94521 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
94521
94523
Opportunity
56 · Top 46%
vs55 · Top 49%
Growth
20 · Bottom 7%
vs10 · Bottom 2%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
23 · Bottom 17%
vs23 · Bottom 17%
Housing affordability
56 · Bottom 18%
vs56 · Bottom 18%
Access
92 · Bottom 48%
vs94 · Top 44%
Economic stability
79 · Top 13%
vs72 · Top 27%
Measured values
| Metric | 94521 | 94523 | Source period |
|---|---|---|---|
| Population | 41,909 | 34,592 | 2024 ACS 5-Year |
| Median household income | $125,899 | $142,586 | 2024 ACS 5-Year |
| Per capita income | $59,781 | $65,935 | 2024 ACS 5-Year |
| Population density | 4,328/sq mi | 4,800/sq mi | 2024 ACS 5-Year |
| Median home value | $853,200 | $1,076,600 | 2024 ACS 5-Year |
| Median gross rent | $2,404 | $2,501 | 2024 ACS 5-Year |
| Homeownership rate | 74.3% | 62.3% | 2024 ACS 5-Year |
| Unemployment rate | 4.2% | 4.4% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 44.6% | 55.1% | 2024 ACS 5-Year |
| Poverty rate | 5.2% | 7.4% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 73 | 0 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.6 | 0.0 | 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 | 21 mi | 18 mi | NASR current cycle |
| Average commute | 36.1 min | 33.2 min | 2024 ACS 5-Year |
| Median age | 42.9 | 42.0 | 2024 ACS 5-Year |
| Public schools | 9 | 13 | 2024-25 school year |
| Students per teacher | 23.49 | 24.28 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 46.8% | 39.3% | 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
94521
Elevated or high exposure: earthquake, inland flooding.
94523
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94521 — Concord, CA · 94523 — Pleasant Hill, CA · How this is calculated: methodology