Population 21,598 · Census ACS 2020–24
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Population and households in ZIP 76104
Household size in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.66 | 2.83 | 2.87 | 2.68 |
| 2010–14 | 2.83 | 2.89 | 2.93 | 2.73 |
| 2015–19 | 2.93 | 2.94 | 2.95 | 2.71 |
| 2020–24 | 2.71 | 2.87 | 2.83 | 2.65 |
| Change | +0.06 | +0.03 | −0.05 | −0.03 |
Households in ZIP 76104 average 2.71 people, about the same as the country as a whole (2.65). The typical household here is smaller than in the Dallas area as a whole, where it has 2.87 people. Since 2006–10, household size has crept up from 2.66, even as the national average fell.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 32.9 | 34.6 | 34.7 | 37.7 |
| 2010–14 | 34.2 | 35.3 | 35.4 | 38.6 |
| 2015–19 | 32.6 | 36.2 | 36.1 | 39.6 |
| 2020–24 | 32.7 | 36.7 | 36.7 | 40.1 |
| Change | −0.2 | +2.2 | +2.0 | +2.3 |
ZIP 76104 is young: half of its residents are under 32.7, compared with a national median of 40.1. The population tilts toward young adults and children. ZIP 76104 is younger than the great majority of Texas ZIP codes.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 28.4% | 13.2% | 13.7% | 12.3% |
| 2010–14 | 22.3% | 13.4% | 13.7% | 12.3% |
| 2015–19 | 19.9% | 12.6% | 13.1% | 11.6% |
| 2020–24 | 17.0% | 11.6% | 12.9% | 11.6% |
| Change | −11.4 pts | −1.6 pts | −0.8 pts | −0.6 pts |
Single-parent households are common in ZIP 76104: 17.0% of all households, against 11.6% nationally. Since 2006–10, the single-parent share has fallen 11.4 points, a much bigger shift than nationally.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in ZIP 76104
Renters in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 56.7% | 37.1% | 35.2% | 33.3% |
| 2010–14 | 54.2% | 39.5% | 37.3% | 35.6% |
| 2015–19 | 57.5% | 40.5% | 38.0% | 36.0% |
| 2020–24 | 58.8% | 39.9% | 37.4% | 34.8% |
| Change | +2.0 pts | +2.8 pts | +2.3 pts | +1.5 pts |
Renters far outnumber owners in ZIP 76104: 58.8% of households rent their homes, against 34.8% nationally. Among homeowners, 59.6% have no mortgage at all, well above the national share of 39.8%. Rentals cluster in the northwest; owners are most common in the south. The renter share is up 2.0 points from 2006–10, as it has nationally.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 20.6% | 10.2% | 11.8% | 11.4% |
| 2010–14 | 19.4% | 8.8% | 10.9% | 11.4% |
| 2015–19 | 18.7% | 8.2% | 10.9% | 11.1% |
| 2020–24 | 15.6% | 7.2% | 9.4% | 9.6% |
| Change | −5.1 pts | −3.0 pts | −2.4 pts | −1.8 pts |
Vacancy is high in ZIP 76104: 15.6% of homes are empty, far above the national rate of 9.6%. In resort and lake areas that usually means seasonal and vacation homes; elsewhere it can point to weak demand. Vacancy is down 5.1 points from 2006–10, as it has nationally.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 1955 | 1984 | 1983 | 1974 |
| 2010–14 | 1959 | 1985 | 1985 | 1975 |
| 2015–19 | 1965 | 1987 | 1987 | 1977 |
| 2020–24 | 1980 | 1992 | 1992 | 1980 |
| Change | +25 | +8 | +8 | +6 |
The typical home in ZIP 76104 was built around 1980, the same vintage as the country's housing overall. Homes here are older than in the wider Dallas area, where the median home dates to 1992. The median year built has moved up from 1955 in 2006–10, a sign of steady new building. The newest homes are mostly in the northwest, the oldest in the south.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | $628 | $1,058 | $921 | $965 |
| 2010–14 | $673 | $1,135 | $1,005 | $1,040 |
| 2015–19 | $874 | $1,349 | $1,178 | $1,213 |
| 2020–24 | $1,295 | $1,865 | $1,560 | $1,571 |
| Change | +$667 | +$807 | +$639 | +$606 |
