Population 1,666 · Census ACS 2020–24
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Population and households in Pedro Valley
Household size in Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.64 | 2.74 | 3.04 | 2.68 |
| 2010–14 | 2.40 | 2.79 | 3.10 | 2.73 |
| 2015–19 | 2.44 | 2.83 | 3.09 | 2.71 |
| 2020–24 | 2.82 | 2.75 | 3.01 | 2.65 |
| Change | +0.18 | +0.01 | −0.03 | −0.03 |
Households in Pedro Valley average 2.82 people, above the national 2.65, so families with children are more common here. The picture is much the same across the San Francisco area. Household size has climbed from 2.64 in 2006–10, but in a place this small, survey estimates can swing a lot from one release to the next.
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 Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 42.5 | 38.6 | 35.8 | 37.7 |
| 2010–14 | 46.3 | 39.4 | 36.8 | 38.6 |
| 2015–19 | 47.9 | 40.1 | 37.9 | 39.6 |
| 2020–24 | 46.0 | 41.3 | 39.0 | 40.1 |
| Change | +3.5 | +2.7 | +3.1 | +2.3 |
With a median age of 46.0, Pedro Valley 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 Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 10.1% | 10.3% | 13.5% | 12.3% |
| 2010–14 | 9.7% | 9.9% | 13.5% | 12.3% |
| 2015–19 | 7.8% | 9.1% | 12.3% | 11.6% |
| 2020–24 | 5.0% | 8.8% | 12.3% | 11.6% |
| Change | −5.0 pts | −1.5 pts | −1.2 pts | −0.6 pts |
Single-parent households are relatively rare in Pedro Valley: 5.0% 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 Pedro Valley
Renters in Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 23.8% | 43.7% | 42.6% | 33.3% |
| 2010–14 | 21.7% | 46.2% | 45.2% | 35.6% |
| 2015–19 | 26.7% | 45.3% | 45.2% | 36.0% |
| 2020–24 | 24.5% | 44.5% | 44.1% | 34.8% |
| Change | +0.6 pts | +0.8 pts | +1.5 pts | +1.5 pts |
Pedro Valley is largely a place of homeowners: only 24.5% of households rent, far below the national share of 34.8%. Owner-heavy areas like this tend to see less turnover. About three in ten owners (29.2%) have paid off their mortgages, well below 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 Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 3.8% | 8.6% | 8.7% | 11.4% |
| 2010–14 | 3.4% | 7.1% | 8.1% | 11.4% |
| 2015–19 | 3.1% | 6.5% | 7.5% | 11.1% |
| 2020–24 | 17.2% | 7.5% | 7.3% | 9.6% |
| Change | +13.4 pts | −1.1 pts | −1.4 pts | −1.8 pts |
Vacancy is high in Pedro Valley: 17.2% 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.
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 Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 1966 | 1964 | 1972 | 1974 |
| 2010–14 | 1967 | 1965 | 1973 | 1975 |
| 2015–19 | 1967 | 1966 | 1974 | 1977 |
| 2020–24 | 1970 | 1968 | 1976 | 1980 |
| Change | +4 | +4 | +4 | +6 |
The housing in Pedro Valley is old by national standards: the median home dates to 1970, against 1980 for the U.S., so buyers will find more older houses, some of them due for updates. The San Francisco area as a whole looks much the same.
