Population 734 · Census ACS 2020–24
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Population and households in Inverness
Household size in Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 1.92 | 2.74 | 3.04 | 2.68 |
| 2010–14 | 1.90 | 2.79 | 3.10 | 2.73 |
| 2015–19 | 1.72 | 2.83 | 3.09 | 2.71 |
| 2020–24 | 1.58 | 2.75 | 3.01 | 2.65 |
| Change | −0.34 | +0.01 | −0.03 | −0.03 |
Households in Inverness are small: just 1.58 people on average, compared with 2.65 nationally. That is typical of places where many people live alone or as couples, and fewer have children at home. Since 2006–10, household size has dropped from 1.92, but in a place this small, much of that may be survey noise rather than real change.
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 Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 60.5 | 38.6 | 35.8 | 37.7 |
| 2010–14 | 54.2 | 39.4 | 36.8 | 38.6 |
| 2015–19 | 63.6 | 40.1 | 37.9 | 39.6 |
| 2020–24 | 65.9 | 41.3 | 39.0 | 40.1 |
| Change | +5.4 | +2.7 | +3.1 | +2.3 |
With a median age of 65.9, Inverness is noticeably older than the country as a whole (40.1), an age mix that tilts toward empty nesters and retirees.
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 Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 3.0% | 10.3% | 13.5% | 12.3% |
| 2010–14 | 9.5% | 9.9% | 13.5% | 12.3% |
| 2015–19 | 1.9% | 9.1% | 12.3% | 11.6% |
| 2020–24 | 2.9% | 8.8% | 12.3% | 11.6% |
| Change | −0.2 pts | −1.5 pts | −1.2 pts | −0.6 pts |
Single-parent households are relatively rare in Inverness: 2.9% of households, against 11.6% 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 Inverness
Renters in Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 30.1% | 43.7% | 42.6% | 33.3% |
| 2010–14 | 58.4% | 46.2% | 45.2% | 35.6% |
| 2015–19 | 22.3% | 45.3% | 45.2% | 36.0% |
| 2020–24 | 18.9% | 44.5% | 44.1% | 34.8% |
| Change | −11.2 pts | +0.8 pts | +1.5 pts | +1.5 pts |
Inverness is largely a place of homeowners: only 18.9% of households rent, far below the national share of 34.8%. Owner-heavy areas like this tend to see less turnover. Among homeowners, 68.1% have no mortgage at all, well above the national share of 39.8%.
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 Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 45.7% | 8.6% | 8.7% | 11.4% |
| 2010–14 | 40.0% | 7.1% | 8.1% | 11.4% |
| 2015–19 | 46.2% | 6.5% | 7.5% | 11.1% |
| 2020–24 | 30.8% | 7.5% | 7.3% | 9.6% |
| Change | −14.9 pts | −1.1 pts | −1.4 pts | −1.8 pts |
Vacant homes make up 30.8% of the housing in Inverness, 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.
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 Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 1960 | 1964 | 1972 | 1974 |
| 2010–14 | 1963 | 1965 | 1973 | 1975 |
| 2015–19 | 1943 | 1966 | 1974 | 1977 |
| 2020–24 | 1960 | 1968 | 1976 | 1980 |
| Change | −1 | +4 | +4 | +6 |
The housing in Inverness is old by national standards: the median home dates to 1960, against 1980 for the U.S., so buyers will find more older houses, some of them due for updates.
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 Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,623 | $1,452 | $1,298 | $965 |
| 2010–14 | $1,500 | $1,551 | $1,379 | $1,040 |
| 2015–19 | $1,648 | $2,139 | $1,721 | $1,213 |
| 2020–24 | $1,811 | $2,666 | $2,229 | $1,571 |
| Change | +$188 | +$1,214 | +$931 | +$606 |
The median renter in Inverness pays $1,811 a month for rent and utilities, above the national median of $1,571. Locally, though, rents here are lower than in the wider San Francisco area ($2,666). Rent takes 50.5% of the typical renter's income, well over the 30% mark often used to define affordable rent, so many renters here are stretched.
