California · GEOID 06077

San Joaquin County

2024 ACS 5-year estimates · population 797,334 · 260,151 housing units

Median household income

$92,179

State $102,676

Median home value

$530,700

State $795,381

Median gross rent

$1,734

State $2,063

Homeownership rate

62.0%

State 55.9%

Renter cost-burden rate

53.9%

≥30% of income

Owner cost-burden rate

29.8%

≥30% of income

Homeowner vacancy

0.9%

Of owner-occupied + for-sale units

Rental vacancy

3.4%

Of renter-occupied + for-rent units

Overall vacancy

5.7%

All housing units

Price-to-income ratio

5.76

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	San Joaquin County	California
Population	797,334	39,287,377
Population density (per sq. mi.)	572.70	—
Median household income	$92,179	$102,676
HUD Area Median Income (4-person, 100%)	$108,100	—
Households	245,250	—
Average household size	3.19 people	—
Owner-occupied	62.0%	55.9%
Renter-occupied	38.0%	44.1%
Race	31.9% White · 6.9% 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

San Joaquin County compared with California.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

22.7% 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	11.7%	$47,243	$1,181	$144,835
1 earner	33.6%	$68,880	$1,722	$225,375
2 earners	37.4%	$125,552	$3,139	$436,328
3+ earners	17.3%	$159,447	$3,986	$562,496

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

245,250

Average size: 3.19 people

Households with children

88,699

36.2% of households

Per-capita income

$37,266

Poverty rate: 10.9%

Section 2

Residential Market Analysis

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

Tenure

62.0% owner-occupied vs. state average 55.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 80.0% · Missing middle (2–19 units) 10.4%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

43.4% built before 1980 · Median structure age 1,984.00 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: $530,700.

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: $1,734.

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 14,901 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 8.9% · For rent 22.2% · Seasonal 9.4% · Other 44.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

45.9% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 54.1% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.5%

1,395 units of 260,151 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

2.5%

6,585 units of 260,151 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$73,743

100% MHI$92,179

120% MHI$110,615

County-wide median from ACS 5-year estimates. A household at 100% MHI in San Joaquin 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	$60,550	$69,200	$86,500
100% AMI	$75,670	$86,480	$108,100
120% AMI	$90,800	$103,800	$129,700

HUD FMR Area: Stockton-Lodi, CA MSA. 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

53.9% of renter households spend ≥30% of income on rent (25.7% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

29.8% 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 San Joaquin County.

Covered employment

287,825

Across 21 sectors

Establishments

22,109

QCEW 2024

Avg annual pay (workforce)

$63,300

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 48-49 Transportation and warehousing NAICS 48-49	46,319	$67,234	$219,248	−$311,452	$1,681
NAICS 62 Health care and social assistance NAICS 62	41,653	$64,188	$207,910	−$322,790	$1,605
NAICS 61 Educational services NAICS 61	27,201	$69,797	$228,789	−$301,911	$1,745
NAICS 44-45 Retail trade NAICS 44-45	27,038	$42,542	$127,336	−$403,364	$1,064
NAICS 31-33 Manufacturing NAICS 31-33	23,339	$74,340	$245,699	−$285,001	$1,859
NAICS 72 Accommodation and food services NAICS 72	21,544	$28,546	$75,238	−$455,462	$714
NAICS 23 Construction NAICS 23	15,000	$82,371	$275,593	−$255,107	$2,059
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	14,978	$47,708	$146,566	−$384,134	$1,193
NAICS 92 Public administration NAICS 92	14,904	$90,770	$306,857	−$223,843	$2,269
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	14,196	$46,146	$140,752	−$389,948	$1,154
NAICS 42 Wholesale trade NAICS 42	12,385	$77,342	$256,874	−$273,826	$1,934
NAICS 81 Other services (except public administration) NAICS 81	7,567	$47,773	$146,808	−$383,892	$1,194
NAICS 54 Professional, scientific, and technical services NAICS 54	5,359	$79,786	$265,971	−$264,729	$1,995
NAICS 52 Finance and insurance NAICS 52	3,958	$88,130	$297,030	−$233,670	$2,203
NAICS 53 Real estate and rental and leasing NAICS 53	3,656	$61,620	$198,351	−$332,349	$1,541
NAICS 71 Arts, entertainment, and recreation NAICS 71	3,114	$32,024	$88,185	−$442,515	$801
NAICS 22 Utilities NAICS 22	2,362	$137,279	$479,979	−$50,721	$3,432
NAICS 55 Management of companies and enterprises NAICS 55	2,257	$114,462	$395,047	−$135,653	$2,862
NAICS 51 Information NAICS 51	956	$69,824	$228,889	−$301,811	$1,746
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	30	$129,009	$449,196	−$81,504	$3,225
NAICS 99 Unclassified NAICS 99	9	$81,657	$272,936	−$257,764	$2,041

