Signals
Discovery Bay
San Mateo
Opportunity
51 · Bottom 39%
vs67 · Top 28%
Climate
81 · Top 15%
vs89 · Top 8%
Physical resilience
23 · Bottom 18%
vs37 · Bottom 30%
Housing affordability
58 · Bottom 18%
vs41 · Bottom 5%
Access
93 · Top 44%
vs99 · Top 8%
Economic stability
55 · Bottom 40%
vs68 · Top 33%
Measured values
| Metric | Discovery Bay | San Mateo | Source period |
|---|---|---|---|
| Population | 14,911 | 103,105 | 2024 ACS 5-Year |
| Median household income | $147,117 | $153,504 | 2024 ACS 5-Year |
| Per capita income | $64,204 | $84,247 | 2024 ACS 5-Year |
| Population density | 2,666/sq mi | 8,497/sq mi | 2024 ACS 5-Year |
| Median home value | $832,000 | $1,618,700 | 2024 ACS 5-Year |
| Median gross rent | $3,029 | $3,077 | 2024 ACS 5-Year |
| Homeownership rate | 90.1% | 49.9% | 2024 ACS 5-Year |
| Unemployment rate | 4.5% | 3.6% | June 2026 |
| Employment change (year over year) | -1.8% | -0.9% | June 2026 |
| Bachelor's degree or higher | 32.7% | 57.8% | 2024 ACS 5-Year |
| Poverty rate | 7.4% | 8.2% | 2024 ACS 5-Year |
| Average July high | 88°F | 73°F | 1991-2020 Normals |
| Average January low | 38°F | 45°F | 1991-2020 Normals |
| Annual precipitation | 15.2" | 19.6" | 1991-2020 Normals |
| Distance to major airport | 20 mi | 5 mi | NASR current cycle |
| Average commute | 45.5 min | 28.6 min | 2024 ACS 5-Year |
| Median age | 45.6 | 38.3 | 2024 ACS 5-Year |
| Public schools | 2 | 19 | 2024-25 school year |
| Students per teacher | 23.61 | 20.71 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 34.1% | 37.9% | 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
Discovery Bay
Elevated or high exposure: earthquake, inland flooding.
San Mateo
Elevated or high exposure: earthquake, inland flooding.
Your best match
Weight what matters to you. Your preferences stay in this browser and never change either Area Score.
Discovery Bay
60
Your Score
—
Area Score
San Mateo
62
Your Score
57
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Discovery Bay, CA · San Mateo, CA · How this is calculated: methodology