93420 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
95304
93420
Opportunity
48 · Bottom 35%
vs52 · Bottom 43%
Growth
42 · Bottom 37%
vs31 · Bottom 18%
Climate
76 · Top 27%
vs89 · Top 8%
Physical resilience
25 · Bottom 20%
vs31 · Bottom 24%
Housing affordability
45 · Bottom 9%
vs46 · Bottom 9%
Access
95 · Top 38%
vs89 · Bottom 36%
Economic stability
60 · Top 50%
vs58 · Bottom 48%
Measured values
| Metric | 95304 | 93420 | Source period |
|---|---|---|---|
| Population | 15,841 | 31,345 | 2024 ACS 5-Year |
| Median household income | $115,007 | $110,553 | 2024 ACS 5-Year |
| Per capita income | $48,304 | $53,468 | 2024 ACS 5-Year |
| Population density | 103/sq mi | 159/sq mi | 2024 ACS 5-Year |
| Median home value | $893,600 | $917,900 | 2024 ACS 5-Year |
| Median gross rent | $2,426 | $2,187 | 2024 ACS 5-Year |
| Homeownership rate | 60.1% | 66.4% | 2024 ACS 5-Year |
| Unemployment rate | 5.1% | 4.3% | June 2026 |
| Employment change (year over year) | -1.8% | -3.2% | June 2026 |
| Bachelor's degree or higher | 27.4% | 44.1% | 2024 ACS 5-Year |
| Poverty rate | 8.3% | 6.4% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 184 | 19 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.9 | 1.0 | 12 months ending July 2026 |
| Permit change (year over year) | -64.9% | -20.8% | 12 months ending July 2026 |
| Average July high | 95°F | 78°F | 1991-2020 Normals |
| Average January low | 39°F | 41°F | 1991-2020 Normals |
| Annual precipitation | 13.4" | 17.9" | 1991-2020 Normals |
| Distance to major airport | 17 mi | 19 mi | NASR current cycle |
| Average commute | 33.9 min | 24.0 min | 2024 ACS 5-Year |
| Median age | 37.3 | 48.2 | 2024 ACS 5-Year |
| Public schools | 7 | 7 | 2024-25 school year |
| Students per teacher | 18.74 | 20.89 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 46.9% | 49.1% | 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
95304
Elevated or high exposure: drought, earthquake.
93420
Elevated or high exposure: drought, wildfire, earthquake.
Full profiles: 95304 — Tracy, CA · 93420 — Arroyo Grande, CA · How this is calculated: methodology