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Place dossier plate
SheetCA-CORCORAN-CA · Corcoran, CA 22,626 pop · income 29th pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Corcoran
Lowest/highest poles plus peers nearest Corcoran on median household income. Full ladder: /browse and /rankings.
median HH income
Topeka · lowest
55,902
Topeka · lowest
55,902 median HH income
35.4% of the leader · rank #1
Cleveland · near
55,904
Cleveland · near
55,904 median HH income
35.4% of the leader · rank #2
Wheatland · near
55,908
Wheatland · near
55,908 median HH income
35.4% of the leader · rank #3
Corcoran · this city
55,909
Corcoran · this city
55,909 median HH income
35.4% of the leader · rank #4
Bridgewater · near
55,909
Bridgewater · near
55,909 median HH income
35.4% of the leader · rank #5
Herminie · near
55,909
Herminie · near
55,909 median HH income
35.4% of the leader · rank #6
Calabasas · highest
157,938
Calabasas · highest
157,938 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income, and FBI crime rate
Out-of-state nearest neighbors for Corcoran on ACS population and median household income
, plus FBI UCR reporting rate when the extract covers this place. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 22,626.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Corcoran - the verdict
Measured against every US city with at least 1,000 residents, Corcoran lands in the 29th percentile for household income and the 45th percentile for safety. Source: Census ACS + FBI UCR.
29th
percentile, household income
48th
percentile, home value
88th
percentile, median rent
45th
percentile, safety
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Corcoran, CA
Census ACS 2023 estimates count 22,626 residents in Corcoran, a small city within California. The typical household in Corcoran brings in $55,909 a year, below the median for U.S. cities on this measure, with a poverty rate of 21.1%. Corcoran's housing stock carries a median value of $220,500, and the median resident age is 34.6 years. 3.2% of adults here have a bachelor's degree or higher; 27.2% of working-age residents are in the labor force.
In 2024, 7 residential building permits were authorized in Corcoran (Construction Slowdown), down 86% from five years earlier, per Census BPS data. Corcoran reports a comparatively low crime rate: the FBI's Uniform Crime Reporting program logs 1539.1 total incidents per 100,000 residents here, below the national average (agency reporting is voluntary, so this measures reporting activity, not a definitive danger score).
California carries a cost-of-living premium: BEA Regional Price Parities 2024 puts California at 110.7 on a 100-equals-national-average scale (Well Above Average). A typical two-bedroom carries a HUD Fair Market Rent of $2,053 per month statewide. Statewide, average monthly utility bills in California run around $275, per EIA 2023 residential energy data. FEMA's National Risk Index rates natural-hazard exposure at 88.7 out of 100 (Very High).
A decision-led reading path
Useful questions to ask of Corcoran's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from schools and households to work and mobility to housing and income to reported crime to comparison shortlist to population change; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Corcoran, city-specific coverage includes matched public-school count, annual population history, FBI reported-crime rates, commute-mode shares, local building permits.
No matched row is reported here for within-city Census tract profiles; the page leaves those layers out instead of substituting a statewide or national value.
Question 1
What does the education layer cover for Corcoran?
The NCES join finds 8 public schools within the city match. 3.2% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
What does the journey to work look like in Corcoran?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Driving alone is the largest reported mode at 78.4%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
How far does income reach against housing in Corcoran?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.9 times median household income. The ACS poverty estimate is 21.1%, which keeps the citywide median from describing every household.
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Income and home value move within the same broad scale here. The useful next check is not a generic affordability label, but whether similar-size cities offer a materially different income, housing, or commute trade-off.
Which cities make useful reference points for Corcoran?
Within California, the closest population matches are Millbrae (22,589 residents, $157,567 income); West Rancho Dominguez (22,560 residents, $81,585 income); Laguna Beach (22,777 residents, $140,508 income). Outside the state, the closest population matches in this dataset are Anthem, AZ (22,622 residents); Hialeah Gardens, FL (22,634 residents); Bear, DE (22,604 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching. The nationwide peer panel below adds a fourth FBI UCR reporting-rate lens, not personal risk.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Reported crime
What can the FBI record say about safety in Corcoran?
