95020 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
95023
95020
Opportunity
48 · Bottom 35%
vs64 · Top 31%
Growth
58 · Top 36%
vs60 · Top 33%
Climate
89 · Top 8%
vs81 · Top 15%
Physical resilience
20 · Bottom 14%
vs25 · Bottom 20%
Housing affordability
63 · Bottom 26%
vs58 · Bottom 20%
Access
76 · Bottom 17%
vs85 · Bottom 28%
Economic stability
77 · Top 16%
vs75 · Top 20%
Measured values
| Metric | 95023 | 95020 | Source period |
|---|---|---|---|
| Population | 59,889 | 67,181 | 2024 ACS 5-Year |
| Median household income | $116,314 | $137,117 | 2024 ACS 5-Year |
| Per capita income | $44,327 | $51,387 | 2024 ACS 5-Year |
| Population density | 152/sq mi | 443/sq mi | 2024 ACS 5-Year |
| Median home value | $784,100 | $1,059,100 | 2024 ACS 5-Year |
| Median gross rent | $1,949 | $2,286 | 2024 ACS 5-Year |
| Homeownership rate | 68.1% | 63.8% | 2024 ACS 5-Year |
| Unemployment rate | 6.4% | 4.4% | June 2026 |
| Employment change (year over year) | -0.3% | -0.7% | June 2026 |
| Bachelor's degree or higher | 22.1% | 28.5% | 2024 ACS 5-Year |
| Poverty rate | 6.9% | 6.7% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 136 | 152 | 12 months ending July 2026 |
| Permits per 1,000 residents | 3.1 | 2.6 | 12 months ending July 2026 |
| Permit change (year over year) | 5.4% | 56.7% | 12 months ending July 2026 |
| Average July high | 71°F | 72°F | 1991-2020 Normals |
| Average January low | 42°F | 40°F | 1991-2020 Normals |
| Annual precipitation | 12.6" | 22.4" | 1991-2020 Normals |
| Distance to major airport | 45 mi | 31 mi | NASR current cycle |
| Average commute | 39.6 min | 36.5 min | 2024 ACS 5-Year |
| Median age | 35.6 | 37.6 | 2024 ACS 5-Year |
| Public schools | 16 | 17 | 2024-25 school year |
| Students per teacher | 23.56 | 23.35 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 60.5% | 50.8% | 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
95023
Elevated or high exposure: earthquake, drought, wildfire.
95020
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 95023 — Hollister, CA · 95020 — Gilroy, CA · How this is calculated: methodology