Moraga CA Demographics Housing Data 2026
Moraga is a quiet residential town in Contra Costa County, California, nestled in the rolling hills of the Lamorinda corridor between Lafayette and Orinda. Home to Saint Mary's College of California, the community of approximately 16,800 residents according to the U.S. Census Bureau maintains a distinctly family-oriented character defined by excellent schools, extensive trail systems, and the Moraga Commons Park that serves as the town's social center.
Key Takeaways
Median household income in Moraga reaches approximately $218,000 according to U.S. Census Bureau American Community Survey data, reflecting the community's affluent professional base
Population has remained stable at 16,500-17,000 over the past decade according to Census estimates, with limited new housing development maintaining community character
Approximately 88% of housing units are owner-occupied according to Census data, creating a deep pool of long-tenure homeowners ideal for geographic farming
Saint Mary's College anchors the community identity, influencing both rental demand and neighborhood character in surrounding areas
US Tech Automations demographic-driven farming workflows help agents target outreach based on homeowner profiles and life-stage transitions
Population and Demographic Profile
Moraga's demographic composition reflects a mature, highly educated suburban community with strong family orientation. According to the U.S. Census Bureau 2024 American Community Survey estimates, the population has remained remarkably stable, with annual growth below 0.3% — a function of limited developable land and community preference for maintaining the town's semi-rural character.
What is the population of Moraga CA in 2026? According to Census Bureau estimates and California Department of Finance projections, Moraga's population stands at approximately 16,800 residents in 2026, essentially unchanged from 2020 Census counts. Net migration remains near zero, with incoming families roughly balancing departures of empty-nesters.
| Demographic Indicator | Moraga | Contra Costa County | California |
|---|---|---|---|
| Total Population | 16,800 | 1,165,000 | 39,500,000 |
| Median Age | 44.8 | 39.5 | 37.0 |
| Median Household Income | $218,000 | $108,000 | $91,000 |
| Per Capita Income | $82,000 | $52,000 | $43,000 |
| Bachelor's Degree or Higher | 79% | 44% | 35% |
| Graduate/Professional Degree | 42% | 18% | 14% |
| Households with Children Under 18 | 38% | 31% | 30% |
| Foreign-Born Population | 18% | 25% | 27% |
According to the American Community Survey, Moraga's racial composition includes approximately 72% White, 16% Asian, 5% Hispanic/Latino, and 7% two or more races. The Asian population has grown by approximately 3 percentage points over the past decade, according to Census trend data, driven primarily by families from the broader Bay Area tech sector seeking top-rated schools.
Moraga's stable demographics and high homeownership rate create an ideal farming environment where agents can build multi-year relationships with homeowners who have deep community roots and substantial equity.
The presence of Saint Mary's College adds approximately 2,800 students and 600 faculty/staff to the community according to the college's institutional data, creating a distinct rental micro-market in the neighborhoods immediately surrounding campus while the broader town remains overwhelmingly owner-occupied.
Household Composition and Income Distribution
According to Census Bureau data, Moraga's household structure skews heavily toward married-couple families, distinguishing it from more diverse housing markets in the broader Bay Area. This household composition directly influences the types of homes in demand and the messaging strategies that resonate with potential sellers.
| Household Type | Percentage | Avg Household Size | Typical Housing Need |
|---|---|---|---|
| Married Couple with Children | 34% | 4.2 | 4-5 BR single-family |
| Married Couple No Children | 30% | 2.0 | 3-4 BR single-family |
| Single-Person Household | 18% | 1.0 | Townhouse/small SFR |
| Single Parent with Children | 6% | 2.8 | 3 BR single-family |
| Non-Family Household | 8% | 1.8 | Varies |
| Multi-Generational | 4% | 5.5 | 4+ BR with in-law suite |
| College Student Rental | — | 2-4 | Rental near campus |
| Empty Nester (65+) | 22% | 1.8 | Downsizing candidates |
How wealthy is Moraga compared to other Bay Area communities? According to the U.S. Census Bureau, Moraga's median household income of approximately $218,000 places it in the top 3% of California communities. The income distribution is heavily concentrated in the $150,000-$400,000 range, with approximately 65% of households falling in this band according to ACS income data.