Treat this as a reporting-rate comparison, not a prediction of personal risk or a neighborhood-level safety grade. Tourism, daytime population, reporting practices, and variation inside the city are not adjusted away. The state rank and same-state peer table are the narrower comparisons available on this page.
The joined FBI UCR record reports 1539.1 violent and property crimes per 100,000 residents, below the 2280.5 national reference used here. The difference is 33% lower in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
Property rate
1016.9
Violent rate
522.2
Total reported rate
1539.1
FBI Uniform Crime Reporting, incidents per 100,000. Voluntary agency reporting; not a danger score.
Is Corcoran growing, shrinking, or holding steady?
Recent estimates point downward. A falling count can reflect migration, household size, annexation boundaries, or estimation noise, so it is a prompt to inspect the full series rather than a claim about local economic health.
Census PEP estimates show the population declined by -371 residents from 2020 to 2025, a -1.6% change. Separately, Census BPS recorded 7 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Period change
-1.6%
2025 estimate
22,358
2020 estimate
22,729
Census Population Estimates Program, 2020–2025; permit context uses Census BPS.
Below median income · poverty 21.1% (High poverty)
Cost of Living Index (state)
110.7 (US=100)
Highest-decile cost · BEA RPP 2024, California average
F
City profile score · Corcoran, CA
14/100
5 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Household income F
$55,909
Median household income vs U.S. cities (pop ≥1,000); ACS.
Violent crime F
522 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Poverty rate F
21.1%
Share of residents below the poverty line; lower scores better on this axis.
Cost of living F
110.7 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Bachelor's+ share F
3.2%
Adults with a bachelor's degree or higher; ACS.
Corcoran profile (scored ACS/FBI dimensions)Read the chart values
Household income: 29/100 (F) · $55,909
Violent crime: 15/100 (F) · 522 /100k
Poverty rate: 11/100 (F) · 21.1%
Cost of living: 6/100 (F) · 110.7 index
Bachelor's+ share: 0/100 (F) · 3.2%
Where Corcoran sits on home value vs crime among peer cities
Corcoran's median home value and FBI crime rate plotted with similar-size and
same-state peers (padded with large cities when the peer set is thin). The second
read: pricey does not always mean safer, check which quadrant this city lands in.
Census ACS median home value vs FBI UCR crime rate - Corcoran highlighted among 26 peers.Read the chart values
Corcoran, CA (this city): home $220,500, crime 1,539/100k
Hialeah Gardens, FL : home $319,200, crime 1,083/100k
North Plainfield, NJ : home $350,700, crime 1,612/100k
Albertville, AL : home $158,900, crime 1,996/100k
Laguna Beach, CA : home $2,000,000+, crime 1,117/100k
Calabasas, CA : home $1,453,900, crime 1,466/100k
New York, NY : home $751,700, crime 3,039/100k
Los Angeles, CA : home $879,500, crime 2,212/100k
Chicago, IL : home $315,200, crime 4,012/100k
Houston, TX : home $253,400, crime 5,442/100k
Phoenix, AZ : home $381,900, crime 3,125/100k
Philadelphia, PA : home $232,400, crime 5,457/100k
San Antonio, TX : home $219,700, crime 5,218/100k
San Diego, CA : home $848,500, crime 2,082/100k
Dallas, TX : home $295,300, crime 4,010/100k
San Jose, CA : home $1,187,800, crime 3,195/100k
Austin, TX : home $512,700, crime 3,709/100k
Fort Worth, TX : home $277,300, crime 3,158/100k
Columbus, OH : home $234,500, crime 3,088/100k
Indianapolis, IN : home $207,000, crime 4,214/100k
San Francisco, CA : home $1,380,500, crime 4,526/100k
Seattle, WA : home $912,100, crime 5,783/100k
Denver, CO : home $586,700, crime 5,755/100k
Oklahoma City, OK : home $215,100, crime 3,570/100k
El Paso, TX : home $171,700, crime 1,772/100k
Washington, DC : home $724,600, crime 4,514/100k
How does Corcoran compare to other US cities?
