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CITY

Corcoran

California · 22,358 residents (2025 est.) · 7.458 sq mi
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#150Fastest shrinkingof 6,642-10.0%
The short version

Corcoran has notably lower household income than the US average, with a median household income of $59,905. The city has grown rapidly, with population up 56% since 2000. 4% of adults hold a bachelor's degree or higher, below the national rate of 36%. Median home value has roughly tripled since 2000, reaching $236,100. The poverty rate of 20.7% is well above the national figure. Households here earn about 40% less than the California median.

At a glance
Lower income
below the US median
US median: $82,259
Younger
median age 35.6
US median: 38.9
Less educated
4% hold a bachelor's degree
US average: 36%
Less affordable
home values up 74%, inflation adjusted
US median home: $376,019
Section 01

Population & growth

Total population
22,491
+56%since 2000
from 14,458 in 2000
1990 – 2025
Population density
3,016 / sq mi
+56%since 2000
from 1,939 / sq mi in 2000
US average: 281
Median age
35.6
+16%since 2000
from 30.7 in 2000
US average: 38.9

PEP 2025 EST:22,358 residents (Census Bureau Vintage 2025, released March 2026)

Population, 1990 – 2024
12K16K19K23K26K1990201020202024Corcoran
202422K
1990201020202024
Section 02

Income & economy

Median household income
$59,905
+7%inflation adjusted, since 2000
from $30,783 in 2000
US average: $82,259
1990 – 2024
Per capita income
$14,712
+9%since 2000
from $13,458 in 2000
US average: $44,673
Households earning $100K+
37.5%
+24.0 ptssince 2009
from 13.6% in 2009
US average: 53.3%
Poverty rate
20.7%
−6.3 ptssince 2000
from 26.9% in 2000
US average: 12.5%
Income inequality (Gini)
0.442
−2%since 2010
from 0.449 in 2010
US average: 0.476
Workforce by industry, 2024
Agriculture, forestry, fishing26.1%
US avg: 1.6%
Construction26.1%
US avg: 1.2%
Retail trade9.7%
US avg: 9.9%
Information8.6%
US avg: 10.8%
Finance & insurance4.7%
US avg: 5.9%
Professional, scientific, technical4.4%
US avg: 5.1%
Wholesale trade3.9%
US avg: 6.9%
Other services2.4%
US avg: 6.7%
Public administration1.2%
US avg: 4.8%
Transportation & warehousing0.6%
US avg: 2.2%
Arts, entertainment, food0.5%
US avg: 1.9%
Education & health services0.3%
US avg: 0.9%
Manufacturing0%
US avg: 0.4%
BARS: THIS PLACE · TICKS: US AVERAGE
Section 03

Housing

Median home value
$236,100
+74%inflation adjusted, since 2000
from $74,500 in 2000
US average: $376,019
1990 – 2024
Median gross rent
$1,160
+30%inflation adjusted, since 2000
from $491 in 2000
US average: $1,442
Owner-occupied
52.8%
−4.4 ptssince 2000
from 57.2% in 2000
47.2% rent
Vacancy rate
6.9%
+0.5 ptssince 2009
from 6.4% in 2009
US average: 10.0%
Owner cost-burdened
33.4%
−1.4 ptssince 2009
from 34.7% in 2009
US average: 22.9%
Renter cost-burdened
46.8%
−16.9 ptssince 2009
from 63.6% in 2009
US average: 47.4%
Afford Score
3.9
+63%since 2000
from 2.4 in 2000
1990 – 2024
Gentrification Score
43
RELATED:See current rent listings in Corcoran on RentDataNow
Section 04

Race & ethnicity

2000
White, non-Hispanic24.1%(3,479)
Black14%(2,029)
Hispanic / Latino59.6%(8,618)
Asian0.7%(102)
Other0%
Diversity Score69.1%(9,993)
2024
White, non-Hispanic13.5%(3,047)
Black10.2%(2,283)
Hispanic / Latino71.6%(16,103)
Asian1.2%(278)
Other3.5%(780)
Diversity Score57.2%(12,858)
Diversity Score
57
−17%since 2000
from 69 in 2000
1990 – 2024
Section 05

