86322 and 81212 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
86322
81212
Opportunity
21 · Bottom 3%
vs28 · Bottom 7%
Growth
31 · Bottom 18%
vs27 · Bottom 14%
Climate
66 · Bottom 38%
vs57 · Bottom 8%
Physical resilience
16 · Bottom 11%
vs22 · Bottom 16%
Housing affordability
80 · Top 50%
vs71 · Bottom 37%
Access
76 · Bottom 17%
vs80 · Bottom 21%
Economic stability
34 · Bottom 12%
vs33 · Bottom 12%
Measured values
| Metric | 86322 | 81212 | Source period |
|---|---|---|---|
| Population | 13,020 | 32,292 | 2024 ACS 5-Year |
| Median household income | $69,411 | $64,235 | 2024 ACS 5-Year |
| Per capita income | $34,685 | $29,097 | 2024 ACS 5-Year |
| Population density | 41/sq mi | 48/sq mi | 2024 ACS 5-Year |
| Median home value | $323,500 | $329,000 | 2024 ACS 5-Year |
| Median gross rent | $1,066 | $1,097 | 2024 ACS 5-Year |
| Homeownership rate | 76.5% | 73.0% | 2024 ACS 5-Year |
| Unemployment rate | 5.8% | 4.9% | June 2026 |
| Employment change (year over year) | -4.8% | -3.8% | June 2026 |
| Bachelor's degree or higher | 20.3% | 22.1% | 2024 ACS 5-Year |
| Poverty rate | 15.9% | 13.4% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 22 | 15 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.8 | 0.9 | 12 months ending July 2026 |
| Permit change (year over year) | -92.4% | -34.8% | 12 months ending July 2026 |
| Average July high | 93°F | 77°F | 1991-2020 Normals |
| Average January low | 26°F | 16°F | 1991-2020 Normals |
| Annual precipitation | 19.8" | 19.3" | 1991-2020 Normals |
| Distance to major airport | 47 mi | 42 mi | NASR current cycle |
| Average commute | 27.6 min | 21.8 min | 2024 ACS 5-Year |
| Median age | 42.4 | 44.4 | 2024 ACS 5-Year |
| Public schools | 6 | 8 | 2024-25 school year |
| Students per teacher | 18.11 | 15.64 | 2024-25 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
86322
Elevated or high exposure: wildfire, inland flooding.
81212
Elevated or high exposure: wildfire, hail, inland flooding.
Full profiles: 86322 — Camp Verde, AZ · 81212 — Cañon City, CO · How this is calculated: methodology