Livingston receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Atwater
Livingston
Opportunity
41 · Bottom 19%
vs44 · Bottom 24%
Growth
32 · Bottom 20%
vs38 · Bottom 29%
Climate
75 · Top 28%
vs72 · Top 40%
Physical resilience
11 · Bottom 7%
vs11 · Bottom 7%
Housing affordability
61 · Bottom 21%
vs70 · Bottom 34%
Access
73 · Bottom 15%
vs77 · Bottom 19%
Economic stability
48 · Bottom 28%
vs51 · Bottom 32%
Measured values
| Metric | Atwater | Livingston | Source period |
|---|---|---|---|
| Population | 32,162 | 14,606 | 2024 ACS 5-Year |
| Median household income | $64,472 | $74,494 | 2024 ACS 5-Year |
| Per capita income | $28,045 | $23,226 | 2024 ACS 5-Year |
| Population density | 4,898/sq mi | 3,974/sq mi | 2024 ACS 5-Year |
| Median home value | $363,400 | $372,700 | 2024 ACS 5-Year |
| Median gross rent | $1,279 | $1,315 | 2024 ACS 5-Year |
| Homeownership rate | 52.1% | 62.6% | 2024 ACS 5-Year |
| Unemployment rate | 8.0% | 9.2% | June 2026 |
| Employment change (year over year) | 0.4% | 0.4% | June 2026 |
| Bachelor's degree or higher | 12.9% | 10.9% | 2024 ACS 5-Year |
| Poverty rate | 21.0% | 17.1% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 10 | 3 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.3 | 0.2 | 12 months ending July 2026 |
| Permit change (year over year) | -37.5% | -96.5% | 12 months ending July 2026 |
| Average July high | 96°F | 96°F | 1991-2020 Normals |
| Average January low | 37°F | 36°F | 1991-2020 Normals |
| Annual precipitation | 11.8" | 10.4" | 1991-2020 Normals |
| Distance to major airport | 51 mi | 45 mi | NASR current cycle |
| Average commute | 29.2 min | 24.1 min | 2024 ACS 5-Year |
| Median age | 33.0 | 33.0 | 2024 ACS 5-Year |
| Public schools | 13 | 6 | 2024-25 school year |
| Students per teacher | 22.43 | 22.14 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 79.6% | 81.0% | 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
Atwater
Elevated or high exposure: drought, earthquake, heat wave.
Livingston
Elevated or high exposure: drought, earthquake, heat wave.
Your best match
Weight what matters to you. Your preferences stay in this browser and never change either Area Score.
Atwater
49
Your Score
44
Area Score
Livingston
52
Your Score
47
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Atwater, CA · Livingston, CA · How this is calculated: methodology