Population 12,329 · Census ACS 2020–24
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Population and households in Piedmont
Household size in Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.83 | 2.74 | 3.04 | 2.68 |
| 2010–14 | 2.81 | 2.79 | 3.10 | 2.73 |
| 2015–19 | 2.85 | 2.83 | 3.09 | 2.71 |
| 2020–24 | 2.75 | 2.75 | 3.01 | 2.65 |
| Change | −0.08 | +0.01 | −0.03 | −0.03 |
The typical household in Piedmont holds 2.75 people, slightly more than the U.S. average of 2.65. The picture is much the same across the San Francisco area. Household size has edged down from 2.83 in 2006–10, in line with the national trend.
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 Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 45.2 | 38.6 | 35.8 | 37.7 |
| 2010–14 | 46.2 | 39.4 | 36.8 | 38.6 |
| 2015–19 | 47.1 | 40.1 | 37.9 | 39.6 |
| 2020–24 | 45.5 | 41.3 | 39.0 | 40.1 |
| Change | +0.2 | +2.7 | +3.1 | +2.3 |
With a median age of 45.5, Piedmont is noticeably older than the country as a whole (40.1), an age mix that tilts toward empty nesters and retirees. Residents skew youngest in the north and oldest in the south.
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 Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 9.1% | 10.3% | 13.5% | 12.3% |
| 2010–14 | 4.8% | 9.9% | 13.5% | 12.3% |
| 2015–19 | 4.3% | 9.1% | 12.3% | 11.6% |
| 2020–24 | 6.8% | 8.8% | 12.3% | 11.6% |
| Change | −2.3 pts | −1.5 pts | −1.2 pts | −0.6 pts |
Single parents head only 6.8% of households in Piedmont, well below the national share of 11.6%. Since 2006–10, the single-parent share has fallen 2.3 points, a much bigger shift than nationally. Piedmont has a lower share of single-parent households than the great majority of California cities.
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 Piedmont
Renters in Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 18.3% | 43.7% | 42.6% | 33.3% |
| 2010–14 | 17.6% | 46.2% | 45.2% | 35.6% |
| 2015–19 | 17.5% | 45.3% | 45.2% | 36.0% |
| 2020–24 | 14.0% | 44.5% | 44.1% | 34.8% |
| Change | −4.3 pts | +0.8 pts | +1.5 pts | +1.5 pts |
Piedmont is overwhelmingly a place of homeowners: only 14.0% of households rent, far below the national share of 34.8%. Owner-heavy areas like this tend to see less turnover. About a third of owners (33.9%) have paid off their mortgages, below the national share of 39.8%. The renter share is down 4.3 points from 2006–10, even as the national share rose.
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 Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 8.3% | 8.6% | 8.7% | 11.4% |
| 2010–14 | 6.3% | 7.1% | 8.1% | 11.4% |
| 2015–19 | 3.3% | 6.5% | 7.5% | 11.1% |
| 2020–24 | 6.6% | 7.5% | 7.3% | 9.6% |
| Change | −1.7 pts | −1.1 pts | −1.4 pts | −1.8 pts |
Fewer homes sit empty in Piedmont than nationally: 6.6%, against 9.6% for the U.S. The San Francisco area as a whole looks much the same. Vacancy is down 1.7 points from 2006–10, in line with the national trend.
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 Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 1944 | 1964 | 1972 | 1974 |
| 2010–14 | 1940 | 1965 | 1973 | 1975 |
| 2015–19 | 1942 | 1966 | 1974 | 1977 |
| 2020–24 | 1942 | 1968 | 1976 | 1980 |
| Change | −2 | +4 | +4 | +6 |
The housing in Piedmont is old by national standards: the median home dates to 1942, against 1980 for the U.S., so buyers will find more older houses, some of them due for updates. Newer construction is concentrated in the east, while the southwest has the oldest housing. No other California city with 5,000+ people has older homes.
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 Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,888 | $1,452 | $1,298 | $965 |
| 2010–14 | $1,871 | $1,551 | $1,379 | $1,040 |
| 2015–19 | $3,073 | $2,139 | $1,721 | $1,213 |
| 2020–24 | $2,644 | $2,666 | $2,229 | $1,571 |
| Change | +$756 | +$1,214 | +$931 | +$606 |
Rent in Piedmont runs $2,644 a month at the median, utilities included, well above the U.S. median of $1,571. Rent has climbed $756 a month since 2006–10, up 40%, a slower climb than the nation's. The typical renter here spends 21.1% of household income on rent, comfortably under the 30% mark often used to define affordable rent, and a smaller share than renters pay nationally. Rents run highest in the northwest and lowest in the east.
