Population 39,125 · Census ACS 2020–24
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Population and households in River Oaks-Kirby-Balmoral
Household size in River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.37 | 2.72 | 2.53 | 2.68 |
| 2010–14 | 2.33 | 2.74 | 2.57 | 2.73 |
| 2015–19 | 2.43 | 2.70 | 2.57 | 2.71 |
| 2020–24 | 2.33 | 2.65 | 2.53 | 2.65 |
| Change | −0.04 | −0.06 | +0.00 | −0.03 |
River Oaks-Kirby-Balmoral is a place of small households, averaging 2.33 people against 2.65 for the U.S., which points to many singles, couples and roommates and relatively few children. Household size has edged down from 2.37 in 2006–10, as it has nationally. Households are largest in the northwest and smallest in the southeast.
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 River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 37.7 | 35.8 | 38.3 | 37.7 |
| 2010–14 | 37.6 | 36.7 | 39.2 | 38.6 |
| 2015–19 | 37.4 | 37.6 | 39.9 | 39.6 |
| 2020–24 | 37.8 | 37.7 | 39.9 | 40.1 |
| Change | +0.1 | +1.9 | +1.6 | +2.3 |
The median resident of River Oaks-Kirby-Balmoral is 37.8 years old, a few years younger than the national median of 40.1. The Memphis area as a whole looks much the same. Residents skew youngest in the north and oldest in the center.
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 River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 13.3% | 17.3% | 12.2% | 12.3% |
| 2010–14 | 14.3% | 16.4% | 12.0% | 12.3% |
| 2015–19 | 15.3% | 15.6% | 11.6% | 11.6% |
| 2020–24 | 17.7% | 16.3% | 11.8% | 11.6% |
| Change | +4.4 pts | −0.9 pts | −0.4 pts | −0.6 pts |
Single-parent households are common in River Oaks-Kirby-Balmoral: 17.7% of all households, against 11.6% nationally. The single-parent share has risen 4.4 points since 2006–10, even as the national share fell.
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 River Oaks-Kirby-Balmoral
Renters in River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 45.0% | 34.7% | 30.4% | 33.3% |
| 2010–14 | 52.2% | 37.9% | 32.9% | 35.6% |
| 2015–19 | 54.2% | 40.0% | 33.7% | 36.0% |
| 2020–24 | 52.8% | 39.5% | 33.1% | 34.8% |
| Change | +7.7 pts | +4.8 pts | +2.6 pts | +1.5 pts |
Most households in River Oaks-Kirby-Balmoral rent: 52.8% of occupied homes are rented, far above the national share of 34.8%. Expect more apartments, and more turnover, than in owner-heavy areas. Among homeowners, 42.4% have no mortgage at all, about the same as nationally. Since 2006–10, the renter share has risen 7.7 points, a much bigger shift than 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 River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 12.0% | 12.1% | 11.5% | 11.4% |
| 2010–14 | 9.9% | 11.7% | 11.8% | 11.4% |
| 2015–19 | 7.8% | 11.6% | 11.8% | 11.1% |
| 2020–24 | 6.4% | 9.8% | 10.1% | 9.6% |
| Change | −5.6 pts | −2.3 pts | −1.4 pts | −1.8 pts |
Fewer homes sit empty in River Oaks-Kirby-Balmoral than nationally: 6.4%, against 9.6% for the U.S. Since 2006–10, vacancy has fallen 5.6 points, a much bigger shift than nationally. River Oaks-Kirby-Balmoral has the lowest vacancy rate of any Memphis neighborhood.
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 River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 1982 | 1980 | 1981 | 1974 |
| 2010–14 | 1982 | 1981 | 1982 | 1975 |
| 2015–19 | 1983 | 1981 | 1983 | 1977 |
| 2020–24 | 1983 | 1983 | 1986 | 1980 |
| Change | +1 | +3 | +6 | +6 |
The typical home in River Oaks-Kirby-Balmoral was built around 1983, about the same vintage as the country's housing overall (1980). Newer construction is concentrated in the southeast, while the west has the oldest housing. Only two of Memphis' 14 neighborhoods have newer 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 River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | $961 | $912 | $761 | $965 |
| 2010–14 | $950 | $991 | $837 | $1,040 |
| 2015–19 | $1,062 | $1,080 | $961 | $1,213 |
| 2020–24 | $1,415 | $1,428 | $1,286 | $1,571 |
| Change | +$454 | +$516 | +$526 | +$606 |
A typical rental in River Oaks-Kirby-Balmoral costs $1,415 a month with utilities, below the national median of $1,571. Rents are up $454 a month from 2006–10, a 47% rise, a slower climb than the nation's. Rent takes 29.0% of the typical renter's income, just under the 30% mark often used to define affordable rent. The priciest rents are in the west; the most affordable are in the north.
