Moving to Emerald Lake Hills
San Mateo County loses about 10.7 residents per 1,000 a year to moves between counties.
Where people come from and where they go, top counties
Within California, other states or abroad
Income per tax return
People on tax returns who moved between counties, from IRS migration data, 2022 to 2023. Figures are for all of San Mateo County; flows under 20 returns are not published.
- Who moves here
- 8.3% of residents arrived from another county in the past year, 1.5% from another state.
- Who arrives and who leaves
- Households moving into San Mateo County report $167,300 a year in income on average; those leaving, $186,400, so leavers earn more than newcomers.
- Income you would need
- $140,000 a year to rent the median home at the 30% line. From your city
- Rent or buy
- Median rent is $3,501 a month; owners with a mortgage pay $4,001 a month including taxes and insurance, on a median home of $2,000,001.
- Getting to work
- 27 minutes each way on average; 40.9% work from home; 2.3% take transit.
- If it is close but not quite
- Woodside, CA matches it on character. Compare the two
All 5 moving measures
| Measure | Emerald Lake Hills | Among 6,645 places | Vs median |
|---|---|---|---|
| Moved here in the past year1 | 8.3% | 44% above | |
| Moved from another state1County figure | 1.5% | 24% below | |
| Net movers per 1,000 people7County figure | -10.7 | below (median -0.6) | |
| Income of households moving in7County figure | $167,342 | 137% above | |
| Income of households moving out7County figure | $186,435 | 165% above |
What it costs to live here
Median home value is $2,000,001, above the median place (median $319,400).
Could you afford it?
Uses the median rent in Emerald Lake Hills, $3,501 a month, and local prices for everything else (99.4 against a US average of 100). It runs in your browser and stores nothing.
Like Emerald Lake Hills, but easier on the budget
Close matches on income, rent, home value, education and age, where rent takes a clearly smaller share of income.
| Place | Rent to income | More left a year | |
|---|---|---|---|
| Kentfield, CA | 13.2% vs 16.8% | $9,100 | Compare |
| Camino Tassajara, CA | 11.6% vs 16.8% | $13,000 | Compare |
| Cherry Hills Village, CO | 10.5% vs 16.8% | $20,600 | Compare |
Moving from somewhere else? Work out the salary you would need in Emerald Lake Hills.
All 15 cost and housing measures
| Measure | Emerald Lake Hills | Among 6,645 places | Vs median |
|---|---|---|---|
| Median gross rent1 | $3,501 | 156% above | |
| Rent to income1 | 16.8% | 18% below | |
| Home price to income1 | 8.0x | 111% above | |
| Prices vs US average2Metro figure | 115.6 | 15% above | |
| Fair market rent, 2 bedrooms3County figure | $3,697 | 129% above | |
| HUD area median income4County figure | $200,800 | 87% above | |
| Property tax paid (median)1 | $10,001 | 206% above | |
| Median home value1 | $2,000,001 | above (median $319,400) | |
| Home prices, 1-year change5County figure | -0.6% | below (median 3.2%) | |
| Home prices, 5-year change5County figure | 22.5% | 56% below | |
| Homeownership1 | 90.8% | 37% above | |
| Renters paying 30%+1County figure | 48.4% | 4% below | |
| Owner costs with a mortgage1 | $4,001 | 114% above | |
| Vacant homes1County figure | 7.9% | 12% above | |
| Median year built1 | 1984 | 0% above |
Work and pay
Income per person is $159,629, 298% above the median place.
All 10 work and pay measures
| Measure | Emerald Lake Hills | Among 6,645 places | Vs median |
|---|---|---|---|
| Median household income1 | $250,001 | 211% above | |
| Income per person1 | $159,629 | 298% above | |
| Unemployment1County figure | 4.8% | 2% below | |
| Average annual pay6County figure | $214,295 | 225% above | |
| Pay growth, 1 year6County figure | 9.1% | 146% above | |
| Jobs6County figure | 411,346 | 173% above | |
| Poverty rate1County figure | 6.7% | 38% below | |
| Mean commute1 | 27 min | 8% above | |
| Works from home1 | 40.9% | 228% above | |
| Commutes by transit1 | 2.3% | 174% above |
Who lives here
Homes with broadband is 99.0%, 7% above the median place.
