Population 4,332 · Census ACS 2020–24
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Population and households in River Oaks
Household size in River Oaks
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.36 | 2.72 | 2.53 | 2.68 |
| 2010–14 | 2.30 | 2.74 | 2.57 | 2.73 |
| 2015–19 | 2.34 | 2.70 | 2.57 | 2.71 |
| 2020–24 | 2.27 | 2.65 | 2.53 | 2.65 |
| Change | −0.09 | −0.06 | +0.00 | −0.03 |
River Oaks is a place of small households, averaging 2.27 people against 2.65 for the U.S., which points to many singles, couples and roommates and relatively few children. Compared with other Memphis neighborhoods, River Oaks has smaller households than most.
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
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 40.5 | 35.8 | 38.3 | 37.7 |
| 2010–14 | 41.3 | 36.7 | 39.2 | 38.6 |
| 2015–19 | 41.3 | 37.6 | 39.9 | 39.6 |
| 2020–24 | 40.4 | 37.7 | 39.9 | 40.1 |
| Change | −0.1 | +1.9 | +1.6 | +2.3 |
At 40.4, the median age in River Oaks is close to the national median of 40.1, so its age mix looks much like the country's. The population here is older than in the wider Memphis area, where the median age is 37.7. Few Memphis neighborhoods are older: only two of 14.
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
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 10.3% | 17.3% | 12.2% | 12.3% |
| 2010–14 | 6.9% | 16.4% | 12.0% | 12.3% |
| 2015–19 | 9.3% | 15.6% | 11.6% | 11.6% |
| 2020–24 | 9.3% | 16.3% | 11.8% | 11.6% |
| Change | −1.1 pts | −0.9 pts | −0.4 pts | −0.6 pts |
Single-parent households are less common in River Oaks than nationally: 9.3%, against 11.6%. No other Memphis neighborhood has a lower share of single-parent households.
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
Renters in River Oaks
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 35.5% | 34.7% | 30.4% | 33.3% |
| 2010–14 | 41.0% | 37.9% | 32.9% | 35.6% |
| 2015–19 | 42.6% | 40.0% | 33.7% | 36.0% |
| 2020–24 | 45.6% | 39.5% | 33.1% | 34.8% |
| Change | +10.1 pts | +4.8 pts | +2.6 pts | +1.5 pts |
Renting is far more common in River Oaks than nationally: 45.6% of households rent their homes, against 34.8%. Just over a third of owners (34.4%) have paid off their mortgages, below the national share of 39.8%. Since 2006–10, the renter share has risen 10.1 points, but in a place this small, much of that may be survey noise rather than real change. Among Memphis' 14 neighborhoods, though, only one other has a lower share of renters.
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
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 12.1% | 12.1% | 11.5% | 11.4% |
| 2010–14 | 8.9% | 11.7% | 11.8% | 11.4% |
| 2015–19 | 6.1% | 11.6% | 11.8% | 11.1% |
| 2020–24 | 8.0% | 9.8% | 10.1% | 9.6% |
| Change | −4.1 pts | −2.3 pts | −1.4 pts | −1.8 pts |
Fewer homes sit empty in River Oaks than nationally: 8.0%, against 9.6% for the U.S. Only one other Memphis neighborhood has a lower vacancy rate.
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
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 1981 | 1980 | 1981 | 1974 |
| 2010–14 | 1984 | 1981 | 1982 | 1975 |
| 2015–19 | 1984 | 1981 | 1983 | 1977 |
| 2020–24 | 1983 | 1983 | 1986 | 1980 |
| Change | +1 | +3 | +6 | +6 |
The typical home in River Oaks was built around 1983, about the same vintage as the country's housing overall (1980). Compared with other Memphis neighborhoods, River Oaks has newer homes than most.
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
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,001 | $912 | $761 | $965 |
| 2010–14 | $1,034 | $991 | $837 | $1,040 |
| 2015–19 | $1,123 | $1,080 | $961 | $1,213 |
| 2020–24 | $1,608 | $1,428 | $1,286 | $1,571 |
| Change | +$607 | +$516 | +$526 | +$606 |
Rent in River Oaks runs $1,608 a month at the median, utilities included, close to the U.S. median of $1,571. Rents here are higher than in the wider Memphis area ($1,428). The typical renter here spends 25.2% of household income on rent, comfortably under the 30% mark often used to define affordable rent, and a smaller share than renters pay nationally. No other Memphis neighborhood has higher rents.
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
Bachelor's degrees in River Oaks
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 52.8% | 25.5% | 23.9% | 28.4% |
| 2010–14 | 52.0% | 26.6% | 25.3% | 29.6% |
| 2015–19 | 56.8% | 28.0% | 27.9% | 32.1% |
| 2020–24 | 58.3% | 30.5% | 31.4% | 35.6% |
| Change | +5.5 pts | +5.0 pts | +7.5 pts | +7.2 pts |
College graduates are unusually common in River Oaks: 58.3% 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. River Oaks has the highest share of college graduates of any Memphis neighborhood.
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
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 92.3% | 84.8% | 83.3% | 84.9% |
| 2010–14 | 94.8% | 86.4% | 85.4% | 86.1% |
| 2015–19 | 94.4% | 87.8% | 87.6% | 87.7% |
| 2020–24 | 95.8% | 89.2% | 89.9% | 89.3% |
| Change | +3.4 pts | +4.4 pts | +6.6 pts | +4.3 pts |
High school completion is high in River Oaks: 95.8% of adults 25 and older have a diploma or equivalent, well above the national rate of 89.3%. No other Memphis neighborhood has 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 River Oaks
| Period | River Oaks | Memphis area | Tennessee | U.S. |
|---|---|---|---|---|
| 2006–10 | 5.3% | 10.1% | 8.6% | 8.1% |
| 2010–14 | 4.6% | 11.0% | 9.6% | 9.4% |
| 2015–19 | 3.6% | 7.1% | 5.4% | 5.6% |
| 2020–24 | 3.3% | 6.9% | 4.8% | 5.4% |
| Change | −2.0 pts | −3.2 pts | −3.8 pts | −2.7 pts |
The job market in River Oaks has been strong: just 3.3% of the labor force was out of work and looking, well below the national rate of 5.4%. No 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 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 | 2.27 | 40.4 | 9.3% | 45.6% | 8.0% | 1983 | $1,608 | 58.3% | 95.8% | 3.3% |
| River Oaks-Kirby-Balmoral | 2.33 | 37.8 | 17.7% | 52.8% | 6.4% | 1983 | $1,415 | 43.8% | 92.0% | 4.3% |
| 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: East del Paso Heights, Sacramento, CA · Gresham-Gresham Butte, Gresham, OR · Garrison, Owings Mills, MD · Fairoaks, Tampa, FL · Fairmede-Hilltop, San Pablo, CA · Fairfax, Colorado Springs, CO · Edgewood, Cranston, RI · East Village, Amherst, MA · East Roseville Parkway, Roseville, CA · East Hill, Eau Claire, WI
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. 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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