91320 and 93021 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
91320
93021
Opportunity
60 · Top 39%
vs57 · Top 45%
Growth
58 · Top 36%
vs58 · Top 36%
Climate
100 · Top 4%
vs100 · Top 4%
Physical resilience
13 · Bottom 9%
vs13 · Bottom 9%
Housing affordability
60 · Bottom 22%
vs65 · Bottom 29%
Access
89 · Bottom 38%
vs91 · Bottom 45%
Economic stability
74 · Top 23%
vs78 · Top 14%
Measured values
| Metric | 91320 | 93021 | Source period |
|---|---|---|---|
| Population | 43,472 | 37,746 | 2024 ACS 5-Year |
| Median household income | $148,991 | $147,636 | 2024 ACS 5-Year |
| Per capita income | $65,677 | $54,569 | 2024 ACS 5-Year |
| Population density | 2,155/sq mi | 790/sq mi | 2024 ACS 5-Year |
| Median home value | $948,100 | $904,200 | 2024 ACS 5-Year |
| Median gross rent | $2,772 | $2,553 | 2024 ACS 5-Year |
| Homeownership rate | 76.1% | 79.4% | 2024 ACS 5-Year |
| Unemployment rate | 4.2% | 4.3% | June 2026 |
| Employment change (year over year) | -2.1% | -2.1% | June 2026 |
| Bachelor's degree or higher | 54.3% | 44.2% | 2024 ACS 5-Year |
| Poverty rate | 7.2% | 5.2% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 344 | 136 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.7 | 3.8 | 12 months ending July 2026 |
| Permit change (year over year) | 525.5% | 91.5% | 12 months ending July 2026 |
| Average July high | 78°F | 78°F | 1991-2020 Normals |
| Average January low | 45°F | 45°F | 1991-2020 Normals |
| Annual precipitation | 12.0" | 12.0" | 1991-2020 Normals |
| Distance to major airport | 26 mi | 23 mi | NASR current cycle |
| Average commute | 27.1 min | 30.2 min | 2024 ACS 5-Year |
| Median age | 43.3 | 39.6 | 2024 ACS 5-Year |
| Public schools | 8 | 11 | 2024-25 school year |
| Students per teacher | 21.24 | 23.34 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 21.0% | 36.1% | 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
91320
Elevated or high exposure: wildfire, earthquake, inland flooding.
93021
Elevated or high exposure: wildfire, earthquake, inland flooding.
Full profiles: 91320 — Thousand Oaks, CA · 93021 — Moorpark, CA · How this is calculated: methodology