter occupied
1,993
Owner occupied
2,233
Value Percent YoY
change
Renter occupied 1,993 47.2% -7.4%
Owner occupied 2,233 52.8% 1.9%
Unoccupied housing units
6.9%
Unoccupied housing units refer to homes that are currently without residents—whether they're waiting for renters or owners, used seasonally, or simply unclaimed. A higher share of empty homes may mean more housing availability, while a low number can reflect a tighter market with more competition. This, along with the renter-vs.-owner mix, helps paint a clearer picture of what types of housing and services are likely to be available in the area.

Corcoran housing costs

Housing costs in Corcoran come to a median of $1,179 per month, while tenants specifically pay a median gross rent of $1,160.

Median housing costs per month
$1,179/month
This figure sums up typical monthly housing costs for all households in the area. If you own, it includes mortgage payments in addition to property taxes, insurance and HOA fees. If you rent, it accounts for rent plus extras like utilities. It’s useful for seeing how local living expenses stack up compared to other places.
Median gross rent in Corcoran
$1,160/month
Gross rent gives a more complete look at what renters actually pay, including not just base rent, but also utilities and fees. It’s a key number for evaluating rental affordability in your area of interest and understanding how it compares to nearby locations.

Education in Corcoran

Corcoran education at a glance

About 57.4% of the population in Corcoran went to high school, while 20.8% pursued college studies. Another 3.6% earned an associate degree and 2.2% hold a bachelor’s. Meanwhile, 1.2% went even further, earning a master’s or doctorate.

Education level
Value Percent YoY change
No high school 2,654 14.8% -3.2%
High school diploma 10,314 57.4% 0.6%
College diploma 3,738 20.8% 3.7%
Associate degree 644 3.6% -1.7%
Bachelor's degree 398 2.2% 7.9%
Graduate degree 208 1.2% 22.4%
A community’s education mix can offer insights into the local economy and housing market. Higher levels of education often align with more job opportunities and stable incomes, which can increase demand for homes and influence both rent prices and rental availability.

Income in Corcoran

How much people earn in Corcoran

The average annual household income in Corcoran was $73,584 in 2024, the most recent annual data available, according to the U.S. Census Bureau. This marked a +9.3% change from the previous year. At the same time, the median income stood at $59,905, reflecting a +7.2% shift over the same period.

Average household income in Corcoran
$73,584/year
9.3% year-over-year change
Median household income in Corcoran
$59,905/year
7.2% year-over-year change

Corcoran income by age

In Corcoran, households led by residents aged 25 to 44 — usually in the early to mid stages of their careers — have a median income of $71,190. Those with someone between 45 and 64 in charge, often well established professionally, earn $65,220 overall. Younger households, where the main provider is under 25 and just starting out, report a median income of $2,499, while those led by someone over 65, many of whom may be retired, have about $32,131 in earnings. Overall, 80.2% of the locals in this community live above the poverty line.

Income breakdown by age
Value YoY change
Under 25 $2,499 N/A
25 - 44 $71,190 13.7%
45 - 64 $65,220 -0.9%
Over 65 $32,131 -3.1%
Above poverty level
11,504
Below poverty level
2,839
Value Percent YoY
change
Above poverty level 11,504 80.2% 3.1%
Below poverty level 2,839 19.8% -15.2%

Average renter income in Corcoran

To get a better sense of what renters earn on average in Corcoran, their median household income was $34,819 according to 2022 Census data. In addition, the rent-to-income ratio in the area, at 40%, shows what portion of their earnings goes toward housing expenses.

Renter median household income
$34,819
Rent-to-income ratio
40%
Understanding the rent-to-income ratio can help renters gauge if local housing costs align with their earnings. A ratio under 30% usually signals affordability, while exceeding this mark means rent is taking a larger-than-recommended bite out of income. That could make it harder for you to cover other costs like transportation, healthcare, or child care.

Employment in Corcoran

Workforce and job types in Corcoran

The job market in Corcoran is powered by 5,081 working residents, spread across a range of industries and roles. 54.2% of the working population are employed in professional or administrative positions, while 45.8% are in hands-on or service-based jobs. Also, 6.3% run their own businesses, 63.4% are employed by private companies, and 21.7% work in the public sector.

