Bear Valley Springs, CA population, income and ZIP codes

Bear Valley Springs CDP is a mid-size town in California, with 5,787 residents counted in the Census American Community Survey 2019-2023 ACS 5-year estimates, which places it #624 of 1,618 ranked by population — larger than 61% of them. The median age here is 54.9 years against 39.1 nationally, a markedly older profile that usually tracks retirees staying put and younger households leaving for work. Places under 65,000 residents only appear in the five-year release, never the one-year file, so these values pool sixty months of responses and lag the current year by design.

Households in Bear Valley Springs CDP earn a median of $121,069 a year, 54.2% above the national figure of $78,538 and 33% above the $91,111 median for the 1,050 California cities we cover. The median is the midpoint household, not an average, so a handful of very high earners cannot drag it upward the way they distort a mean. Poverty reaches 4.7% of residents here, less than half the 12.4% national rate.

The typical owner-occupied home in Bear Valley Springs CDP is valued at $478,900, 57.8% above the national figure and 19% below the $589,600 peer median, while median gross rent runs $1,272 a month, 9.5% below the national figure, or roughly $15,264 across a full year. A household on the local median income would put about 12.6% of gross pay toward that rent against the federal 30% cost-burden threshold, so renting here is cheap relative to what people here earn. The home-price-to-income ratio works out to 4×, against roughly 3.9× nationally, so buying is harder here than in the average US market. 94.6% of occupied homes are owner-occupied versus 65% nationally, an owner-dominated market where rental listings are scarce and rent medians rest on a thin sample. Gross rent folds in the utilities a tenant pays separately, so it is closer to the real monthly outlay than a headline rent figure.

A median age of 54.9 puts Bear Valley Springs CDP well into retirement-weighted territory, which pulls median household income down even where household wealth is high, because retirement draws are counted differently from wages.

Every value on this page is published directly by the Census for this area — nothing is modelled or interpolated. Small-area estimates still carry wider margins of error than state or national figures, so check the linked ACS tables before relying on them for lending, appraisal or legal work.