| Income Bracket | % of Households | Typical Occupation |
|---|---|---|
| Under $75,000 | 10% | Retirees, part-time workers |
| $75,000-$150,000 | 18% | Single-income professional |
| $150,000-$250,000 | 32% | Dual-income professional |
| $250,000-$500,000 | 28% | Senior tech/finance/medical |
| $500,000+ | 12% | Executives, business owners |
According to the Bureau of Labor Statistics, the primary employment sectors for Moraga residents include technology (28%), finance/insurance (15%), healthcare (12%), and education (10%). The high concentration of tech workers reflects commute patterns to San Francisco, Oakland, and Silicon Valley via BART and Highway 24.
The US Tech Automations platform enables agents to segment their farming databases by household income, ownership tenure, and estimated equity — allowing personalized outreach that resonates with each homeowner's specific life stage and financial situation.
Housing Stock and Property Characteristics
According to Contra Costa County Assessor records, Moraga's housing inventory consists of approximately 6,200 residential units, with construction dates spanning from the 1950s original development through limited modern infill. The housing stock character reflects the town's evolution from a rural-agricultural community to an established suburban enclave.
| Housing Characteristic | Moraga Data | Source |
|---|---|---|
| Total Housing Units | ~6,200 | Census Bureau |
| Owner-Occupied | 88% | ACS 2024 |
| Renter-Occupied | 12% | ACS 2024 |
| Median Home Value | $1,580,000 | Zillow 2026 |
| Median Year Built | 1972 | County Assessor |
| Avg Home Size | 2,350 sq ft | MLS data |
| Avg Lot Size | 0.28 acres | County Assessor |
| Single-Family % | 85% | County records |
| Townhouse/Condo % | 12% | County records |
| Multi-Family % | 3% | County records |
What types of homes are most common in Moraga? According to Contra Costa County building records, approximately 85% of Moraga's housing stock consists of single-family detached homes, with the majority built between 1960 and 1985 in ranch and contemporary styles. Townhouse developments including Moraga Country Club homes and Sanders Ranch provide alternatives in the $900,000-$1,300,000 range.
According to Zillow price data, the median home value in Moraga has appreciated approximately 38% over the past five years, with annual appreciation averaging 6.7% — slightly outpacing the broader Contra Costa County rate of 5.5% according to CoreLogic Home Price Index data.
With 88% owner-occupancy and a median ownership tenure exceeding 11 years according to ATTOM Data, Moraga homeowners represent some of the most equity-rich prospects in the East Bay — making every potential listing a high-value farming opportunity.
Neighborhood Analysis by Demographics
According to local real estate data and Census block group statistics, Moraga's neighborhoods each carry distinct demographic profiles that influence both pricing and farming approach.
| Neighborhood | Median HH Income | Avg Home Price | Key Demographics |
|---|---|---|---|
| Campolindo Area | $235,000 | $1,750,000 | Established families, school-driven |
| Sanders Ranch | $260,000 | $1,850,000 | Executive families, newer homes |
| Moraga Country Club | $195,000 | $1,200,000 | Retirees, active adults |
| Rheem Valley | $180,000 | $1,350,000 | Mixed ages, central location |
| Camino Pablo Corridor | $210,000 | $1,550,000 | Young families, school proximity |
| Moraga Ranch/Trail | $240,000 | $1,650,000 | Outdoor-oriented families |
| Bollinger Canyon | $220,000 | $1,450,000 | Privacy seekers, larger lots |
| Near Saint Mary's College | $165,000 | $1,150,000 | Mixed owner/rental, college staff |
According to GreatSchools.org, the Moraga School District operates three elementary schools and feeds into Campolindo High School (Acalanes Union HSD), which maintains a GreatSchools rating of 10/10. According to district enrollment data, school quality drives approximately 60% of inbound family relocations.