Workforce demographics

Working population
5,081
0.5% year-over-year change
White collar
2,756
Blue collar
2,325
Value Percent YoY change
White collar 2,756 54.2% 0.9%
Blue collar 2,325 45.8% 0.1%
Employer type
Self employees
6.3%
Private companies
63.4%
Governmental workers
21.7%
Not for profit companies
8.6%
Value Percent YoY change
Self employees 320 6.3% -10.1%
Private companies 3,223 63.4% -0.8%
Governmental workers 1,101 21.7% 2.3%
Not for profit companies 437 8.6% 16.5%
Unemployment rate
11.1%
-2.8% year-over-year change

Available workforce

The unemployment rate in Corcoran stands at 11.1%, representing the share of the workforce currently without a job and actively looking for one.

For renters, the unemployment rate helps paint a picture of job security and financial stability in the area. Rates around 4% to 5% are considered typical. A lower-than-average rate might suggest strong job prospects and a thriving local economy, while a higher rate could hint at fewer opportunities—both useful to consider when planning a move.

Transportation in Corcoran

How people get around in Corcoran

Commuting methods vary: 94.6% of residents travel by personal vehicle and 0.4% prefer to walk, while the remaining share relies on public transit or on two wheelers to get from A to B.

Means of transportation
Value Percent YoY change
Car 4,674 94.6% 0.5%
Bus or trolleybus 7 0.1% -46.1%
Walk 19 0.4% -59.6%
Understanding how locals get to work can help you plan your own routine. High car usage might mean you’ll need a vehicle, while strong public transit or walkability could save you the hassle. Commute times also play a big role in quality of life—shorter trips can give you more time for the things you enjoy.

What is the median and average household income in Corcoran by zipcode?

Zipcode Population Number of households Median income Average income
93212 23,142 4,450 $58,244 $71,310

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FAQs about Corcoran demographics 

What is the total population of Corcoran?

Corcoran has a total population of 22,491 residents, according to the latest release from the U.S. Census Bureau: the 2019-2023 American Community Survey (ACS) 5-year estimates. This figure changed by -0.6% compared to a year ago.

What is the gender ratio in Corcoran?

The gender ratio in Corcoran is as follows:
  • 66.4% males (14,946 residents)
  • 33.6% females (7,545 residents)

What is the median age in Corcoran?

The median age in Corcoran is 35.6.

What is the age distribution of the population in Corcoran?

The age distribution in Corcoran is as follows:
  • Under 15: 16% (3,596 residents)
  • Ages 15-24: 14% (3,140 residents)
  • Ages 25-44: 35.4% (7,961 residents)
  • Ages 45-64: 25.8% (5,803 residents)
  • Over 65: 8.8% (1,991 residents)

What is the racial and ethnic makeup of Corcoran?

The racial and ethnic makeup of Corcoran is as follows:
  • White: 21.9% (4,926 residents)
  • Black or African American: 10.5% (2,370 residents)
  • American Indian and Alaska Native: 3.9% (878 residents)
  • Asian: 1.2% (282 residents)
  • Native Hawaiian and Other Pacific Islander: 0.2% (53 residents)
  • Two or More Races: 33% (7,424 residents)
  • Other: 29.2% (6,558 residents)

What percentage of the population in Corcoran are U.S.-born citizens?

U.S.-born citizens represent 75.9% of the population in Corcoran.

How many housing units are there in Corcoran?

There are 4,537 housing units in Corcoran, reflecting a -3.2% change compared to the previous year, according to the latest data from the U.S. Census Bureau.

How many households are in Corcoran and what is the average household size?

Corcoran has a total of 4,226 households, with an average of 3 people in each.

What is the median household income in Corcoran?

Corcoran has a median household income of $59,905, representing a +7.2% shift from the previous year, according to the U.S. Census Bureau.

What is the employment rate and job market overview for Corcoran?

The employment rate is 88.9% in Corcoran, with a workforce of 5,081 residents. Here’s a detailed breakdown of the local job market:

Job types:
  • White-collar workers: 54.2% (2,756 residents)
  • Blue-collar workers: 45.8% (2,325 residents)

Places of employment:
  • Self-employed: 6.3% (320 residents)
  • Private companies: 63.4% (3,223 residents)
  • Governmental workers: 21.7% (1,101 residents)
  • Not-for-profit companies: 8.6% (437 residents)

Data source & methodology

The demographic data on this page was sourced from the latest U.S. Census Bureau release—the 2019–2023 American Community Survey (ACS) 5-year estimates.

The information, issued annually, is compiled and published by the Point2Homes Research Team as soon as new data becomes available.

No representation, guarantee, or warranty is made concerning the accuracy or completeness of modified or aggregated information for particular areas.

Page last updated: September 2025