More about who lives here, against the typical place
All 8 people measures
| Measure | Emerald Lake Hills | Among 6,645 places | Vs median |
|---|---|---|---|
| Population1 | 4,235 | 6646th largest | |
| Median age1 | 45.4 | 16% above | |
| Bachelor's or higher1 | 75.0% | 134% above | |
| High school or higher1 | 98.0% | 6% above | |
| Household size1 | 2.7 | 9% above | |
| Born abroad1 | 18.2% | 106% above | |
| No health insurance1County figure | 3.8% | 41% below | |
| Homes with broadband1 | 99.0% | 7% above |
Life in Emerald Lake Hills
64 sites are on the National Register of Historic Places, 2 of them National Historic Landmarks.
Out the door, against the typical place
Mapped by volunteers in OpenStreetMap inside the city limits (Census boundaries), so coverage is fuller in some places than others. Map data © OpenStreetMap contributors, ODbL.
Businesses per 10,000 residents (county figures)
Counts businesses with paid staff, so small owner-run shops are not included.
All 16 schools and local life measures
| Measure | Emerald Lake Hills | Among 6,645 places | Vs median |
|---|---|---|---|
| Public schools11County figure | 174 | above (median 9) | |
| Public school students11County figure | 82,403 | above (median 4,897) | |
| Students per teacher11County figure | 20.0 | 30% above | |
| Restaurants and bars per 10k8County figure | 27.2 | 31% above | |
| Shops per 10k8County figure | 24.6 | 19% below | |
| Arts, recreation and fitness per 10k8County figure | 4.7 | 15% above | |
| Doctors' offices and clinics per 10k8County figure | 23.5 | 16% above | |
| Child care centers per 10k8County figure | 4.8 | 109% above | |
| Parks per 10k9 | 4.7 | 54% below | |
| Playgrounds per 10k9 | 0.0 | below (median 9.4) | |
| Grocery stores per 10k9 | 0.0 | below (median 2.1) | |
| Restaurants, cafes and bars per 10k9 | 0.0 | below (median 11.2) | |
| Libraries per 10k9 | 0.0 | below (median 0.9) | |
| Named paths and bike trails9 | 1.3 | 35% below | |
| Transit stops per sq mi9 | 0.0 | below (median 0.2) | |
| National Register listings10County figure | 64 | 392% above |
Safety, weather and risk
July average high is 74°F, 15% below the median place.
No crime figure yet. Either the city police department did not report to the FBI for the latest year, or our monthly fetch has not reached Emerald Lake Hills. Larger places are fetched first.
All 8 weather and risk measures
| Measure | Emerald Lake Hills | Among 6,645 places | Vs median |
|---|---|---|---|
| July average high12County figure | 74°F | 15% below | |
| January average low12County figure | 42°F | 68% above | |
| Average temperature12County figure | 57°F | 4% above | |
| Annual precipitation12County figure | 28.7 in | 34% below | |
| Natural hazard risk13County figure | 99.2 | 7% above | |
| Tornado risk13County figure | 30.6 | 62% below | |
| Wildfire risk13County figure | 92.0 | 50% above | |
| Heat wave risk13County figure | 91.6 | 2% above |
How it is changing
Five-year survey estimates, one point per release.
Median gross rent
Median household income
Median home value
Citytistics measures
Measures only Citytistics publishes, built from the figures on this page. Scores of 100 beat every place we track. Formulas
Emerald Lake Hills in 2030: where the trends point
If recent trends hold, the median rent will take about 17% of the median income in 2030, about the same as 17% now.
Citytistics projections to 2030: each figure's own trend, blended with the typical trend across the places we rate, eased toward long-run US growth and carried forward from the latest release. The range is where 80% of places landed when we tested the same method on past releases.
| Measure | Latest | 2030 projection | Likely range | Avg. per year |
|---|---|---|---|---|
| Median rent | $3,501/mo (2024) | $4,430/mo | $3,630 to $5,390/mo | +4.0% |
| Median household income | $250,001 (2024) | $311,000 | $263,000 to $368,000 | +3.7% |
| Median home value | $2,000,001 (2024) | $2,640,000 | $1,916,000 to $3,637,000 | +4.7% |
The median home would be worth 8.5 years of the median income in 2030, against 8.0 now.