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 Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,255 | $1,452 | $1,298 | $965 |
| 2010–14 | $1,538 | $1,551 | $1,379 | $1,040 |
| 2015–19 | $2,320 | $2,139 | $1,721 | $1,213 |
| 2020–24 | $3,453 | $2,666 | $2,229 | $1,571 |
| Change | +$2,198 | +$1,214 | +$931 | +$606 |
Rent in Pedro Valley runs $3,453 a month at the median, utilities included, well above the U.S. median of $1,571. The typical renter here spends 45.0% of household income on rent, 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 Pedro Valley
Bachelor's degrees in Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 48.0% | 42.5% | 29.1% | 28.4% |
| 2010–14 | 42.4% | 44.1% | 30.1% | 29.6% |
| 2015–19 | 47.3% | 48.9% | 32.9% | 32.1% |
| 2020–24 | 43.1% | 52.2% | 36.3% | 35.6% |
| Change | −4.9 pts | +9.7 pts | +7.1 pts | +7.2 pts |
More than four in ten adults 25 and older in Pedro Valley (43.1%) have a bachelor's degree or higher, above the national share of 35.6%. Locally, though, the share is lower than in the wider San Francisco area (52.2%).
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 Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 98.1% | 86.8% | 79.9% | 84.9% |
| 2010–14 | 97.3% | 87.5% | 80.7% | 86.1% |
| 2015–19 | 93.8% | 88.8% | 82.6% | 87.7% |
| 2020–24 | 93.0% | 89.1% | 84.2% | 89.3% |
| Change | −5.1 pts | +2.3 pts | +4.3 pts | +4.3 pts |
Just over nine in ten adults in Pedro Valley have finished high school (93.0%), 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 Pedro Valley
| Period | Pedro Valley | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 5.8% | 7.8% | 9.2% | 8.1% |
| 2010–14 | 5.6% | 8.9% | 11.3% | 9.4% |
| 2015–19 | 3.3% | 4.6% | 6.3% | 5.6% |
| 2020–24 | 0.0% | 5.8% | 6.6% | 5.4% |
| Change | −5.8 pts | −2.0 pts | −2.6 pts | −2.7 pts |
The survey found almost no one in Pedro Valley out of work and looking, against 5.4% of the labor force nationally. 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).
Pedro Valley 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| Pedro Valley | 2.82 | 46.0 | 5.0% | 24.5% | 17.2% | 1970 | $3,453 | 43.1% | 93.0% | 0.0% |
| Millbrae Meadows | 2.54 | 55.7 | 2.4% | 4.4% | 8.5% | 1972 | $3,501 | 56.9% | 96.3% | 2.9% |
| Montara | 2.82 | 53.7 | 14.7% | 21.5% | 17.7% | 1975 | $3,038 | 63.9% | 94.3% | 9.9% |
| Pacifica | 2.74 | 45.2 | 8.1% | 32.9% | 5.8% | 1965 | $3,089 | 48.6% | 95.2% | 3.9% |
| San Bruno | 2.91 | 40.7 | 7.2% | 38.2% | 8.6% | 1963 | $2,856 | 44.4% | 90.7% | 5.2% |
| Moss Beach | 2.90 | 45.2 | 7.6% | 0.8% | 19.5% | 1970 | $3,061 | 48.7% | 75.6% | 0.1% |
| Millbrae | 2.82 | 44.1 | 7.0% | 38.8% | 7.2% | 1964 | $3,142 | 51.9% | 93.2% | 5.2% |
| El Granada | 2.46 | 47.9 | 16.8% | 16.2% | 3.7% | 1983 | $2,199 | 53.0% | 91.3% | 5.6% |
| South San Francisco | 2.98 | 43.4 | 8.6% | 41.2% | 8.5% | 1969 | $2,905 | 40.4% | 85.6% | 2.8% |
| Burlingame | 2.51 | 41.7 | 6.9% | 50.9% | 11.0% | 1956 | $2,806 | 65.1% | 94.7% | 5.6% |
| Hillsborough | 3.05 | 47.0 | 6.9% | 9.6% | 6.4% | 1965 | $3,419 | 82.0% | 98.7% | 6.3% |
All figures 2020–24.
Cities with similar populations: Carsonville, MI · Aydlett, NC · Bantam, CT · Porter, ME · Pattonville, TX · Paw Paw, IL · Pendleton Center, NY · Penn Run, PA · Perdido, AL · Pine Knoll Shores, NC
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 Pedro Valley. 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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