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 Piedmont
Bachelor's degrees in Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 79.8% | 42.5% | 29.1% | 28.4% |
| 2010–14 | 83.4% | 44.1% | 30.1% | 29.6% |
| 2015–19 | 83.1% | 48.9% | 32.9% | 32.1% |
| 2020–24 | 87.9% | 52.2% | 36.3% | 35.6% |
| Change | +8.1 pts | +9.7 pts | +7.1 pts | +7.2 pts |
College graduates are unusually common in Piedmont: 87.9% of adults 25 and older have a bachelor's degree or higher, against 35.6% nationally. Education tends to track local incomes and the kinds of jobs nearby. The share with a degree is up 8.1 points from 2006–10, as it has nationally. Only one other California city with 5,000+ people has a higher share of college graduates.
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 Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 98.0% | 86.8% | 79.9% | 84.9% |
| 2010–14 | 98.0% | 87.5% | 80.7% | 86.1% |
| 2015–19 | 99.3% | 88.8% | 82.6% | 87.7% |
| 2020–24 | 98.8% | 89.1% | 84.2% | 89.3% |
| Change | +0.8 pts | +2.3 pts | +4.3 pts | +4.3 pts |
Finishing high school is nearly universal in Piedmont: 98.8% of adults 25 and older have a diploma or equivalent, well above the national rate of 89.3%. The share with a diploma has edged up 0.8 points since 2006–10, a smaller shift than nationally. Of the 689 California cities with 5,000+ people, only 12 have a higher share of high school graduates.
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 Piedmont
| Period | Piedmont | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 4.7% | 7.8% | 9.2% | 8.1% |
| 2010–14 | 4.2% | 8.9% | 11.3% | 9.4% |
| 2015–19 | 4.4% | 4.6% | 6.3% | 5.6% |
| 2020–24 | 2.0% | 5.8% | 6.6% | 5.4% |
| Change | −2.7 pts | −2.0 pts | −2.6 pts | −2.7 pts |
The job market in Piedmont has been strong: just 2.0% of the labor force was out of work and looking, well below the national rate of 5.4%. Only two of the 689 California cities with 5,000+ people have lower unemployment. Unemployment is down 2.7 points from 2006–10, as it has 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).
Piedmont 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| Piedmont | 2.75 | 45.5 | 6.8% | 14.0% | 6.6% | 1942 | $2,644 | 87.9% | 98.8% | 2.0% |
| Oakland | 2.62 | 38.7 | 12.8% | 57.9% | 8.1% | 1958 | $2,124 | 45.9% | 82.9% | 6.5% |
| Emeryville | 2.20 | 36.0 | 11.2% | 68.9% | 11.1% | 1965 | $2,440 | 61.7% | 94.6% | 7.1% |
| Canyon | 2.39 | 44.2 | 4.8% | 7.0% | 4.1% | 1970 | $3,267 | 83.1% | 98.9% | 3.9% |
| Berkeley | 2.33 | 37.5 | 5.4% | 53.4% | 13.2% | 1953 | $2,378 | 74.8% | 96.1% | 5.9% |
| Alameda | 2.59 | 41.7 | 9.4% | 49.3% | 8.4% | 1963 | $2,681 | 61.2% | 93.8% | 5.4% |
| Orinda Village | 2.66 | 50.3 | 8.5% | 6.5% | 7.1% | 1989 | $3,347 | 76.0% | 97.7% | 4.0% |
| Orinda | 2.74 | 48.0 | 4.7% | 10.1% | 3.5% | 1965 | $2,489 | 84.9% | 98.2% | 3.6% |
| Albany | 2.44 | 39.7 | 6.3% | 46.0% | 6.7% | 1959 | $2,608 | 78.1% | 97.7% | 3.3% |
| Moraga | 2.77 | 41.2 | 4.8% | 15.9% | 5.0% | 1972 | $3,154 | 80.6% | 98.6% | 6.5% |
| El Cerrito | 2.40 | 42.7 | 7.7% | 40.5% | 3.9% | 1959 | $2,910 | 67.4% | 96.2% | 6.0% |
All figures 2020–24.
Cities with similar populations: Hazel Crest, IL · Silver Firs, WA · Show Low, AZ · Joppatowne, MD · Hyde Park, NY · Hillsdale, MI · Highland Springs, VA · Highland, IL · Highland City, FL · Herrin, IL
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 Piedmont. 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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