California · GEOID 06001

Alameda County

2024 ACS 5-year estimates · population 1,649,473 · 637,212 housing units

Median household income

$129,367

State $102,676

Median home value

$1,090,100

State $795,381

Median gross rent

$2,357

State $2,063

Homeownership rate

54.4%

State 55.9%

Renter cost-burden rate

50.4%

≥30% of income

Owner cost-burden rate

28.4%

≥30% of income

Homeowner vacancy

0.8%

Of owner-occupied + for-sale units

Rental vacancy

5.7%

Of renter-occupied + for-rent units

Overall vacancy

6.1%

All housing units

Price-to-income ratio

8.43

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Alameda County	California
Population	1,649,473	39,287,377
Population density (per sq. mi.)	2,236.70	—
Median household income	$129,367	$102,676
HUD Area Median Income (4-person, 100%)	$162,800	—
Households	598,246	—
Average household size	2.70 people	—
Owner-occupied	54.4%	55.9%
Renter-occupied	45.6%	44.1%
Race	29.8% White · 9.6% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Alameda County compared with California.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

52.2% hold a bachelor's degree or higher (state: 37.1%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	10.4%	$62,373	$1,559	$201,154
1 earner	29.2%	$102,561	$2,564	$350,747
2 earners	46.3%	$215,359	$5,384	$770,620
3+ earners	14.1%	$201,419	$5,035	$718,730

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

598,246

Average size: 2.70 people

Households with children

170,855

28.6% of households

Per-capita income

$65,862

Poverty rate: 8.8%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

54.4% owner-occupied vs. state average 55.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 59.8% · Missing middle (2–19 units) 20.2%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

65.2% built before 1980 · Median structure age 1,969.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $1,090,100.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $2,357.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 38,966 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 6.5% · For rent 42.9% · Seasonal 8.6% · Other 32.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

59.2% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 40.8% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.5%

3,340 units of 637,212 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

2.0%

12,558 units of 637,212 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$103,494

100% MHI$129,367

120% MHI$155,240

County-wide median from ACS 5-year estimates. A household at 100% MHI in Alameda County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$95,050	$108,600	$135,750
100% AMI	$113,960	$130,240	$162,800
120% AMI	$136,750	$156,300	$195,350

HUD FMR Area: Oakland-Fremont, CA HUD Metro FMR Area. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

50.4% of renter households spend ≥30% of income on rent (26.2% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

28.4% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Alameda County.

Covered employment

790,359

Across 21 sectors

Establishments

73,287

QCEW 2024

Avg annual pay (workforce)

$98,026

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 62 Health care and social assistance NAICS 62	133,513	$79,536	$265,040	−$825,060	$1,988
NAICS 31-33 Manufacturing NAICS 31-33	90,559	$118,230	$409,073	−$681,027	$2,956
NAICS 54 Professional, scientific, and technical services NAICS 54	78,246	$155,505	$547,823	−$542,277	$3,888
NAICS 61 Educational services NAICS 61	64,953	$82,994	$277,912	−$812,188	$2,075
NAICS 44-45 Retail trade NAICS 44-45	62,490	$56,985	$181,098	−$909,002	$1,425
NAICS 72 Accommodation and food services NAICS 72	58,026	$35,762	$102,099	−$988,001	$894
NAICS 23 Construction NAICS 23	47,866	$105,617	$362,123	−$727,977	$2,640
NAICS 48-49 Transportation and warehousing NAICS 48-49	42,532	$87,423	$294,399	−$795,701	$2,186
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	39,915	$80,487	$268,580	−$821,520	$2,012
NAICS 42 Wholesale trade NAICS 42	31,943	$112,191	$386,593	−$703,507	$2,805
NAICS 92 Public administration NAICS 92	31,318	$126,249	$438,922	−$651,178	$3,156
NAICS 81 Other services (except public administration) NAICS 81	29,463	$62,440	$201,403	−$888,697	$1,561
NAICS 51 Information NAICS 51	17,783	$234,796	$842,971	−$247,129	$5,870
NAICS 55 Management of companies and enterprises NAICS 55	14,784	$181,592	$644,928	−$445,172	$4,540
NAICS 52 Finance and insurance NAICS 52	14,616	$145,448	$510,387	−$579,713	$3,636
NAICS 71 Arts, entertainment, and recreation NAICS 71	14,564	$46,904	$143,573	−$946,527	$1,173
NAICS 53 Real estate and rental and leasing NAICS 53	11,340	$83,850	$281,099	−$809,001	$2,096
NAICS 22 Utilities NAICS 22	5,555	$160,642	$566,945	−$523,155	$4,016
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	703	$75,338	$249,414	−$840,686	$1,883
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	165	$147,388	$517,609	−$572,491	$3,685
NAICS 99 Unclassified NAICS 99	25	$84,214	$282,454	−$807,646	$2,105