Here's how Corcoran stacks up against the full field of US cities (population 1,000+), computed live from Census and FBI data.
Household income29% higher than other cities
Home value48% pricier than other cities
Median rent88% pricier than other cities
Safety45% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
Zoom in to just California and the picture shifts: Corcoran ranks #152 of 441 California cities by lowest crime rate, a different read than the national percentile above.
How we calculate these percentiles & ranks
Each percentile compares Corcoran against every qualifying US city; each in-state rank narrows that to California only. Full formula and direction notes: methodology.
California-relative analysis
Median Gross Rent places Corcoran near the bottom of California's cities
Among the 1,458 California cities PlainCities tracks with reported median gross rent data, Corcoran ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Corcoran only against its own state's cities, not the full US field.
Median Household Income
#1,108 of 1,338
17th percentile in California
Median Gross Rent
#1 of 1,458
0th percentile in California
Median Home Value
#1,225 of 1,343
9th percentile in California
Poverty Rate
#179 of 1,450
88th percentile in California
Bachelor's Degree or Higher
#1,379 of 1,458
5th percentile in California
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within California only, not a livability score. See the methodology for the source and calculation.
Gauge source note
29th percentile nationally for median household income · 45th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Corcoran's profile vs. every US city
Income, affordability, and safety percentile
Corcoran's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.
How Corcoran's home value compares nationally
Median home value vs. every US city (population 1,000+)
$220,500Among the most affordablemore affordable than 52% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Corcoran's home-value-to-income ratio: 3.9×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#10,532 of 15,516
More affordable than 32% of tracked cities (pop. 1,000+)
Size class
#1,934 of 3,317
Small cities (10,000–49,999)
At 3.9×, Corcoran sits in the moderate band:
national rank #10,532 of 15,516 and #1,934 of 3,317small cities (10,000–49,999).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$55,909Corcoran, CA median household income (Census ACS)
Show U.S. national quintile / Lorenz context Corcoran, CA median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Corcoran, CA.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)3.2%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)21.1%
Census ACS S1701, poverty status
Labor force participation (adults 16+)27.2%
Census ACS S2301, share of working-age residents in the labor force
Population
22,626
Median Income
$55,909
Median Home Value
$220,500
Median Age
34.6
Poverty Rate
21.1%
Labor force participation
27.2%
Bachelor's Degree+
3.2%
Safety & Crime
Total Crime Rate
1539.1
per 100,000 residents
Violent Crime
522.2
per 100,000 residents
Property Crime
1016.9
per 100,000 residents
Crime reporting caveat
Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.
Schools
Total Schools
8
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Corcoran's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
22,729 residents
2021
22,669 residents
2022
22,373 residents
2023
22,197 residents
2024
21,919 residents
2025
22,358 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📉 Construction Slowdown
Total Permits (2024)
7
housing units authorized
Single-Family
7
detached homes
Multifamily
0
apartments & condos
Supply Intensity
0.3
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
51
49
2
$11.3M
2020
4
2
2
$1.0M
2021
14
14
0
$3.3M
2022
21
19
2
$4.6M
2023
22
22
0
$5.9M
2024
7
7
0
$2.0M
Permit volume decreased 86% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
78.4%
Carpool
15.6%
Public Transit
0.3%
Walk
0.9%
Work from Home
3.7%
Other
1.1%
Based on 4,948 workers 16 and over.
Monthly Utility Costs
California statewide monthly utility average (EIA 2023): $275
EIA 2023 residential energy data puts average monthly utilities across California at $275 (electricity about $150 , water and sewer about $70 ).
These are California statewide averages, not a meter reading for Corcoran. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
California's BEA cost-of-living index is 110.7 (Well Above Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Corcoran is $2,053/mo. FEMA's National Risk Index, averaged to California statewide on PlainCities, rates natural-hazard exposure at 88.7 / 100 (Very High).
Cost/risk geography note
Cost of living is a California statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Corcoran sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Corcoran compares to similar-size California cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.