93420 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
93420
95304
Opportunity
52 · Bottom 43%
vs48 · Bottom 35%
Growth
31 · Bottom 18%
vs42 · Bottom 37%
Climate
89 · Top 8%
vs76 · Top 27%
Physical resilience
31 · Bottom 24%
vs25 · Bottom 20%
Housing affordability
46 · Bottom 9%
vs45 · Bottom 9%
Access
89 · Bottom 36%
vs95 · Top 38%
Economic stability
58 · Bottom 48%
vs60 · Top 50%
Measured values
| Metric | 93420 | 95304 | Source period |
|---|---|---|---|
| Population | 31,345 | 15,841 | 2024 ACS 5-Year |
| Median household income | $110,553 | $115,007 | 2024 ACS 5-Year |
| Per capita income | $53,468 | $48,304 | 2024 ACS 5-Year |
| Population density | 159/sq mi | 103/sq mi | 2024 ACS 5-Year |
| Median home value | $917,900 | $893,600 | 2024 ACS 5-Year |
| Median gross rent | $2,187 | $2,426 | 2024 ACS 5-Year |
| Homeownership rate | 66.4% | 60.1% | 2024 ACS 5-Year |
| Unemployment rate | 4.3% | 5.1% | June 2026 |
| Employment change (year over year) | -3.2% | -1.8% | June 2026 |
| Bachelor's degree or higher | 44.1% | 27.4% | 2024 ACS 5-Year |
| Poverty rate | 6.4% | 8.3% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 19 | 184 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.0 | 1.9 | 12 months ending July 2026 |
| Permit change (year over year) | -20.8% | -64.9% | 12 months ending July 2026 |
| Average July high | 78°F | 95°F | 1991-2020 Normals |
| Average January low | 41°F | 39°F | 1991-2020 Normals |
| Annual precipitation | 17.9" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 19 mi | 17 mi | NASR current cycle |
| Average commute | 24.0 min | 33.9 min | 2024 ACS 5-Year |
| Median age | 48.2 | 37.3 | 2024 ACS 5-Year |
| Public schools | 7 | 7 | 2024-25 school year |
| Students per teacher | 20.89 | 18.74 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 49.1% | 46.9% | 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
93420
Elevated or high exposure: drought, wildfire, earthquake.
95304
Elevated or high exposure: drought, earthquake.
Full profiles: 93420 — Arroyo Grande, CA · 95304 — Tracy, CA · How this is calculated: methodology