Education

Bachelor's degree or higher
3.7%
−1.9 ptssince 2000
from 5.6% in 2000
US average: 35.6%
High school or higher
63.5%
+1.1 ptssince 2000
from 62.4% in 2000
US average: 89.6%
Graduate degree
1.3%
+0.1 ptssince 2000
from 1.2% in 2000
US average: 14.0%
Section 06

Commute & transportation

Average commute
22.3 min
+65%since 2000
from 13.5 min in 2000
US average: 26.5
Drive alone to work
80.3%
+3.2 ptssince 2009
from 77.1% in 2009
US average: 68.9%
Carpooled to work
14.3%
+2.6 ptssince 2009
from 11.6% in 2009
US average: 8.5%
Public transit
0.1%
−2.0 ptssince 2009
from 2.2% in 2009
US average: 3.2%
Worked from home
4.2%
−1.1 ptssince 2009
from 5.3% in 2009
US average: 15.0%
Walked to work
0.4%
−2.3 ptssince 2009
from 2.7% in 2009
US average: 2.4%
Biked to work
0.0%
Unchangedsince 2009
from 0.0% in 2009
US average: 0.4%
No vehicle available
7.2%
−3.9 ptssince 2009
from 11.1% in 2009
US average: 8.3%
Section 07

Work & employment

Unemployment rate
11.1%
−6.6 ptssince 2011
from 17.7% in 2011
US average: 5.2%
Labor force participation
30.6%
+6.5 ptssince 2011
from 24.1% in 2011
US average: 63.5%
Self-employed
21.4%
+0.9 ptssince 2009
from 20.5% in 2009
US average: 13.1%
Management & professional
17.4%
−28.4 ptssince 2009
from 45.8% in 2009
US average: 42.5%
Section 08

People & community

Male
66.5%
−10.3 ptssince 2009
from 76.8% in 2009
Female
33.5%
+10.3 ptssince 2009
from 23.2% in 2009
Foreign born
22.5%
+3.1 ptssince 2009
from 19.4% in 2009
US average: 14.1%
Veterans
3.6%
−78.0 ptssince 2009
from 81.6% in 2009
US average: 6.2%
With a disability
13.1%
+0.8 ptssince 2012
from 12.3% in 2012
US average: 13.3%
Uninsured
8.2%
−72.1 ptssince 2013
from 80.3% in 2013
US average: 8.4%
Broadband at home
78.6%
+23.6 ptssince 2017
from 55.0% in 2017
US average: 91.0%
English only at home
51.2%
+1.8 ptssince 2016
from 49.4% in 2016
US average: 77.7%
Spanish at home
46.6%
−2.0 ptssince 2016
from 48.5% in 2016
US average: 13.6%
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Frequently asked

How many people live in Corcoran, California?

Corcoran, California has about 22,491 residents according to the 2024 American Community Survey.

What is the median household income in Corcoran, California?

The typical household in Corcoran, California earns about $59,905 a year. Half of households make more than that, and half make less.

Is Corcoran, California expensive?

In Corcoran, California, the median home is worth about $236,100, and the typical rent is about $1,160 a month.

How educated are people in Corcoran, California?

About 3.7% of adults age 25 and over in Corcoran, California hold a bachelor's degree or higher.

What is the poverty rate in Corcoran, California?

About 20.7% of people in Corcoran, California live below the federal poverty line.

Has Corcoran, California grown since 1990?

Yes, Corcoran, California has grown since 1990. The population has added about 9,221 residents, a change of about 69 percent over that period.

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DATA: US CENSUS BUREAU ACS 5-YEAR + DECENNIAL CENSUS · UPDATED 2024

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