Half Moon Bay receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Half Moon Bay
Richmond
Opportunity
67 · Top 28%
vs45 · Bottom 27%
Growth
28 · Bottom 15%
vs26 · Bottom 12%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
37 · Bottom 30%
vs23 · Bottom 17%
Housing affordability
54 · Bottom 13%
vs51 · Bottom 11%
Access
98 · Top 15%
vs95 · Top 40%
Economic stability
64 · Top 42%
vs60 · Top 50%
Measured values
| Metric | Half Moon Bay | Richmond | Source period |
|---|---|---|---|
| Population | 11,391 | 115,505 | 2024 ACS 5-Year |
| Median household income | $157,884 | $95,391 | 2024 ACS 5-Year |
| Per capita income | $83,128 | $43,743 | 2024 ACS 5-Year |
| Population density | 1,825/sq mi | 3,845/sq mi | 2024 ACS 5-Year |
| Median home value | $1,549,500 | $668,200 | 2024 ACS 5-Year |
| Median gross rent | $2,433 | $1,960 | 2024 ACS 5-Year |
| Homeownership rate | 71.1% | 54.7% | 2024 ACS 5-Year |
| Unemployment rate | 3.6% | 4.6% | June 2026 |
| Employment change (year over year) | -0.9% | -1.8% | June 2026 |
| Bachelor's degree or higher | 52.4% | 33.0% | 2024 ACS 5-Year |
| Poverty rate | 5.6% | 13.5% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 10 | 79 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.9 | 0.7 | 12 months ending July 2026 |
| Permit change (year over year) | 25.0% | -40.6% | 12 months ending July 2026 |
| Average July high | 73°F | 66°F | 1991-2020 Normals |
| Average January low | 45°F | 47°F | 1991-2020 Normals |
| Annual precipitation | 19.6" | 22.9" | 1991-2020 Normals |
| Distance to major airport | 11 mi | 18 mi | NASR current cycle |
| Average commute | 31.9 min | 37.1 min | 2024 ACS 5-Year |
| Median age | 47.4 | 37.9 | 2024 ACS 5-Year |
| Public schools | 5 | 46 | 2024-25 school year |
| Students per teacher | 21.53 | 22.71 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 28.7% | 78.9% | 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
Half Moon Bay
Elevated or high exposure: earthquake, inland flooding.
Richmond
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.
Half Moon Bay
62
Your Score
58
Area Score
Richmond
55
Your Score
49
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Half Moon Bay, CA · Richmond, CA · How this is calculated: methodology