How does Saint Mary's College affect Moraga real estate? According to local MLS data and rental market analysis, properties within a half-mile of campus experience approximately 5% lower sale prices than comparable homes elsewhere in Moraga, primarily due to higher rental activity and student-related traffic. However, homes occupied by college faculty and staff represent a stable ownership cohort.
The US Tech Automations demographic segmentation tools allow agents to customize their farming campaigns by neighborhood, delivering Sanders Ranch homeowners different messaging than Moraga Country Club residents — recognizing that executive families and active-adult retirees have fundamentally different motivations for listing.
Education and School District Impact
According to the California Department of Education, Moraga's schools consistently rank in the top 5% statewide on standardized assessments. This academic performance directly translates to real estate demand and price premiums that farming agents must understand to communicate effectively with prospects.
| School | Grade Level | GreatSchools Rating | Enrollment | API/Test Performance |
|---|---|---|---|---|
| Camino Pablo Elementary | K-5 | 10/10 | 420 | Top 3% statewide |
| Los Perales Elementary | K-5 | 9/10 | 380 | Top 5% statewide |
| Donald Rheem Elementary | K-5 | 10/10 | 410 | Top 3% statewide |
| Joaquin Moraga Intermediate | 6-8 | 9/10 | 850 | Top 5% statewide |
| Campolindo High School | 9-12 | 10/10 | 1,350 | Top 2% statewide |
According to research published by the National Bureau of Economic Research, homes in top-rated school districts command a 10-15% premium over comparable properties in average-rated districts. In Moraga's case, according to comparative MLS analysis, this premium manifests as approximately $150,000-$200,000 above similar homes in neighboring communities with lower-rated schools.
What makes Moraga schools so attractive to buyers? According to Niche.com school rankings and parent review data, Moraga schools combine strong academic outcomes with robust extracurricular programs including competitive athletics, performing arts, and STEM initiatives. Campolindo High School's college placement rates — with approximately 92% of graduates attending four-year colleges according to school counseling data — particularly drive demand.
Employment Patterns and Commute Data
According to the U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD) data, Moraga functions primarily as a bedroom community, with fewer than 3,000 jobs located within town boundaries (primarily at Saint Mary's College, Moraga School District, and local retail/service businesses). The vast majority of employed residents commute to employment centers throughout the Bay Area.
| Commute Destination | % of Workers | Avg Commute Time | Primary Route |
|---|---|---|---|
| San Francisco | 22% | 45 min | BART via Orinda |
| Walnut Creek/Pleasant Hill | 18% | 15 min | Moraga Road/St. Mary's Rd |
| Oakland/Berkeley | 15% | 30 min | Hwy 24 |
| Silicon Valley (Palo Alto-SJ) | 12% | 55 min | I-680 / BART transfer |
| Contra Costa Employment | 20% | 20 min | Local roads |
| Remote/Hybrid Work | 28% | N/A | Home office |
| Other Bay Area | 13% | 40 min | Various |
According to the Census Bureau's American Community Survey, the remote work rate in Moraga has stabilized at approximately 28% of the workforce following post-pandemic adjustments — higher than the national average of 18% according to Bureau of Labor Statistics data. This elevated remote work rate has reinforced Moraga's attractiveness as a residential community, with home office space becoming a significant buyer preference.
According to local MLS search data compiled by Bay East Association of Realtors, "home office" has become the third most common buyer requirement for Moraga properties after school district and lot size, appearing in approximately 45% of buyer preference profiles.
Life-Stage Transitions and Seller Motivation
Understanding why Moraga homeowners sell is critical for farming agents seeking to time their outreach effectively. According to NAR's Profile of Home Sellers and Buyers, the most common triggers in family-oriented communities like Moraga align with predictable life-stage transitions.
