Belmont receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Belmont
Hayward
Opportunity
63 · Top 36%
vs52 · Bottom 41%
Growth
28 · Bottom 14%
vs14 · Bottom 4%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
37 · Bottom 30%
vs36 · Bottom 29%
Housing affordability
55 · Bottom 15%
vs46 · Bottom 8%
Access
99 · Top 8%
vs99 · Top 8%
Economic stability
69 · Top 32%
vs65 · Top 40%
Measured values
| Metric | Belmont | Hayward | Source period |
|---|---|---|---|
| Population | 27,337 | 158,801 | 2024 ACS 5-Year |
| Median household income | $205,297 | $113,318 | 2024 ACS 5-Year |
| Per capita income | $101,385 | $45,923 | 2024 ACS 5-Year |
| Population density | 5,904/sq mi | 3,466/sq mi | 2024 ACS 5-Year |
| Median home value | $2,000,001 | $854,400 | 2024 ACS 5-Year |
| Median gross rent | $2,875 | $2,391 | 2024 ACS 5-Year |
| Homeownership rate | 54.8% | 58.0% | 2024 ACS 5-Year |
| Unemployment rate | 4.0% | 4.3% | June 2026 |
| Employment change (year over year) | -0.9% | -1.7% | June 2026 |
| Bachelor's degree or higher | 69.7% | 34.0% | 2024 ACS 5-Year |
| Poverty rate | 6.9% | 9.6% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 7 | 48 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.3 | 0.3 | 12 months ending July 2026 |
| Permit change (year over year) | 133.3% | -61.0% | 12 months ending July 2026 |
| Average July high | 73°F | 75°F | 1991-2020 Normals |
| Average January low | 45°F | 43°F | 1991-2020 Normals |
| Annual precipitation | 19.6" | 16.0" | 1991-2020 Normals |
| Distance to major airport | 8 mi | 9 mi | NASR current cycle |
| Average commute | 30.8 min | 35.1 min | 2024 ACS 5-Year |
| Median age | 39.8 | 38.6 | 2024 ACS 5-Year |
| Public schools | 6 | 36 | 2024-25 school year |
| Students per teacher | 21.43 | 21.95 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 10.0% | 73.4% | 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
Belmont
Elevated or high exposure: earthquake, inland flooding.
Hayward
Elevated or high exposure: earthquake, inland flooding.
Full profiles: Belmont, CA · Hayward, CA · How this is calculated: methodology