Population 7,192 · Census ACS 2020–24
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Population and households in Twin Peaks
Household size in Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 1.97 | 2.74 | 3.04 | 2.68 |
| 2010–14 | 1.97 | 2.79 | 3.10 | 2.73 |
| 2015–19 | 2.17 | 2.83 | 3.09 | 2.71 |
| 2020–24 | 2.23 | 2.75 | 3.01 | 2.65 |
| Change | +0.26 | +0.01 | −0.03 | −0.03 |
Twin Peaks is a place of small households, averaging 2.23 people against 2.65 for the U.S., which points to many singles, couples and roommates and relatively few children. Since 2006–10, household size has climbed from 1.97, even as the national average fell. Households are largest in the center 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 Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 50.1 | 38.6 | 35.8 | 37.7 |
| 2010–14 | 49.1 | 39.4 | 36.8 | 38.6 |
| 2015–19 | 45.3 | 40.1 | 37.9 | 39.6 |
| 2020–24 | 49.7 | 41.3 | 39.0 | 40.1 |
| Change | −0.4 | +2.7 | +3.1 | +2.3 |
With a median age of 49.7, Twin Peaks is noticeably older than the country as a whole (40.1), an age mix that tilts toward empty nesters and retirees. The median age has edged down from 50.1 in 2006–10, even as the national median rose. Only one other San Francisco neighborhood is older.
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 Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 4.8% | 10.3% | 13.5% | 12.3% |
| 2010–14 | 2.4% | 9.9% | 13.5% | 12.3% |
| 2015–19 | 4.2% | 9.1% | 12.3% | 11.6% |
| 2020–24 | 5.7% | 8.8% | 12.3% | 11.6% |
| Change | +0.9 pts | −1.5 pts | −1.2 pts | −0.6 pts |
Single parents head only 5.7% of households in Twin Peaks, well below the national share of 11.6%. The single-parent share has edged up 0.9 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 Twin Peaks
Renters in Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 48.6% | 43.7% | 42.6% | 33.3% |
| 2010–14 | 53.1% | 46.2% | 45.2% | 35.6% |
| 2015–19 | 56.1% | 45.3% | 45.2% | 36.0% |
| 2020–24 | 49.8% | 44.5% | 44.1% | 34.8% |
| Change | +1.2 pts | +0.8 pts | +1.5 pts | +1.5 pts |
Renting is far more common in Twin Peaks than nationally: 49.8% of households rent their homes, against 34.8%. Among homeowners, 39.7% have no mortgage at all, about the same as nationally. Renting is most common in the east and least common in the northwest. Since 2006–10, the renter share has edged up 1.2 points, mirroring the country.
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 Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 8.0% | 8.6% | 8.7% | 11.4% |
| 2010–14 | 8.0% | 7.1% | 8.1% | 11.4% |
| 2015–19 | 4.9% | 6.5% | 7.5% | 11.1% |
| 2020–24 | 6.9% | 7.5% | 7.3% | 9.6% |
| Change | −1.1 pts | −1.1 pts | −1.4 pts | −1.8 pts |
Vacancy is on the low side in Twin Peaks: 6.9% of homes sit empty, against 9.6% nationally, which points to steady demand for housing. Vacancy is down 1.1 points from 2006–10, as it has nationally. Twin Peaks has a lower vacancy rate than the great majority of San Francisco neighborhoods.
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 Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 1958 | 1964 | 1972 | 1974 |
| 2010–14 | 1959 | 1965 | 1973 | 1975 |
| 2015–19 | 1960 | 1966 | 1974 | 1977 |
| 2020–24 | 1959 | 1968 | 1976 | 1980 |
| Change | +0 | +4 | +4 | +6 |
The housing in Twin Peaks is old by national standards: the median home dates to 1959, against 1980 for the U.S., so buyers will find more older houses, some of them due for updates. The newest homes are mostly in the east, the oldest in the southwest. Compared with other San Francisco neighborhoods, though, Twin Peaks 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 Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,238 | $1,452 | $1,298 | $965 |
| 2010–14 | $1,592 | $1,551 | $1,379 | $1,040 |
| 2015–19 | $2,061 | $2,139 | $1,721 | $1,213 |
| 2020–24 | $2,532 | $2,666 | $2,229 | $1,571 |
| Change | +$1,295 | +$1,214 | +$931 | +$606 |
Rent in Twin Peaks runs $2,532 a month at the median, utilities included, well above the U.S. median of $1,571. Locally, though, rents here are lower than in the wider San Francisco area ($2,666). Rents are up $1,295 a month from 2006–10, a 105% jump, faster than rents rose nationally. The typical renter here spends 23.9% of household income on rent, comfortably under the 30% mark often used to define affordable rent, and a smaller share than renters pay nationally.
