Brentwood and Tracy 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
Brentwood
Tracy
Opportunity
49 · Bottom 35%
vs48 · Bottom 33%
Growth
52 · Top 46%
vs44 · Bottom 40%
Climate
81 · Top 15%
vs76 · Top 26%
Physical resilience
23 · Bottom 17%
vs25 · Bottom 21%
Housing affordability
61 · Bottom 21%
vs58 · Bottom 18%
Access
89 · Bottom 39%
vs95 · Top 35%
Economic stability
66 · Top 38%
vs70 · Top 29%
Measured values
| Metric | Brentwood | Tracy | Source period |
|---|---|---|---|
| Population | 65,208 | 96,966 | 2024 ACS 5-Year |
| Median household income | $142,494 | $121,119 | 2024 ACS 5-Year |
| Per capita income | $55,793 | $44,086 | 2024 ACS 5-Year |
| Population density | 4,387/sq mi | 3,682/sq mi | 2024 ACS 5-Year |
| Median home value | $836,600 | $699,000 | 2024 ACS 5-Year |
| Median gross rent | $2,758 | $2,478 | 2024 ACS 5-Year |
| Homeownership rate | 82.2% | 65.0% | 2024 ACS 5-Year |
| Unemployment rate | 4.8% | 5.1% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 39.3% | 28.5% | 2024 ACS 5-Year |
| Poverty rate | 8.3% | 7.8% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 113 | 184 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.7 | 1.9 | 12 months ending July 2026 |
| Permit change (year over year) | 28.4% | -64.9% | 12 months ending July 2026 |
| Average July high | 88°F | 95°F | 1991-2020 Normals |
| Average January low | 38°F | 39°F | 1991-2020 Normals |
| Annual precipitation | 15.2" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 26 mi | 16 mi | NASR current cycle |
| Average commute | 42.1 min | 44.1 min | 2024 ACS 5-Year |
| Median age | 40.2 | 35.6 | 2024 ACS 5-Year |
| Public schools | 16 | 31 | 2024-25 school year |
| Students per teacher | 23.19 | 21.35 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 34.0% | 64.2% | 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
Brentwood
Elevated or high exposure: earthquake, inland flooding.
Tracy
Elevated or high exposure: drought, earthquake.
Full profiles: Brentwood, CA · Tracy, CA · How this is calculated: methodology