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Regional Analyst: San Joaquin County Income

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Regional Analyst: San Joaquin County Income EBERHARDT SCHOOL OF BUSINESS Business Forecasting Center 12 in partnership with San Joaquin Council of Governments Lodi 99 26 5 4 Stockton Lathrop REGIONAL 120 Escalon Manteca Ripon 205 Tracy analyst MARCH 2011 San Joaquin County Income: Results from the American Community Survey This issue of Regional Analyst are aggregated at the county the Stockton-Lodi area where looks at income in San Joaquin level. The recent ACS release of commuting times and incomes are County using the latest data from 2005-2009 data provides the first lower and more closely resemble the Census Bureau’s American information on small areas such as the rest of the San Joaquin Valley. Community Survey (ACS). census tracts and small towns since The ACS income data is unique the 2000 Census. The data clearly Figure 1 compares median because of its geographic and shows two economic zones in San household income in San Joaquin household detail, whereas other Joaquin County: a higher income County to the United States and income data can be more timely south county that is strongly California. Overall, San Joaquin and detailed in other ways but influenced by the Bay Area, and County fares rather well when compared to the United States; the median San Joaquin County Figure 1. Median Household Income, household has an income about 2005-2009, 2009 Dollars 5% higher than the United States 62,500 60,392 median and about 10% lower than 54,540 the California median. Figure 51,425 50,000 2 shows the median household income of San Joaquin County 37,500 cities and California. San Joaquin cities fare well compared to 25,000 median household income in California. Household income is 12,500 either at or above the California median in all but two cities: Lodi 0 and Stockton. Ripon has replaced San Joaquin United States California Tracy as the city with the highest Source: 2005-2009 American Community Survey 5-year Estimates, U.S. Census Bureau Figure 2. Median Household Income by City, household income 2005-2009, 2009 Dollars in Contra Costa and Alameda Counties $90,000 $81,729 $77,705 are higher than other $75,000 counties, it should be $64,866 $67,329 noted that cities in the $62,317 $60,392 $60,000 southern half of the $47,426 $49,601 county have similar $45,000 median income to these Bay Area counties. $30,000 Median household income in San Joaquin $15,000 County is less than adjacent northern San $0 Stockton Lodi Manteca Escalon Lathrop Tracy Ripon California Joaquin Valley counties, Source: 2005-2009 American Community Survey 5-year Estimates, U.S. Census Bureau but greater than other Central Valley counties to the south. Figure 3. Median Household Income by County, Despite their lower 2005-2009 ACS, 2009 Dollars median household $77,838 $80,000 income, households $68,863 in Stockton and Lodi $64,000 $57,676 $57,347 $54,540 $56,799 have incomes that vary $51,529 $46,230 $48,000 $43,848 to a much wider extent than other cities in $32,000 San Joaquin County. Map 1 displays median $16,000 household income by census tract in San $0 San Joaquin Contra Costa Alameda Calaveras Amador Sacramento Stanislaus Fresno Merced Joaquin County. The Source: 2005-2009 American Community Survey 5-year Estimates, U.S. Census Bureau highest-earning census tracts in the county are located in or around median household income in San Ripon workers, compared to 27 Stockton and Lodi, not Joaquin County. Manteca, Tracy, and 24 minutes for Stockton and in the southern half of the county. Lathrop, and Ripon have higher Lodi workers, respectively. The area of west Lodi (Census household incomes, but also Figure 3 compares San Joaquin Tract 41.04) between W. Turner higher commute times, reflecting Rd. and Highway 12 on the north the strong reliance on the Bay Area County median household income to other adjacent and San Joaquin and south, and Lower Sacramento economy noted earlier. The average Rd. and Davis Rd. on the east commute is almost 45 minutes for Valley counties: Contra Costa, Alameda, Calaveras, Amador, and west has the highest median Tracy and Lathrop workers and income of all 121 census tracts in about 35 minutes for Manteca and Sacramento, Stanislaus, Merced, and Fresno. While median the County at $108,000. The rest 2 Regional Analyst | March 2011 San Joaquin County, three are in east/central Lodi, and the other 27 are in Stockton. The lowest income area - census tract 1 with a median household income of $14,300 - is downtown Stockton between Park Avenue on the north, Hazelton Avenue on the south, Center Street (Weber Point) on the west, and the railroad tracks on the east. The area immediately to the north between Park