95448 and 95409 receive effectively the same standardized Area Score. Which fits you better depends on which dimensions you weight — the differences below are where they actually diverge.
Signals
95448
95409
Opportunity
55 · Top 49%
vs56 · Top 46%
Growth
63 · Top 26%
vs51 · Top 49%
Climate
81 · Top 15%
vs81 · Top 15%
Physical resilience
19 · Bottom 13%
vs19 · Bottom 13%
Housing affordability
41 · Bottom 6%
vs43 · Bottom 7%
Access
60 · Bottom 7%
vs71 · Bottom 12%
Economic stability
51 · Bottom 34%
vs62 · Top 47%
Measured values
| Metric | 95448 | 95409 | Source period |
|---|---|---|---|
| Population | 16,077 | 25,616 | 2024 ACS 5-Year |
| Median household income | $105,120 | $107,867 | 2024 ACS 5-Year |
| Per capita income | $67,759 | $65,041 | 2024 ACS 5-Year |
| Population density | 87/sq mi | 732/sq mi | 2024 ACS 5-Year |
| Median home value | $1,048,300 | $802,000 | 2024 ACS 5-Year |
| Median gross rent | $2,124 | $2,448 | 2024 ACS 5-Year |
| Homeownership rate | 63.6% | 69.7% | 2024 ACS 5-Year |
| Unemployment rate | 4.2% | 4.2% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 45.8% | 49.9% | 2024 ACS 5-Year |
| Poverty rate | 10.9% | 4.8% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 120 | 683 | 12 months ending July 2026 |
| Permits per 1,000 residents | 10.7 | 3.9 | 12 months ending July 2026 |
| Permit change (year over year) | 93.5% | 164.7% | 12 months ending July 2026 |
| Average July high | 84°F | 84°F | 1991-2020 Normals |
| Average January low | 38°F | 38°F | 1991-2020 Normals |
| Annual precipitation | 33.8" | 33.8" | 1991-2020 Normals |
| Distance to major airport | 70 mi | 55 mi | NASR current cycle |
| Average commute | 20.5 min | 27.2 min | 2024 ACS 5-Year |
| Median age | 46.5 | 52.7 | 2024 ACS 5-Year |
| Public schools | 6 | 8 | 2024-25 school year |
| Students per teacher | 15.89 | 22.29 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 59.1% | 34.9% | 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
95448
Elevated or high exposure: earthquake, inland flooding.
95409
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 95448 — Healdsburg, CA · 95409 — Santa Rosa, CA · How this is calculated: methodology