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 541 Professional, scientific, and technical services NAICS 541	78,246	$155,505	$547,823	−$542,277	$3,888
NAICS 611 Educational services NAICS 611	64,953	$82,994	$277,912	−$812,188	$2,075
NAICS 722 Food services and drinking places NAICS 722	53,058	$34,741	$98,298	−$991,802	$869
NAICS 621 Ambulatory health care services NAICS 621	51,087	$107,763	$370,111	−$719,989	$2,694
NAICS 624 Social assistance NAICS 624	47,223	$35,354	$100,580	−$989,520	$884
NAICS 561 Administrative and support services NAICS 561	35,596	$78,538	$261,326	−$828,774	$1,963
NAICS 238 Specialty trade contractors NAICS 238	32,362	$103,829	$355,467	−$734,633	$2,596
NAICS 622 Hospitals NAICS 622	21,193	$123,985	$430,495	−$659,605	$3,100
NAICS 334 Computer and electronic product manufacturing NAICS 334	18,436	$142,503	$499,425	−$590,675	$3,563
NAICS 423 Merchant wholesalers, durable goods NAICS 423	17,478	$115,128	$397,526	−$692,574	$2,878
NAICS 445 Food and beverage retailers NAICS 445	16,074	$46,300	$141,325	−$948,775	$1,158
NAICS 551 Management of companies and enterprises NAICS 551	14,784	$181,592	$644,928	−$445,172	$4,540
NAICS 623 Nursing and residential care facilities NAICS 623	14,010	$58,290	$185,956	−$904,144	$1,457
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	13,127	$108,937	$374,481	−$715,619	$2,723
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	13,043	$73,856	$243,898	−$846,202	$1,846
NAICS 455 General merchandise retailers NAICS 455	11,222	$41,129	$122,077	−$968,023	$1,028
NAICS 492 Couriers and messengers NAICS 492	9,738	$67,509	$220,272	−$869,828	$1,688
NAICS 236 Construction of buildings NAICS 236	9,647	$101,089	$345,268	−$744,832	$2,527
NAICS 922 Justice, public order, and safety activities NAICS 922	9,041	$157,078	$553,678	−$536,422	$3,927
NAICS 311 Food manufacturing NAICS 311	9,038	$67,972	$221,995	−$868,105	$1,699
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	8,916	$32,239	$88,985	−$1,001,115	$806
NAICS 441 Motor vehicle and parts dealers NAICS 441	8,761	$115,068	$397,303	−$692,797	$2,877
NAICS 333 Machinery manufacturing NAICS 333	8,550	$185,389	$659,061	−$431,039	$4,635
NAICS 531 Real estate NAICS 531	8,104	$83,573	$280,068	−$810,032	$2,089
NAICS 812 Personal and laundry services NAICS 812	7,954	$40,591	$120,074	−$970,026	$1,015
NAICS 524 Insurance carriers and related activities NAICS 524	7,808	$150,546	$529,364	−$560,736	$3,764
NAICS 485 Transit and ground passenger transportation NAICS 485	7,425	$103,973	$356,003	−$734,097	$2,599
NAICS 921 Executive, legislative, and other general government support NAICS 921	7,156	$110,880	$381,713	−$708,387	$2,772
NAICS 493 Warehousing and storage NAICS 493	6,993	$63,857	$206,678	−$883,422	$1,596
NAICS 811 Repair and maintenance NAICS 811	6,976	$69,678	$228,346	−$861,754	$1,742
NAICS 923 Administration of human resource programs NAICS 923	6,966	$118,409	$409,739	−$680,361	$2,960
NAICS 339 Miscellaneous manufacturing NAICS 339	6,580	$136,375	$476,615	−$613,485	$3,409
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	6,446	$315,655	$1,143,955	+$53,855	$7,891
NAICS 926 Administration of economic programs NAICS 926	6,310	$122,586	$425,287	−$664,813	$3,065
NAICS 484 Truck transportation NAICS 484	6,247	$67,293	$219,468	−$870,632	$1,682
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	6,020	$43,562	$131,133	−$958,967	$1,089
NAICS 237 Heavy and civil engineering construction NAICS 237	5,856	$122,974	$426,731	−$663,369	$3,074
NAICS 221 Utilities NAICS 221	5,555	$160,642	$566,945	−$523,155	$4,016
NAICS 332 Fabricated metal product manufacturing NAICS 332	5,368	$80,189	$267,471	−$822,629	$2,005
NAICS 488 Support activities for transportation NAICS 488	5,297	$105,255	$360,775	−$729,325	$2,631
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	5,260	$58,765	$187,724	−$902,376	$1,469
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	5,036	$34,913	$98,939	−$991,161	$873
NAICS 721 Accommodation NAICS 721	4,968	$46,662	$142,672	−$947,428	$1,167
