Modesto receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Fresno
Modesto
Opportunity
42 · Bottom 22%
vs33 · Bottom 10%
Growth
46 · Bottom 42%
vs51 · Top 49%
Climate
70 · Top 42%
vs77 · Top 15%
Physical resilience
10 · Bottom 4%
vs21 · Bottom 11%
Housing affordability
66 · Bottom 13%
vs61 · Bottom 8%
Access
90 · Top 37%
vs89 · Top 40%
Economic stability
48 · Bottom 34%
vs66 · Top 40%
Measured values
| Metric | Fresno | Modesto | Source period |
|---|---|---|---|
| Population | 1,177,665 | 553,990 | 2024 ACS 5-Year |
| Median household income | $74,468 | $81,468 | 2024 ACS 5-Year |
| Per capita income | $32,569 | $34,849 | 2024 ACS 5-Year |
| Population density | 145/sq mi | 370/sq mi | 2024 ACS 5-Year |
| Median home value | $389,400 | $450,100 | 2024 ACS 5-Year |
| Median gross rent | $1,392 | $1,623 | 2024 ACS 5-Year |
| Homeownership rate | 57.0% | 61.2% | 2024 ACS 5-Year |
| Unemployment rate | 7.7% | 7.0% | June 2026 |
| Employment change (year over year) | -0.5% | -1.5% | June 2026 |
| Bachelor's degree or higher | 23.4% | 19.6% | 2024 ACS 5-Year |
| Poverty rate | 18.4% | 13.5% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 3,391 | 1,495 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.9 | 2.7 | 12 months ending July 2026 |
| Permit change (year over year) | -7.4% | 82.5% | 12 months ending July 2026 |
| Average July high | 98°F | 95°F | 1991-2020 Normals |
| Average January low | 41°F | 39°F | 1991-2020 Normals |
| Annual precipitation | 11.0" | 12.3" | 1991-2020 Normals |
| Distance to major airport | 8 mi | 26 mi | NASR current cycle |
| Average commute | 25.4 min | 31.2 min | 2024 ACS 5-Year |
| Median age | 33.7 | 34.9 | 2024 ACS 5-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
Fresno
Elevated or high exposure: drought, earthquake, wildfire.
Modesto
Elevated or high exposure: drought, earthquake, heat wave.
Full profiles: Fresno, CA Metro Area · Modesto, CA Metro Area · How this is calculated: methodology