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
44 · Bottom 25%
vs36 · Bottom 9%
Growth
52 · Bottom 45%
vs62 · Top 30%
Climate
70 · Bottom 48%
vs77 · Top 26%
Physical resilience
12 · Bottom 11%
vs22 · Bottom 17%
Housing affordability
62 · Bottom 41%
vs58 · Bottom 29%
Access
90 · Bottom 16%
vs92 · Bottom 25%
Economic stability
48 · Bottom 30%
vs55 · Top 50%
Measured values
| Metric | Fresno | Modesto | Source period |
|---|---|---|---|
| Population | 545,970 | 219,215 | 2024 ACS 5-Year |
| Median household income | $70,991 | $79,891 | 2024 ACS 5-Year |
| Per capita income | $32,519 | $35,523 | 2024 ACS 5-Year |
| Population density | 4,710/sq mi | 5,056/sq mi | 2024 ACS 5-Year |
| Median home value | $374,800 | $442,700 | 2024 ACS 5-Year |
| Median gross rent | $1,421 | $1,690 | 2024 ACS 5-Year |
| Homeownership rate | 50.1% | 58.9% | 2024 ACS 5-Year |
| Unemployment rate | 6.2% | 6.5% | June 2026 |
| Employment change (year over year) | -0.4% | -1.5% | June 2026 |
| Bachelor's degree or higher | 25.5% | 21.2% | 2024 ACS 5-Year |
| Poverty rate | 20.1% | 13.3% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 1,573 | 768 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.9 | 3.5 | 12 months ending July 2026 |
| Permit change (year over year) | 69.7% | 247.5% | 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 | 4 mi | 22 mi | NASR current cycle |
| Average commute | 23.8 min | 30.6 min | 2024 ACS 5-Year |
| Median age | 32.8 | 35.1 | 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.
Modesto
Elevated or high exposure: drought, earthquake, heat wave.
Full profiles: Fresno, CA · Modesto, CA · How this is calculated: methodology