Corcoran, CA
Population 22,626 · California
About Corcoran, CA
Corcoran is a mid-sized city located in California with a population of 22,626 residents according to the latest US Census Bureau American Community Survey data. The median household income is $55,909 per year, which is 26% below the national median of $75,149. The median age of 34.6 years is notably younger the US median age of 38.9 years, indicating a younger, often more dynamic population base.
Housing Market Overview
The housing market in Corcoran features a median home value of $220,500, which is 10% below the national median of $244,900. This positions Corcoran in a moderately priced market relative to the rest of the country. Median monthly rent is $1,012, 13% below the national average of $1,163/month. Of the 4,685 total housing units, 50% are owner-occupied (2,192 units) and 50% are renter-occupied (2,152 units). The balanced mix of owners and renters indicates a diverse housing market.
Economy & Employment
The local economy in Corcoran shows an unemployment rate of 11.4%, which is significantly above the national rate of 3.7%, suggesting economic challenges in the area. The poverty rate stands at 23.8%, above the national average of 12.4%. Workers in Corcoran have an average one-way commute time of 22.2 minutes.
Education & Demographics
3.2% of Corcoran residents aged 25 and older hold a bachelor's degree or higher, compared to the national average of 33.7%. The lower educational attainment rate may reflect the area's industry mix, with more employment in trades, manufacturing, or agricultural sectors. The community's demographic composition includes 67.6% White, 3.5% Hispanic or Latino, 1.8% Black or African American, and 4.9% Asian residents, with 23.5% of the population being foreign-born.
Cost of Living in Corcoran, CA
Compared to national averages, Corcoran has a median household income of $55,909 (26% below the national median of $75,149). Home values average $220,500, which is 10% below the national median. Monthly rent at $1,012 is 13% below the US average of $1,163. Within California, Corcoran's income is 43% below the state average of $97,829, and home values are 66% below the state median of $653,874.
Why Live in Corcoran, CA?
Corcoran offers affordable housing with a median home value of $220,500, below the US average of $244,900, and rent that’s lower than the national average at $1,012/month, and short commute times averaging just 22.2 minutes.
Potential considerations include median household income ($55,909) that falls below the national average. However, Corcoran’s smaller community size offers a quieter lifestyle and tight-knit neighborhoods.
Corcoran has a population of 22,626 with a median age of 34.6 years. Compare Corcoran with other cities to see how it stacks up, or explore all cities in California.
Similar Cities Near Corcoran
Cities in California with a similar population size.
| City | Population | Median Income | Home Value | |
|---|---|---|---|---|
| Millbrae | 22,589 | $157,567 | $1,929,700 | Compare |
| West Rancho Dominguez | 22,560 | $81,585 | $589,100 | Compare |
| Laguna Beach | 22,777 | $140,508 | $2,000,001 | Compare |
| Ashland | 22,784 | $81,604 | $695,300 | Compare |
| Ramona | 22,829 | $101,023 | $704,500 | Compare |
| Calabasas | 22,869 | $157,938 | $1,453,900 | Compare |
| Cudahy | 22,325 | $52,748 | $505,300 | Compare |
| Marina | 22,324 | $88,518 | $760,800 | Compare |
Demographics
Racial & Ethnic Composition
Economy & Education
Housing
Other Cities in California
Data source: US Census Bureau ACS 5-Year Estimates. Last updated: 2026-04-05.
Compare Corcoran With Other Cities
Frequently Asked Questions about Corcoran
What is the population of Corcoran, CA?
The population of Corcoran, CA is 22,626 according to the latest US Census Bureau American Community Survey estimates. This makes it a mid-sized city in California.
What is the median household income in Corcoran?
The median household income in Corcoran, CA is $55,909 per year, which is 26% below the national median of $75,149.
What is the median home value in Corcoran?
The median home value in Corcoran, CA is $220,500, which is 10% below the national median of $244,900. The majority of housing units are owner-occupied.
What is the average rent in Corcoran?
The median monthly rent in Corcoran, CA is $1,012, which is 13% below the national average of $1,163/month.
What is the unemployment rate in Corcoran?
The unemployment rate in Corcoran, CA is 11.4%, compared to the national average of 3.7%. Job seekers may want to research the dominant industries in the area.
Is Corcoran, CA a good place to live?
Corcoran offers a moderate cost of living, affordable housing, and growing employment opportunities. With a population of 22,626 and a median age of 34.6, the city appeals to young professionals and families.
How educated is Corcoran, CA?
3.2% of residents in Corcoran aged 25 and older hold a bachelor's degree or higher, compared to the national average of 33.7%. The educational profile reflects the area's industry mix and employment landscape.
What is the cost of living in Corcoran?
Key cost-of-living indicators for Corcoran, CA: median home value is $220,500 (10% below national), median rent is $1,012/month, and median household income is $55,909. The home-value-to-income ratio is 3.9x, a moderate figure by national standards.
What is the poverty rate in Corcoran?
The poverty rate in Corcoran, CA is 23.8%, compared to the national average of 12.4%. Residents and prospective movers should be aware of the economic challenges facing parts of this community.
How diverse is Corcoran, CA?
Corcoran's population is 67.6% White, 3.5% Hispanic or Latino, 1.8% Black or African American, 4.9% Asian, and 9.5% two or more races. 23.5% of residents are foreign-born.