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 Inverness
Bachelor's degrees in Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 60.2% | 42.5% | 29.1% | 28.4% |
| 2010–14 | 51.4% | 44.1% | 30.1% | 29.6% |
| 2015–19 | 68.7% | 48.9% | 32.9% | 32.1% |
| 2020–24 | 66.3% | 52.2% | 36.3% | 35.6% |
| Change | +6.2 pts | +9.7 pts | +7.1 pts | +7.2 pts |
Inverness is highly educated: about two-thirds of adults 25 and older (66.3%) hold at least a bachelor's degree, far above the national share of 35.6%.
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 Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 99.2% | 86.8% | 79.9% | 84.9% |
| 2010–14 | 95.5% | 87.5% | 80.7% | 86.1% |
| 2015–19 | 93.2% | 88.8% | 82.6% | 87.7% |
| 2020–24 | 99.9% | 89.1% | 84.2% | 89.3% |
| Change | +0.7 pts | +2.3 pts | +4.3 pts | +4.3 pts |
Finishing high school is nearly universal in Inverness: 99.9% of adults 25 and older have a diploma or equivalent, well above the national rate of 89.3%.
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 Inverness
| Period | Inverness | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 0.0% | 7.8% | 9.2% | 8.1% |
| 2010–14 | 3.7% | 8.9% | 11.3% | 9.4% |
| 2015–19 | 7.7% | 4.6% | 6.3% | 5.6% |
| 2020–24 | 1.0% | 5.8% | 6.6% | 5.4% |
| Change | +1.0 pts | −2.0 pts | −2.6 pts | −2.7 pts |
The job market in Inverness has been strong: just 1.0% of the labor force was out of work and looking, well below the national rate of 5.4%. Each figure pools five years of surveys (2020–24), so it describes that whole stretch rather than today's job market.
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).
Inverness compared with nearby cities
| City | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Inverness | 1.58 | 65.9 | 2.9% | 18.9% | 30.8% | 1960 | $1,811 | 66.3% | 99.9% | 1.0% |
| Marshall | 1.98 | 56.9 | 3.9% | 52.7% | 26.4% | 1944 | $1,614 | 44.9% | 97.0% | 4.6% |
| Point Reyes Station | 1.71 | 74.4 | 1.8% | 31.9% | 31.2% | 1977 | $1,867 | 67.9% | 94.1% | 12.6% |
| Olema | 1.88 | 55.4 | 1.3% | 78.1% | 34.7% | 1956 | $1,992 | 35.2% | 96.9% | 2.1% |
| Tocaloma | 2.16 | 52.6 | 1.8% | 56.2% | 25.2% | 1960 | $2,038 | 43.9% | 96.8% | 3.0% |
| Tomales | 2.50 | 46.9 | 2.7% | 35.6% | 45.2% | 1966 | $2,967 | 50.9% | 91.4% | 2.0% |
| Nicasio | 2.68 | 46.4 | 1.7% | 18.5% | 9.9% | 1975 | $2,300 | 58.1% | 96.7% | 3.7% |
| Lagunitas | 1.95 | 53.6 | 6.2% | 24.6% | 12.7% | 1959 | $2,380 | 61.0% | 96.6% | 2.4% |
| Lagunitas-Forest Knolls | 2.12 | 51.7 | 6.2% | 21.4% | 11.2% | 1962 | $2,365 | 68.8% | 97.0% | 1.8% |
| Forest Knolls | 2.09 | 52.2 | 5.3% | 22.7% | 11.9% | 1962 | $2,370 | 60.7% | 96.6% | 2.7% |
| Dillon Beach | 2.67 | 43.1 | 1.8% | 34.0% | 53.1% | 1976 | $3,501 | 51.5% | 89.4% | 0.7% |
All figures 2020–24.
Cities with similar populations: Tee Lake, IN · Bradford, ME · Branch, AR · Breda, IA · Broadford, ID · Bryant, SD · Burden, KS · Burkeville, TX · Burlington Junction, MO · Cason, 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 Inverness. 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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