NAICS 522 Credit intermediation and related activities NAICS 522	4,673	$120,138	$416,175	−$673,925	$3,003
NAICS 513 Publishing industries NAICS 513	4,653	$207,093	$739,851	−$350,249	$5,177
NAICS 562 Waste management and remediation services NAICS 562	4,318	$96,572	$328,454	−$761,646	$2,414
NAICS 456 Health and personal care retailers NAICS 456	4,086	$64,074	$207,486	−$882,614	$1,602
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	3,906	$66,107	$215,053	−$875,047	$1,653
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	3,732	$65,062	$211,163	−$878,937	$1,627
NAICS 325 Chemical manufacturing NAICS 325	3,543	$134,147	$468,321	−$621,779	$3,354
NAICS 481 Air transportation NAICS 481	3,257	$153,707	$541,130	−$548,970	$3,843
NAICS 532 Rental and leasing services NAICS 532	3,171	$83,279	$278,973	−$811,127	$2,082
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	3,024	$148,871	$523,129	−$566,971	$3,722
NAICS 491 Postal service NAICS 491	2,823	$78,889	$262,632	−$827,468	$1,972
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	2,735	$66,718	$217,328	−$872,772	$1,668
NAICS 457 Gasoline stations and fuel dealers NAICS 457	2,299	$41,454	$123,286	−$966,814	$1,036
NAICS 512 Motion picture and sound recording industries NAICS 512	2,128	$182,468	$648,188	−$441,912	$4,562
NAICS 516 Broadcasting and content providers NAICS 516	2,070	$272,316	$982,633	−$107,467	$6,808
NAICS 326 Plastics and rubber products manufacturing NAICS 326	1,978	$73,515	$242,628	−$847,472	$1,838
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	1,813	$198,725	$708,702	−$381,398	$4,968
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	1,743	$78,857	$262,513	−$827,587	$1,971
NAICS 517 Telecommunications NAICS 517	1,509	$105,958	$363,392	−$726,708	$2,649
NAICS 814 Private households NAICS 814	1,490	$45,263	$137,465	−$952,635	$1,132
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	1,485	$85,281	$286,425	−$803,675	$2,132
NAICS 924 Administration of environmental quality programs NAICS 924	1,374	$63,361	$204,832	−$885,268	$1,584
NAICS 425 Wholesale trade agents and brokers NAICS 425	1,338	$105,744	$362,596	−$727,504	$2,644
NAICS 323 Printing and related support activities NAICS 323	1,273	$72,077	$237,276	−$852,824	$1,802
NAICS 337 Furniture and related product manufacturing NAICS 337	1,123	$81,184	$271,175	−$818,925	$2,030
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	976	$66,779	$217,555	−$872,545	$1,669
NAICS 322 Paper manufacturing NAICS 322	752	$77,707	$258,232	−$831,868	$1,943
NAICS 331 Primary metal manufacturing NAICS 331	720	$91,988	$311,391	−$778,709	$2,300
NAICS 483 Water transportation NAICS 483	654	$210,723	$753,363	−$336,737	$5,268
NAICS 321 Wood product manufacturing NAICS 321	552	$65,966	$214,528	−$875,572	$1,649
NAICS 111 Crop production NAICS 111	345	$59,899	$191,945	−$898,155	$1,497
NAICS 315 Apparel manufacturing NAICS 315	259	$65,921	$214,361	−$875,739	$1,648
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	228	$129,201	$449,910	−$640,190	$3,230
NAICS 928 National security and international affairs NAICS 928	208	$93,617	$317,455	−$772,645	$2,340
NAICS 112 Animal production and aquaculture NAICS 112	198	$110,276	$379,465	−$710,635	$2,757
NAICS 314 Textile product mills NAICS 314	179	$58,252	$185,814	−$904,286	$1,456
NAICS 324 Petroleum and coal products manufacturing NAICS 324	144	$114,060	$393,551	−$696,549	$2,852
NAICS 115 Support activities for agriculture and forestry NAICS 115	143	$64,690	$209,779	−$880,321	$1,617
NAICS 212 Mining (except oil and gas) NAICS 212	141	$150,615	$529,621	−$560,479	$3,765
NAICS 487 Scenic and sightseeing transportation NAICS 487	99	$33,127	$92,290	−$997,810	$828
NAICS 533 Lessors of nonfinancial intangible assets (except copyrighted works) NAICS 533	65	$146,266	$513,432	−$576,668	$3,657
NAICS 927 Space research and technology NAICS 927	36	$165,000	$583,166	−$506,934	$4,125
NAICS 999 Unclassified NAICS 999	25	$84,214	$282,454	−$807,646	$2,105