Avenue and Harding Way is the second poorest and is the only other census tract with median household income below $20,000. In addition to areas near downtown and south Stockton, the census tracts around Tam O’Shanter Lane and Bianchi Road near the railroad in north-central Stockton were among the eight areas with median household incomes below $30,000. Map 2 uses the 2000 Census to determine how real income (income adjusted for inflation) changed between 1999 and the period covered by the 2005-2009 ACS. The most significant area of income growth is around the I-5 and I-205 interchange between Tracy, Manteca, and Lathrop. Interestingly, more established of the top 10 includes three census While Stockton and Lodi are older areas of Tracy and Lathrop tracts in the Brookside and Spanos home to a majority of the highest registered some of the largest Park areas of Stockton, four census income census tracts in the income declines. The north and tracts around Tracy including county, they are also home to all west sides of Ripon and the Mountain House, north of Milgeo of the lowest income tracts. Of the Avenue in Ripon, and the Lodi bottom 25% of 121 census tracts in Lake area. Ripon has replaced Tracy as the city with the highest median household income in San Joaquin County Regional Analyst | March 2011 3 significant income growth, bucking the trend of declining incomes in many more established areas. The largest income decline in both percentage and absolute terms was in the Quail Lakes area of Stockton, which declined from $66,000 in 1999 (in 2009 dollars) to $41,000 in the 2005- 2009 ACS data. Other areas of Stockton with declining incomes include the areas between the large shopping centers on Pacific Avenue and West Lane as well as areas along Hammer Lane. The Spanos Park area also recorded a large decline in median household income despite significant new development, but this is due to the area being the highest income tract in the County at the 2000 Census, and it remains among the ten highest income tracts in the County today. Map 3 illustrates income on a per capita basis by census tract. The most striking feature of the per capita income picture is how the income gap between north and south San Joaquin County shrinks significantly as more rural areas around Manteca also over the decade from $16,000 to areas in northwest Stockton move experienced rapid income growth. $33,000, a 62% gain in inflation- into the high income range. The adjusted dollars. Other poor Stockton-Lodi area also exhibits Several poor areas of Stockton areas in south Stockton and near more inequality between census showed encouraging signs of Wilson Way in east Stockton also tracts than cities in southern San income growth. The most notable posted significant improvements Joaquin County. In fact, nine of increase was surrounding the in income. Lincoln Village West the 10 highest per capita income revitalized downtown waterfront in Stockton and the Lodi Lake census tracts are in either Stockton (Census Tract 3) where nominal area are established waterfront or Lodi, and no census tracts median household income doubled communities that also experienced south of Stockton have per capita incomes that exceed $40,000. 4 Regional Analyst | March 2011 in Lodi. The four poorest census tracts in San Joaquin County have per capita incomes below $9,000 and are concentrated in the downtown and port area of Stockton. The differences between household income and per capita income pictures are driven by differences in demography and housing stocks. Fast growing areas that attracted many new families in single family homes are ranked The Brookside census tract has highest per capita income census higher in household income than the highest per capita income tracts, the area also dominates the per capita income, whereas some by far at over $52,000, followed bottom of the per capita income more established areas with a mix by Lodi Lake, Lodi West, and list. Ten of the 11 lowest per capita of multi-family and single-family Lincoln Village West with per income tracts are in Stockton, capita incomes between $40,000 while another is along Highway 99 and $45,000. While Stockton and Lodi dominate the list of Stockton and Lodi are home to nine of the ten highest per capita income census tracts, but nearly all of the lowest per capita income census tracts. Regional Analyst | March 2011 5 by the 2005-2009 ACS. It will be important to track local changes in unemployment over the next few years as the local effect of the recession becomes clearer. Communities in Stockton west of I-5 and north of the Calaveras River, such as Lincoln Village West and Brookside, and communities west of S. Ham Ln. in Lodi have among the lowest unemployment rates in the county.
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