94519 and 94803 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
94519
94803
Opportunity
53 · Bottom 47%
vs50 · Bottom 40%
Growth
20 · Bottom 7%
vs23 · Bottom 9%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
23 · Bottom 17%
vs23 · Bottom 17%
Housing affordability
59 · Bottom 21%
vs56 · Bottom 18%
Access
92 · Bottom 47%
vs95 · Top 38%
Economic stability
68 · Top 33%
vs64 · Top 42%
Measured values
| Metric | 94519 | 94803 | Source period |
|---|---|---|---|
| Population | 19,058 | 27,659 | 2024 ACS 5-Year |
| Median household income | $122,418 | $118,447 | 2024 ACS 5-Year |
| Per capita income | $52,682 | $52,959 | 2024 ACS 5-Year |
| Population density | 4,201/sq mi | 2,158/sq mi | 2024 ACS 5-Year |
| Median home value | $783,700 | $783,900 | 2024 ACS 5-Year |
| Median gross rent | $2,325 | $2,302 | 2024 ACS 5-Year |
| Homeownership rate | 70.9% | 72.8% | 2024 ACS 5-Year |
| Unemployment rate | 4.2% | 4.6% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 28.9% | 41.8% | 2024 ACS 5-Year |
| Poverty rate | 5.5% | 9.4% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 73 | 79 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.6 | 0.7 | 12 months ending July 2026 |
| Permit change (year over year) | -16.1% | -40.6% | 12 months ending July 2026 |
| Average July high | 88°F | 88°F | 1991-2020 Normals |
| Average January low | 41°F | 41°F | 1991-2020 Normals |
| Annual precipitation | 16.1" | 16.1" | 1991-2020 Normals |
| Distance to major airport | 22 mi | 17 mi | NASR current cycle |
| Average commute | 36.7 min | 38.3 min | 2024 ACS 5-Year |
| Median age | 40.1 | 42.3 | 2024 ACS 5-Year |
| Public schools | 6 | 7 | 2024-25 school year |
| Students per teacher | 22.04 | 22.06 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 64.7% | 69.2% | 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
94519
Elevated or high exposure: earthquake, inland flooding.
94803
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94519 — Concord, CA · 94803 — Richmond, CA · How this is calculated: methodology