95620 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
95304
95620
Opportunity
48 · Bottom 35%
vs46 · Bottom 31%
Growth
42 · Bottom 37%
vs44 · Bottom 40%
Climate
76 · Top 27%
vs77 · Top 26%
Physical resilience
25 · Bottom 20%
vs24 · Bottom 19%
Housing affordability
45 · Bottom 9%
vs64 · Bottom 28%
Access
95 · Top 38%
vs92 · Bottom 47%
Economic stability
60 · Top 50%
vs67 · Top 36%
Measured values
| Metric | 95304 | 95620 | Source period |
|---|---|---|---|
| Population | 15,841 | 22,223 | 2024 ACS 5-Year |
| Median household income | $115,007 | $103,054 | 2024 ACS 5-Year |
| Per capita income | $48,304 | $43,405 | 2024 ACS 5-Year |
| Population density | 103/sq mi | 92/sq mi | 2024 ACS 5-Year |
| Median home value | $893,600 | $619,800 | 2024 ACS 5-Year |
| Median gross rent | $2,426 | $1,831 | 2024 ACS 5-Year |
| Homeownership rate | 60.1% | 62.1% | 2024 ACS 5-Year |
| Unemployment rate | 5.1% | 5.0% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 27.4% | 24.4% | 2024 ACS 5-Year |
| Poverty rate | 8.3% | 9.7% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 184 | 72 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.9 | 3.7 | 12 months ending July 2026 |
| Permit change (year over year) | -64.9% | -74.8% | 12 months ending July 2026 |
| Average July high | 95°F | 95°F | 1991-2020 Normals |
| Average January low | 39°F | 38°F | 1991-2020 Normals |
| Annual precipitation | 13.4" | 24.8" | 1991-2020 Normals |
| Distance to major airport | 17 mi | 22 mi | NASR current cycle |
| Average commute | 33.9 min | 27.7 min | 2024 ACS 5-Year |
| Median age | 37.3 | 35.0 | 2024 ACS 5-Year |
| Public schools | 7 | 8 | 2024-25 school year |
| Students per teacher | 18.74 | 24.49 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 46.9% | 60.8% | 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
95304
Elevated or high exposure: drought, earthquake.
95620
Elevated or high exposure: drought, earthquake, inland flooding.
Full profiles: 95304 — Tracy, CA · 95620 — Dixon, CA · How this is calculated: methodology