A projection of recent trends, not a prediction of the economy or advice to buy or sell. How we project.
Places like Emerald Lake Hills
The closest matches on income, rent, home value, education and age, and the places nearby.
| Place | Rent | Income | |
|---|---|---|---|
| Woodside, CA | $3,501 | $250,001 | Compare |
| Hillsborough, CA | $3,501 | $250,001 | Compare |
| Tamalpais-Homestead Valley, CA | $3,501 | $243,227 | Compare |
| Alamo, CA | $3,501 | $250,001 | Compare |
Nearby
- San Carlos, CA2 mi
- Woodside, CA3 mi
- North Fair Oaks, CA3 mi
- Atherton, CA4 mi
- Belmont, CA4 mi
- Redwood City, CA4 mi
Compare Emerald Lake Hills with
Common questions
Is Emerald Lake Hills a good place to live?
It depends on what you need, so here is what the numbers say. The median home is valued at $2,000,001, more than in 99% of the 2,480 places under 10,000 people we track. It is the highest of 655 California places. The median household earns $250,001 a year, more than in 99% of places its size. It is the highest of 655 California places. See how it ranks with your own weights.
Is Emerald Lake Hills expensive to live in?
The median rent takes 16.8% of the median household income, against 20.4% in the typical place we track. Housing is a lighter load here than usual. The median home is valued at $2,000,001.
What salary do you need to live in Emerald Lake Hills?
To rent the median home without spending more than 30% of income on rent, a household needs about $140,040 a year. Work it out from your current city.
What places are similar to Emerald Lake Hills?
On income, rent, home value, education and age, the closest matches are Woodside, CA, Hillsborough, CA, Tamalpais-Homestead Valley, CA and Alamo, CA.
Sources and methods
The small numbers beside each measure point here. Every dataset is public; links go to the publisher.
- American Community Survey 5-year estimates · US Census Bureau · 2020 to 2024 estimatesTables B01002, B01003, B05002, B07003, B08013, B08301, B15003, B17001, B19013, B19301, B23025, B25002, B25003, B25010, B25035, B25064, B25070, B25077, B25088, B25103, B28002, S2701
- Regional Price Parities · US Bureau of Economic Analysis · Latest release, retrieved 2026-11-14
- Fair Market Rents · US Department of Housing and Urban Development · Fiscal year 2027
- Income Limits · US Department of Housing and Urban Development · Fiscal year 2026
- House Price Index · Federal Housing Finance Agency · Latest release, retrieved 2026-11-14
- Quarterly Census of Employment and Wages · US Bureau of Labor Statistics · 2025 annual averages
- SOI Tax Stats, county-to-county migration · Internal Revenue Service · Tax years 2022 to 2023Counts tax returns and the people on them; flows under 20 returns are suppressed.
- County Business Patterns · US Census Bureau · 2023 data
- OpenStreetMap · © OpenStreetMap contributors, available under the Open Database License (ODbL) · Map data as of 2026-11
- National Register of Historic Places · National Park Service · Listings through 2026-05-22
- Common Core of Data · National Center for Education Statistics · 2024 release
- 1991-2020 climate normals · NOAA National Centers for Environmental Information · Series updated 2026-11-05Averages for 1991 to 2020 computed from NOAA's county climate series (nClimDiv).nClimDiv county series
- National Risk Index · Federal Emergency Management Agency · Latest release, retrieved 2026-11-14NRI data and maps
Derived by Citytistics from the tables above: rent to income (B25064, B19013); home price to income (B25077, B19013).
What stands out compares Emerald Lake Hills with places of a similar size, using only figures measured for Emerald Lake Hills itself; county and metro figures never count. Survey figures are estimates with margins of error. Formulas and definitions: methodology. API: /api/v1/places/emerald-lake-hills-california
Citytistics. “Emerald Lake Hills, California.” Data as of 2026-11-14. https://www.citytistics.com/city/emerald-lake-hills-california/
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.