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Cashiers SOC 41-2011	38,250	(10,490)	(22%)	$20.80	$43,260	$130,009	$1,082
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	49,970	2,310	5%	$21.45	$44,620	$135,071	$1,116
Childcare Workers SOC 39-9011	8,260	510	7%	$22.17	$46,100	$140,580	$1,153
Waiters and Waitresses SOC 35-3031	29,080	(10,010)	(26%)	$22.34	$46,460	$141,920	$1,162
Retail Salespersons SOC 41-2031	39,460	(16,720)	(30%)	$22.73	$47,290	$145,010	$1,182
Janitors and Cleaners SOC 37-2011	29,930	(7,170)	(19%)	$23.42	$48,720	$150,333	$1,218
Tellers SOC 43-3071	2,810	(2,760)	(50%)	$25.07	$52,150	$163,100	$1,304
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	11,790	(5,860)	(33%)	$27.26	$56,700	$180,037	$1,418
Office Clerks, General SOC 43-9061	37,590	(7,260)	(16%)	$27.38	$56,950	$180,968	$1,424
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	16,450	4,940	43%	$33.30	$69,260	$226,790	$1,732
Maintenance and Repair Workers, General SOC 49-9071	18,550	5,250	39%	$33.37	$69,420	$227,385	$1,736
Construction Laborers SOC 47-2061	11,620	(1,340)	(10%)	$35.40	$73,640	$243,094	$1,841
Carpenters SOC 47-2031	14,010	(160)	(1%)	$43.09	$89,630	$302,614	$2,241
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	5,660	(510)	(8%)	$44.41	$92,380	$312,850	$2,310
Paramedics SOC 29-2043 · prior-year code differs	780	(1,920)	(71%)	$44.64	$92,860	$314,637	$2,322
Elementary School Teachers, Except Special Education SOC 25-2021	17,860	130	1%	—	$98,510	$335,668	$2,463
Electricians SOC 47-2111	9,060	(190)	(2%)	$49.85	$103,690	$354,950	$2,592
Firefighters SOC 33-2011	3,450	(470)	(12%)	$53.17	$110,590	$380,634	$2,765
Police and Sheriff's Patrol Officers SOC 33-3051	7,990	(1,380)	(15%)	$62.59	$130,190	$453,592	$3,255
Registered Nurses SOC 29-1141	41,750	8,610	26%	$85.05	$176,900	$627,462	$4,423

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 06001 · pulled from Full Housing Data Table.xlsx.