Rent in ZIP 76104 runs $1,295 a month at the median, utilities included, below the U.S. median of $1,571. Rents are up $667 a month from 2006–10, a 106% jump, faster than rents rose nationally. Rent takes 33.4% of the typical renter's income, well over the 30% mark often used to define affordable rent, so many renters here are stretched. Renters on a budget will find the lowest rents in the east; the highest are in the west.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in ZIP 76104
Bachelor's degrees in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 10.1% | 31.6% | 27.0% | 28.4% |
| 2010–14 | 11.5% | 32.4% | 27.9% | 29.6% |
| 2015–19 | 14.8% | 34.9% | 30.0% | 32.1% |
| 2020–24 | 18.2% | 39.5% | 34.0% | 35.6% |
| Change | +8.1 pts | +7.9 pts | +7.1 pts | +7.2 pts |
Fewer adults in ZIP 76104 have a four-year degree than in the country as a whole: 18.2%, against 35.6% nationally. The share with a degree has risen 8.1 points since 2006–10, as it has nationally. College graduates are most concentrated in the west and least in the southeast.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 59.8% | 83.5% | 80.7% | 84.9% |
| 2010–14 | 63.2% | 84.4% | 82.0% | 86.1% |
| 2015–19 | 67.8% | 85.4% | 83.6% | 87.7% |
| 2020–24 | 74.8% | 87.6% | 85.8% | 89.3% |
| Change | +15.0 pts | +4.0 pts | +5.1 pts | +4.3 pts |
About a quarter of adults in ZIP 76104 never finished high school, well above the national share: only 74.8% have a diploma or equivalent, against 89.3% nationally. The share with a diploma is up 15.0 points from 2006–10, a much bigger shift than nationally. ZIP 76104 has a lower share of high school graduates than at least four in five Texas ZIP codes.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in ZIP 76104
| Period | ZIP 76104 | Dallas area | Texas | U.S. |
|---|---|---|---|---|
| 2006–10 | 18.3% | 7.1% | 7.0% | 8.1% |
| 2010–14 | 19.7% | 7.6% | 7.7% | 9.4% |
| 2015–19 | 6.0% | 4.5% | 5.1% | 5.6% |
| 2020–24 | 5.5% | 4.6% | 5.3% | 5.4% |
| Change | −12.7 pts | −2.5 pts | −1.7 pts | −2.7 pts |
At 5.5%, unemployment in ZIP 76104 is close to the national rate of 5.4%. The rate is higher than in the Dallas area overall (4.6%). Unemployment is down 12.7 points from 2006–10, a much bigger shift than nationally.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
ZIP 76104 compared with nearby ZIP codes
| ZIP code | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| ZIP 76104 | 2.71 | 32.7 | 17.0% | 58.8% | 15.6% | 1980 | $1,295 | 18.2% | 74.8% | 5.5% |
| ZIP 76110 | 3.02 | 33.6 | 12.0% | 40.4% | 11.7% | 1955 | $1,397 | 30.0% | 68.6% | 2.8% |
| ZIP 76102 | 1.58 | 38.4 | 5.8% | 78.8% | 17.6% | 1994 | $1,752 | 47.1% | 87.9% | 4.1% |
| ZIP 76105 | 3.31 | 31.1 | 20.8% | 49.9% | 10.2% | 1961 | $1,247 | 5.6% | 62.0% | 7.6% |
| ZIP 76129 | 2.90 | 19.8 | 16.0% | 50.9% | 21.9% | 1938 | $1,797 | 70.8% | 95.8% | 15.3% |
| ZIP 76115 | 3.31 | 32.3 | 17.6% | 52.7% | 9.4% | 1968 | $1,218 | 12.9% | 55.7% | 4.4% |
| ZIP 76103 | 3.01 | 34.1 | 16.7% | 41.6% | 12.6% | 1955 | $1,267 | 16.7% | 65.9% | 7.2% |
| ZIP 76119 | 3.40 | 34.4 | 16.7% | 44.8% | 8.2% | 1978 | $1,371 | 8.9% | 61.8% | 7.1% |
| ZIP 76107 | 2.04 | 37.8 | 7.2% | 55.4% | 12.3% | 1973 | $1,543 | 56.9% | 92.0% | 4.1% |
| ZIP 76111 | 2.76 | 35.6 | 11.0% | 41.6% | 11.3% | 1961 | $1,359 | 17.5% | 68.6% | 4.6% |
| ZIP 76109 | 2.43 | 35.5 | 8.8% | 50.7% | 12.7% | 1976 | $1,808 | 68.4% | 96.9% | 4.1% |
All figures 2020–24.
Zip codes with similar populations: 01606, MA · 02891, RI · 02914, RI · 04011, ME · 07719, NJ · 34480, FL · 28570, NC · 71037, LA · 78739, TX · 78735, TX
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up ZIP 76104. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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