92223 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
92223
92509
Opportunity
60 · Top 39%
vs47 · Bottom 33%
Growth
63 · Top 27%
vs61 · Top 31%
Climate
90 · Top 5%
vs90 · Top 5%
Physical resilience
4 · Bottom 1%
vs4 · Bottom 1%
Housing affordability
76 · Bottom 43%
vs65 · Bottom 29%
Access
94 · Top 43%
vs100 · Top 2%
Economic stability
60 · Top 50%
vs60 · Top 49%
Measured values
| Metric | 92223 | 92509 | Source period |
|---|---|---|---|
| Population | 63,833 | 81,182 | 2024 ACS 5-Year |
| Median household income | $102,761 | $95,355 | 2024 ACS 5-Year |
| Per capita income | $39,179 | $30,318 | 2024 ACS 5-Year |
| Population density | 1,419/sq mi | 2,642/sq mi | 2024 ACS 5-Year |
| Median home value | $494,600 | $540,100 | 2024 ACS 5-Year |
| Median gross rent | $1,692 | $1,724 | 2024 ACS 5-Year |
| Homeownership rate | 80.5% | 71.3% | 2024 ACS 5-Year |
| Unemployment rate | 4.5% | 4.7% | June 2026 |
| Employment change (year over year) | -1.4% | -1.4% | June 2026 |
| Bachelor's degree or higher | 26.2% | 13.6% | 2024 ACS 5-Year |
| Poverty rate | 10.4% | 11.1% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 230 | 342 | 12 months ending July 2026 |
| Permits per 1,000 residents | 4.1 | 3.2 | 12 months ending July 2026 |
| Permit change (year over year) | 10.0% | 25.7% | 12 months ending July 2026 |
| Average July high | 93°F | 93°F | 1991-2020 Normals |
| Average January low | 44°F | 44°F | 1991-2020 Normals |
| Annual precipitation | 9.4" | 9.4" | 1991-2020 Normals |
| Distance to major airport | 18 mi | 10 mi | NASR current cycle |
| Average commute | 37.4 min | 33.2 min | 2024 ACS 5-Year |
| Median age | 36.5 | 33.6 | 2024 ACS 5-Year |
| Public schools | 13 | 21 | 2024-25 school year |
| Students per teacher | 23.48 | 22.24 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 69.0% | 80.0% | 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
92223
Elevated or high exposure: wildfire, inland flooding, earthquake.
92509
Elevated or high exposure: wildfire, inland flooding, earthquake.
Full profiles: 92223 — Beaumont, CA · 92509 — Jurupa Valley, CA · How this is calculated: methodology