When do Moraga homeowners typically decide to sell? According to ATTOM Data Solutions and CoreLogic ownership analysis, the peak selling probability occurs at two life stages: families with children who have outgrown the home (typically after 7-10 years of ownership) and empty nesters whose youngest child has graduated from Campolindo High School (typically after 15-20 years of ownership).
| Seller Motivation | % of Moraga Sales | Typical Ownership Duration | Farming Signal |
|---|---|---|---|
| Empty Nest/Downsizing | 30% | 15-22 years | Children graduated CHS |
| Job Relocation | 18% | 4-8 years | Corporate transfer |
| Upsizing (Growing Family) | 15% | 5-8 years | Third child, need 4+ BR |
| Estate/Probate | 12% | 25+ years | Inherited property |
| Divorce/Life Change | 8% | Varies | Court records |
| Retirement Relocation | 10% | 18-25 years | Moving to lower-cost area |
| Investment/Financial | 5% | Varies | Market timing |
| Move Within Moraga | 2% | 8-12 years | Neighborhood upgrade |
The US Tech Automations platform enables agents to build predictive models based on ownership duration, household composition, and public records data — automatically flagging homeowners who match high-probability seller profiles for personalized outreach sequences.
How to Farm Moraga Using Demographic Intelligence in 8 Steps
Analyze Census block group data to identify your optimal farm zone. Download ACS data for Moraga's Census tracts to identify blocks with the highest concentration of long-tenure homeowners (12+ years), elevated median age (50+), and children-per-household ratios suggesting empty-nester transitions, according to Census Bureau data access tools.
Build a segmented homeowner database with demographic enrichment. Compile Contra Costa County Assessor records with ownership dates, then enrich with demographic estimates from data providers including ATTOM Data, CoreLogic, and Experian to create household-level profiles for each address in your farm zone.
Design demographic-specific messaging tracks for each segment. Create distinct communication streams for empty nesters (downsizing resources, equity analysis), growing families (space needs assessment, school boundary changes), and long-term owners (investment return summaries, market position reports) according to NAR consumer research.
Deploy automated touchpoint sequences through US Tech Automations. Configure multi-channel workflows that deliver the right message to the right segment — monthly market updates for all, quarterly equity reports for 10+ year owners, and school district updates for families with school-age children.
Monitor life-stage trigger events using public records. Track county recorder filings for trust transfers, family court proceedings, and building permit applications that signal potential listing activity. According to First American Title data, these public record signals precede 40% of listings by 6-12 months.
Establish community presence at demographic-appropriate venues. Attend Moraga Commons Park events, sponsor Campolindo High School athletics, and participate in Moraga Movers community activities to build relationships with both family-stage and empty-nester homeowners, according to community engagement best practices from Brian Buffini.
Create hyper-local content that demonstrates demographic knowledge. Produce neighborhood market reports that reference specific demographic trends — empty nester migration patterns, school enrollment shifts, and income growth — positioning yourself as the agent who truly understands Moraga's community fabric.
Measure and optimize demographic targeting quarterly. Review which demographic segments generate the highest response rates and listing conversions, adjusting your farm zone boundaries and messaging intensity accordingly using the US Tech Automations analytics dashboard.
USTA vs Competitors: Demographic Farming Capabilities
| Capability | US Tech Automations | kvCORE | Follow Up Boss | BoomTown |
|---|---|---|---|---|
| Demographic Segmentation | ★★★★★ | ★★★☆☆ | ★★☆☆☆ | ★★★☆☆ |
| Life-Stage Trigger Detection | ★★★★★ | ★★☆☆☆ | ★★☆☆☆ | ★☆☆☆☆ |
| Multi-Segment Automation | ★★★★★ | ★★★★☆ | ★★★☆☆ | ★★★☆☆ |
| Census/ACS Data Integration | ★★★★★ | ★☆☆☆☆ | ★☆☆☆☆ | ★☆☆☆☆ |
| Farming ROI by Segment | ★★★★★ | ★★☆☆☆ | ★★☆☆☆ | ★★☆☆☆ |
| Predictive Seller Scoring | ★★★★☆ | ★★★☆☆ | ★★☆☆☆ | ★★★☆☆ |
| Setup Time | 2 hours | 4 hours | 6 hours | 5 hours |
| Monthly Cost Efficiency | $0.80/contact | $1.35/contact | $1.20/contact | $1.55/contact |
Frequently Asked Questions
What is the median household income in Moraga CA?