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 Twin Peaks
Bachelor's degrees in Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 58.8% | 42.5% | 29.1% | 28.4% |
| 2010–14 | 63.0% | 44.1% | 30.1% | 29.6% |
| 2015–19 | 66.4% | 48.9% | 32.9% | 32.1% |
| 2020–24 | 65.1% | 52.2% | 36.3% | 35.6% |
| Change | +6.3 pts | +9.7 pts | +7.1 pts | +7.2 pts |
College graduates are unusually common in Twin Peaks: 65.1% 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. Since 2006–10, the share with a degree has risen 6.3 points, mirroring the country.
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 Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 91.2% | 86.8% | 79.9% | 84.9% |
| 2010–14 | 94.0% | 87.5% | 80.7% | 86.1% |
| 2015–19 | 94.3% | 88.8% | 82.6% | 87.7% |
| 2020–24 | 92.7% | 89.1% | 84.2% | 89.3% |
| Change | +1.5 pts | +2.3 pts | +4.3 pts | +4.3 pts |
High school completion in Twin Peaks is above the national rate: 92.7% of adults have a diploma or equivalent, against 89.3%. The share with a diploma has edged up 1.5 points since 2006–10, as it has nationally.
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 Twin Peaks
| Period | Twin Peaks | San Francisco area | California | U.S. |
|---|---|---|---|---|
| 2006–10 | 4.8% | 7.8% | 9.2% | 8.1% |
| 2010–14 | 6.1% | 8.9% | 11.3% | 9.4% |
| 2015–19 | 3.4% | 4.6% | 6.3% | 5.6% |
| 2020–24 | 4.4% | 5.8% | 6.6% | 5.4% |
| Change | −0.4 pts | −2.0 pts | −2.6 pts | −2.7 pts |
Jobs have been a little easier to find in Twin Peaks than nationally: unemployment was 4.4%, against 5.4%. 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).
Twin Peaks 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| Twin Peaks | 2.23 | 49.7 | 5.7% | 49.8% | 6.9% | 1959 | $2,532 | 65.1% | 92.7% | 4.4% |
| Diamond Heights | 1.87 | 42.3 | 6.4% | 37.4% | 8.5% | 1969 | $3,131 | 75.8% | 98.6% | 1.1% |
| Cole Valley | 2.07 | 35.2 | 3.1% | 64.8% | 12.7% | 1947 | $3,121 | 84.5% | 98.3% | 5.4% |
| Castro-Upper Market | 1.97 | 43.6 | 2.9% | 55.6% | 11.7% | 1946 | $2,983 | 80.4% | 97.8% | 4.1% |
| Noe Valley | 2.12 | 39.6 | 3.5% | 53.2% | 11.6% | 1944 | $3,192 | 83.4% | 99.0% | 3.5% |
| West of Twin Peaks | 2.67 | 45.9 | 3.6% | 18.3% | 7.5% | 1944 | $3,082 | 74.7% | 97.3% | 2.7% |
| Inner Sunset | 2.27 | 40.7 | 4.2% | 58.2% | 10.4% | 1946 | $3,119 | 74.0% | 93.4% | 3.8% |
| Glen Park | 2.50 | 40.4 | 3.8% | 37.1% | 8.3% | 1948 | $2,852 | 73.9% | 94.7% | 3.4% |
| Haight-Ashbury | 2.04 | 36.1 | 3.6% | 73.2% | 12.0% | 1938 | $2,871 | 78.8% | 96.4% | 3.7% |
| Duboce Triangle | 1.77 | 41.0 | 2.8% | 64.6% | 12.9% | 1940 | $2,760 | 78.0% | 97.1% | 5.5% |
| Liberty Street Historic District | 2.00 | 40.1 | 5.1% | 69.6% | 15.1% | 1939 | $2,714 | 78.8% | 96.2% | 7.1% |
All figures 2020–24.
Neighborhoods with similar populations: Berkeley Place, Martinsburg, WV · The Avenues, York, PA · Curtis, Highland, CA · Centennial, Redwood City, CA · Bridgetown North, Cincinnati, OH · Braddock Road Metro, Alexandria, VA · Bowdoin Apartments, Malden, MA · Black Mountain, Henderson, NV · Bessemer, Pueblo, CO · Belvidere, Lowell, MA
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 Twin Peaks. 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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