94539 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
94566
94539
Opportunity
58 · Top 43%
vs60 · Top 39%
Growth
37 · Bottom 28%
vs48 · Bottom 46%
Climate
81 · Top 15%
vs89 · Top 8%
Physical resilience
36 · Bottom 29%
vs36 · Bottom 29%
Housing affordability
57 · Bottom 19%
vs61 · Bottom 23%
Access
93 · Top 50%
vs99 · Top 9%
Economic stability
74 · Top 22%
vs78 · Top 15%
Measured values
| Metric | 94566 | 94539 | Source period |
|---|---|---|---|
| Population | 44,222 | 52,396 | 2024 ACS 5-Year |
| Median household income | $191,155 | $243,552 | 2024 ACS 5-Year |
| Per capita income | $92,363 | $96,664 | 2024 ACS 5-Year |
| Population density | 2,176/sq mi | 2,090/sq mi | 2024 ACS 5-Year |
| Median home value | $1,656,900 | $1,950,900 | 2024 ACS 5-Year |
| Median gross rent | $2,642 | $3,214 | 2024 ACS 5-Year |
| Homeownership rate | 70.6% | 79.0% | 2024 ACS 5-Year |
| Unemployment rate | 4.3% | 4.2% | June 2026 |
| Employment change (year over year) | -1.7% | -1.7% | June 2026 |
| Bachelor's degree or higher | 68.1% | 79.6% | 2024 ACS 5-Year |
| Poverty rate | 4.6% | 4.0% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 165 | 708 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.1 | 3.1 | 12 months ending July 2026 |
| Permit change (year over year) | 21.3% | 713.8% | 12 months ending July 2026 |
| Average July high | 88°F | 77°F | 1991-2020 Normals |
| Average January low | 38°F | 42°F | 1991-2020 Normals |
| Annual precipitation | 15.2" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 20 mi | 11 mi | NASR current cycle |
| Average commute | 36.4 min | 32.7 min | 2024 ACS 5-Year |
| Median age | 45.1 | 43.7 | 2024 ACS 5-Year |
| Public schools | 10 | 9 | 2024-25 school year |
| Students per teacher | 23.25 | 25.03 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 10.5% | 18.2% | 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
94566
Elevated or high exposure: earthquake, inland flooding.
94539
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94566 — Pleasanton, CA · 94539 — Fremont, CA · How this is calculated: methodology