The median household income in Moraga is approximately $218,000 according to the U.S. Census Bureau American Community Survey, placing it among the top 3% of California communities. Approximately 40% of households earn $250,000 or more annually.
How many people live in Moraga CA?
Moraga has a population of approximately 16,800 residents according to Census Bureau estimates and California Department of Finance projections for 2026. The population has remained stable for the past decade due to limited housing development capacity.
What percentage of Moraga residents own their homes?
Approximately 88% of occupied housing units in Moraga are owner-occupied according to Census ACS data, one of the highest homeownership rates in Contra Costa County. This high rate creates a substantial base of equity-rich homeowners for farming agents.
How do Moraga demographics compare to the Bay Area average?
Moraga's median household income is roughly 2.4 times the Bay Area average, and 79% of residents hold bachelor's degrees compared to 44% countywide according to Census data. The median age of 44.8 is approximately 7 years higher than the Bay Area median.
What is the racial and ethnic composition of Moraga?
According to Census Bureau data, Moraga's population is approximately 72% White, 16% Asian, 5% Hispanic/Latino, and 7% two or more races. The Asian population has grown by roughly 3 percentage points over the past decade.
How far is the commute from Moraga to San Francisco?
According to BART and Google Maps transit data, the commute from Moraga to downtown San Francisco takes approximately 45 minutes via car-to-BART at the Orinda station. Direct driving via Highway 24 and the Bay Bridge averages 40-55 minutes depending on traffic conditions.
What is the average home price in Moraga in 2026?
The median home value in Moraga is approximately $1,580,000 according to Zillow 2026 data, with neighborhood prices ranging from $1,150,000 near Saint Mary's College to $1,850,000 in Sanders Ranch according to MLS data.
How does Saint Mary's College impact Moraga real estate values?
Properties within a half-mile of campus sell at approximately 5% less than comparable homes elsewhere in Moraga according to MLS sales analysis, primarily due to higher rental concentrations. However, college faculty represent a stable ownership cohort contributing to neighborhood stability.
What percentage of Moraga residents work from home?
Approximately 28% of Moraga's workforce works remotely according to Census ACS commute data, higher than the national average of 18%. This elevated rate has increased demand for homes with dedicated office space and high-speed internet connectivity.
How can agents use demographic data for farming in Moraga?
Agents can leverage demographic segmentation through platforms like US Tech Automations to create personalized outreach based on household income, ownership duration, and life-stage indicators. According to NAR research, demographically targeted farming campaigns achieve 40% higher response rates than generic mailers.
Conclusion: Leverage Moraga Demographics for Farming Success
Moraga's demographic profile — affluent, highly educated, family-oriented, and deeply rooted — creates a farming environment where relationships and expertise matter more than volume. With 88% homeownership, $218,000 median income, and ownership tenures averaging 11+ years, the community offers substantial equity behind every door and predictable life-stage selling triggers that informed agents can anticipate.
The US Tech Automations platform transforms demographic intelligence into actionable farming campaigns, automatically segmenting your database by life stage, tailoring messaging to each household's likely motivation, and tracking which demographic cohorts generate the strongest response rates. In a stable, high-value market like Moraga, this systematic approach is what separates productive farming from wasted mailers.
Ready to build a demographic-driven farming campaign in Moraga? Visit US Tech Automations to discover how automated workflows turn Census data and homeowner profiles into listing appointments.
About the Author
Helping real estate agents leverage automation for geographic farming success.