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 493 Warehousing and storage NAICS 493	29,230	$71,100	$233,639	−$297,061	$1,778
NAICS 611 Educational services NAICS 611	27,201	$69,797	$228,789	−$301,911	$1,745
NAICS 722 Food services and drinking places NAICS 722	19,659	$28,124	$73,668	−$457,032	$703
NAICS 621 Ambulatory health care services NAICS 621	14,574	$86,730	$291,819	−$238,881	$2,168
NAICS 561 Administrative and support services NAICS 561	13,955	$45,169	$137,115	−$393,585	$1,129
NAICS 624 Social assistance NAICS 624	12,860	$24,860	$61,518	−$469,182	$622
NAICS 238 Specialty trade contractors NAICS 238	10,314	$77,184	$256,286	−$274,414	$1,930
NAICS 484 Truck transportation NAICS 484	8,190	$65,399	$212,418	−$318,282	$1,635
NAICS 622 Hospitals NAICS 622	7,803	$99,512	$339,398	−$191,302	$2,488
NAICS 115 Support activities for agriculture and forestry NAICS 115	7,531	$43,306	$130,180	−$400,520	$1,083
NAICS 455 General merchandise retailers NAICS 455	6,939	$36,801	$105,966	−$424,734	$920
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	6,779	$75,608	$250,419	−$280,281	$1,890
NAICS 623 Nursing and residential care facilities NAICS 623	6,418	$48,835	$150,761	−$379,939	$1,221
NAICS 311 Food manufacturing NAICS 311	6,171	$70,325	$230,754	−$299,946	$1,758
NAICS 445 Food and beverage retailers NAICS 445	5,744	$38,711	$113,076	−$417,624	$968
NAICS 111 Crop production NAICS 111	5,441	$48,298	$148,762	−$381,938	$1,207
NAICS 541 Professional, scientific, and technical services NAICS 541	5,359	$79,786	$265,971	−$264,729	$1,995
NAICS 423 Merchant wholesalers, durable goods NAICS 423	5,352	$78,771	$262,193	−$268,507	$1,969
NAICS 922 Justice, public order, and safety activities NAICS 922	5,172	$95,678	$325,126	−$205,574	$2,392
NAICS 492 Couriers and messengers NAICS 492	4,970	$44,559	$134,844	−$395,856	$1,114
NAICS 921 Executive, legislative, and other general government support NAICS 921	3,769	$94,956	$322,439	−$208,261	$2,374
NAICS 441 Motor vehicle and parts dealers NAICS 441	3,594	$66,278	$215,690	−$315,010	$1,657
NAICS 811 Repair and maintenance NAICS 811	3,352	$57,447	$182,818	−$347,882	$1,436
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	2,944	$73,761	$243,544	−$287,156	$1,844
NAICS 332 Fabricated metal product manufacturing NAICS 332	2,840	$73,570	$242,833	−$287,867	$1,839
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	2,806	$29,884	$80,219	−$450,481	$747
NAICS 236 Construction of buildings NAICS 236	2,757	$84,873	$284,907	−$245,793	$2,122
NAICS 923 Administration of human resource programs NAICS 923	2,737	$79,236	$263,924	−$266,776	$1,981
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	2,589	$49,639	$153,754	−$376,946	$1,241
NAICS 221 Utilities NAICS 221	2,362	$137,279	$479,979	−$50,721	$3,432
NAICS 531 Real estate NAICS 531	2,267	$54,785	$172,909	−$357,791	$1,370
NAICS 551 Management of companies and enterprises NAICS 551	2,257	$114,462	$395,047	−$135,653	$2,862
NAICS 812 Personal and laundry services NAICS 812	2,181	$37,063	$106,942	−$423,758	$927
NAICS 524 Insurance carriers and related activities NAICS 524	2,169	$78,123	$259,781	−$270,919	$1,953
NAICS 488 Support activities for transportation NAICS 488	2,100	$74,519	$246,365	−$284,335	$1,863
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	1,988	$35,117	$99,698	−$431,002	$878
NAICS 237 Heavy and civil engineering construction NAICS 237	1,929	$106,528	$365,514	−$165,186	$2,663
NAICS 721 Accommodation NAICS 721	1,885	$32,943	$91,606	−$439,094	$824
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	1,847	$26,284	$66,818	−$463,882	$657
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	1,832	$44,389	$134,211	−$396,489	$1,110
NAICS 457 Gasoline stations and fuel dealers NAICS 457	1,697	$35,381	$100,681	−$430,019	$885
NAICS 336 Transportation equipment manufacturing NAICS 336	1,641	$83,091	$278,273	−$252,427	$2,077
NAICS 456 Health and personal care retailers NAICS 456	1,634	$45,184	$137,171	−$393,529	$1,130
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	1,545	$84,906	$285,029	−$245,671	$2,123
NAICS 926 Administration of economic programs NAICS 926	1,511	$97,100	$330,420	−$200,280	$2,428
NAICS 522 Credit intermediation and related activities NAICS 522	1,480	$87,578	$294,976	−$235,724	$2,189
NAICS 326 Plastics and rubber products manufacturing NAICS 326	1,333	$75,211	$248,941	−$281,759	$1,880
NAICS 928 National security and international affairs NAICS 928	1,190	$81,892	$273,810	−$256,890	$2,047
NAICS 321 Wood product manufacturing NAICS 321	1,143	$68,860	$225,301	−$305,399	$1,722
NAICS 562 Waste management and remediation services NAICS 562	1,023	$82,343	$275,489	−$255,211	$2,059
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	1,006	$53,262	$167,240	−$363,460	$1,332
NAICS 485 Transit and ground passenger transportation NAICS 485	1,001	$62,369	$201,139	−$329,561	$1,559
NAICS 491 Postal service NAICS 491	753	$74,885	$247,728	−$282,972	$1,872
NAICS 322 Paper manufacturing NAICS 322	749	$71,040	$233,415	−$297,285	$1,776
NAICS 333 Machinery manufacturing NAICS 333	727	$69,043	$225,982	−$304,718	$1,726
NAICS 325 Chemical manufacturing NAICS 325	658	$80,118	$267,207	−$263,493	$2,003
NAICS 337 Furniture and related product manufacturing NAICS 337	496	$59,627	$190,932	−$339,768	$1,491
NAICS 924 Administration of environmental quality programs NAICS 924	455	$72,838	$240,108	−$290,592	$1,821
NAICS 339 Miscellaneous manufacturing NAICS 339	454	$54,685	$172,537	−$358,163	$1,367
NAICS 517 Telecommunications NAICS 517	381	$90,436	$305,614	−$225,086	$2,261
NAICS 425 Wholesale trade agents and brokers NAICS 425	255	$93,143	$315,690	−$215,010	$2,329
NAICS 516 Broadcasting and content providers NAICS 516	254	$84,853	$284,832	−$245,868	$2,121
NAICS 512 Motion picture and sound recording industries NAICS 512	231	$20,324	$44,633	−$486,067	$508
NAICS 331 Primary metal manufacturing NAICS 331	226	$83,406	$279,446	−$251,254	$2,085
NAICS 323 Printing and related support activities NAICS 323	205	$46,591	$142,408	−$388,292	$1,165
NAICS 814 Private households NAICS 814	202	$33,548	$93,858	−$436,842	$839
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	201	$56,945	$180,949	−$349,751	$1,424
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	107	$41,329	$122,821	−$407,879	$1,033
NAICS 314 Textile product mills NAICS 314	82	$46,777	$143,100	−$387,600	$1,169
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	68	$81,116	$270,922	−$259,778	$2,028
NAICS 513 Publishing industries NAICS 513	63	$65,263	$211,912	−$318,788	$1,632
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	15	$50,702	$157,711	−$372,989	$1,268
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	13	$90,526	$305,949	−$224,751	$2,263
NAICS 999 Unclassified NAICS 999	9	$81,657	$272,936	−$257,764	$2,041
NAICS 483 Water transportation NAICS 483	5	$40,266	$118,864	−$411,836	$1,007
NAICS 212 Mining (except oil and gas) NAICS 212	5	$161,885	$571,571	+$40,871	$4,047
NAICS 927 Space research and technology NAICS 927	2	$203,663	$727,083	+$196,383	$5,092