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 River Oaks-Kirby-Balmoral
Bachelor's degrees in River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 40.3% | 25.5% | 23.9% | 28.4% |
| 2010–14 | 39.6% | 26.6% | 25.3% | 29.6% |
| 2015–19 | 43.2% | 28.0% | 27.9% | 32.1% |
| 2020–24 | 43.8% | 30.5% | 31.4% | 35.6% |
| Change | +3.5 pts | +5.0 pts | +7.5 pts | +7.2 pts |
College degrees are more common in River Oaks-Kirby-Balmoral than nationally: 43.8% of adults 25 and older have a bachelor's or higher, against 35.6%. The share with a degree has risen 3.5 points since 2006–10, in line with the national trend. Only two of Memphis' 14 neighborhoods have 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 River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 90.2% | 84.8% | 83.3% | 84.9% |
| 2010–14 | 92.4% | 86.4% | 85.4% | 86.1% |
| 2015–19 | 92.9% | 87.8% | 87.6% | 87.7% |
| 2020–24 | 92.0% | 89.2% | 89.9% | 89.3% |
| Change | +1.8 pts | +4.4 pts | +6.6 pts | +4.3 pts |
About nine in ten adults in River Oaks-Kirby-Balmoral have finished high school (92.0%), a bit above the national rate of 89.3%. The share with a diploma has risen 1.8 points since 2006–10, in line with the national trend. Few Memphis neighborhoods have a higher share of high school graduates: only two of 14.
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 River Oaks-Kirby-Balmoral
| Period | River Oaks-Kirby-Balmoral | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 5.3% | 10.1% | 8.6% | 8.1% |
| 2010–14 | 5.2% | 11.0% | 9.6% | 9.4% |
| 2015–19 | 5.3% | 7.1% | 5.4% | 5.6% |
| 2020–24 | 4.3% | 6.9% | 4.8% | 5.4% |
| Change | −1.0 pts | −3.2 pts | −3.8 pts | −2.7 pts |
Unemployment in River Oaks-Kirby-Balmoral runs below the national rate: 4.3% of the labor force was out of work and looking, against 5.4% nationally. Only one other Memphis neighborhood has lower unemployment. Because the Census pools five years of responses (2020–24), these rates smooth over short swings and lag the current 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).
River Oaks-Kirby-Balmoral compared with nearby neighborhoods
| Neighborhood | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| River Oaks-Kirby-Balmoral | 2.33 | 37.8 | 17.7% | 52.8% | 6.4% | 1983 | $1,415 | 43.8% | 92.0% | 4.3% |
| River Oaks | 2.27 | 40.4 | 9.3% | 45.6% | 8.0% | 1983 | $1,608 | 58.3% | 95.8% | 3.3% |
| Hickory Ridge-South Riverdale | 2.77 | 33.4 | 24.3% | 56.3% | 8.8% | 1984 | $1,532 | 19.5% | 89.7% | 9.5% |
| Cordova-Appling | 2.58 | 37.5 | 13.3% | 44.3% | 6.7% | 1994 | $1,769 | 39.3% | 93.2% | 4.8% |
| East Memphis-Colonial-Yorkshire | 2.44 | 36.7 | 14.2% | 43.3% | 11.4% | 1959 | $1,292 | 41.9% | 89.2% | 8.6% |
| Windyke-Southwind | 2.86 | 34.9 | 19.1% | 54.4% | 8.7% | 1998 | $1,595 | 43.2% | 92.2% | 5.6% |
| Walnut Grove - Shelby Farms PD | 2.63 | 44.8 | 5.1% | 30.1% | 3.6% | 2003 | $2,142 | 71.2% | 97.5% | 1.7% |
| Parkway Village-Oakhaven | 3.04 | 29.1 | 27.0% | 59.6% | 19.2% | 1972 | $1,281 | 12.1% | 78.0% | 9.1% |
| Berclair-Highland Heights | 3.25 | 27.2 | 22.0% | 51.8% | 9.6% | 1956 | $1,078 | 14.5% | 68.5% | 6.7% |
| Eads-Fisherville | 2.58 | 37.0 | 14.0% | 29.5% | 8.6% | 2005 | $1,810 | 42.4% | 95.5% | 7.0% |
| Raleigh | 2.76 | 34.2 | 27.0% | 58.7% | 10.2% | 1976 | $1,296 | 16.4% | 86.8% | 6.8% |
All figures 2020–24.
Neighborhoods with similar populations: Far West, Fort Worth, TX · South End, Tacoma, WA · Harbor Gateway, Torrance, CA · Greenwich Village, Manhattan, NY · Green Valley North, Henderson, NV · Greater Memorial, Houston, TX · Greater Greenspoint, Houston, TX · Glendale, Queens, NY · Gateway-Green Valley Ranch, Denver, CO · Frankford, Philadelphia, PA
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 River Oaks-Kirby-Balmoral. 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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