23860 and 23803 receive effectively the same standardized Area Score. Which fits you better depends on which dimensions you weight — the differences below are where they actually diverge.
Signals
23860
23803
Opportunity
23 · Bottom 3%
vs25 · Bottom 5%
Growth
43 · Bottom 38%
vs44 · Bottom 39%
Climate
75 · Top 30%
vs75 · Top 30%
Physical resilience
65 · Top 42%
vs62 · Top 46%
Housing affordability
88 · Top 36%
vs74 · Bottom 41%
Schools
20 · Bottom 11%
vs26 · Bottom 17%
Access
90 · Bottom 41%
vs87 · Bottom 32%
Economic stability
32 · Bottom 10%
vs34 · Bottom 12%
Measured values
| Metric | 23860 | 23803 | Source period |
|---|---|---|---|
| Population | 31,404 | 42,012 | 2024 ACS 5-Year |
| Median household income | $62,141 | $57,813 | 2024 ACS 5-Year |
| Per capita income | $28,756 | $30,256 | 2024 ACS 5-Year |
| Population density | 694/sq mi | 582/sq mi | 2024 ACS 5-Year |
| Median home value | $206,500 | $230,400 | 2024 ACS 5-Year |
| Median gross rent | $1,124 | $1,178 | 2024 ACS 5-Year |
| Homeownership rate | 63.2% | 51.1% | 2024 ACS 5-Year |
| Unemployment rate | 5.1% | 5.5% | June 2026 |
| Employment change (year over year) | -2.2% | -2.1% | June 2026 |
| Bachelor's degree or higher | 15.1% | 24.4% | 2024 ACS 5-Year |
| Poverty rate | 18.5% | 21.9% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 45 | 94 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.0 | 2.8 | 12 months ending July 2026 |
| Permit change (year over year) | -10.0% | -44.4% | 12 months ending July 2026 |
| Average July high | 90°F | 90°F | 1991-2020 Normals |
| Average January low | 29°F | 29°F | 1991-2020 Normals |
| Annual precipitation | 45.5" | 45.5" | 1991-2020 Normals |
| Distance to major airport | 17 mi | 22 mi | NASR current cycle |
| Average commute | 27.9 min | 27.7 min | 2024 ACS 5-Year |
| Median age | 39.2 | 36.4 | 2024 ACS 5-Year |
| Public schools | 7 | 10 | 2024-25 school year |
| Students per teacher | 13.90 | 13.72 | 2024-25 school year |
| Math proficiency | 20.4% | 32.6% | 2019-20 school year |
| Reading proficiency | 43.3% | 41.7% | 2019-20 school year |
A bolded value is the more favorable of the two where the metric has a clear direction. Metrics like population and density have no inherent better or worse and are shown unweighted.
Physical risk tradeoff
23860
Elevated or high exposure: hurricane, drought.
23803
Elevated or high exposure: earthquake, drought.
Full profiles: 23860 — Hopewell, VA · 23803 — Petersburg, VA · How this is calculated: methodology