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	5,900	(30)	(1%)	$18.71	$38,910	$113,817	$973
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	7,560	1,880	33%	$19.60	$40,770	$120,740	$1,019
Retail Salespersons SOC 41-2031	5,680	(1,200)	(17%)	$19.97	$41,530	$123,569	$1,038
Childcare Workers SOC 39-9011	810	(350)	(30%)	$20.02	$41,640	$123,979	$1,041
Waiters and Waitresses SOC 35-3031	2,330	(470)	(17%)	$20.17	$41,950	$125,133	$1,049
Janitors and Cleaners SOC 37-2011	3,830	820	27%	$20.98	$43,630	$131,386	$1,091
Tellers SOC 43-3071	420	(270)	(39%)	$22.15	$46,080	$140,506	$1,152
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	2,560	590	30%	$23.00	$47,850	$147,094	$1,196
Office Clerks, General SOC 43-9061	4,900	650	15%	$23.98	$49,870	$154,614	$1,247
Maintenance and Repair Workers, General SOC 49-9071	2,740	340	14%	$29.72	$61,810	$199,058	$1,545
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	10,110	3,840	61%	$29.72	$61,820	$199,096	$1,546
Construction Laborers SOC 47-2061	1,470	310	27%	$29.74	$61,870	$199,282	$1,547
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	690	410	146%	$34.65	$72,060	$237,212	$1,802
Carpenters SOC 47-2031	1,260	250	25%	$35.26	$73,330	$241,940	$1,833
Electricians SOC 47-2111	1,180	510	76%	$39.83	$82,840	$277,339	$2,071
Firefighters SOC 33-2011	320	(150)	(32%)	$43.13	$89,710	$302,912	$2,243
Elementary School Teachers, Except Special Education SOC 25-2021	3,380	740	28%	—	$90,390	$305,443	$2,260
Police and Sheriff's Patrol Officers SOC 33-3051	930	0	0%	$49.32	$102,580	$350,818	$2,565
Registered Nurses SOC 29-1141	5,460	1,680	44%	$69.91	$145,400	$510,209	$3,635

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: 06077 · pulled from Full Housing Data Table.xlsx.