Larkspur and Oakland 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
Larkspur
Oakland
Opportunity
57 · Top 49%
vs50 · Bottom 37%
Growth
51 · Top 49%
vs52 · Top 46%
Climate
89 · Top 8%
vs85 · Top 9%
Physical resilience
33 · Bottom 26%
vs36 · Bottom 29%
Housing affordability
37 · Bottom 3%
vs43 · Bottom 6%
Access
91 · Bottom 48%
vs99 · Top 8%
Economic stability
64 · Top 42%
vs58 · Bottom 46%
Measured values
| Metric | Larkspur | Oakland | Source period |
|---|---|---|---|
| Population | 12,854 | 439,418 | 2024 ACS 5-Year |
| Median household income | $140,417 | $101,600 | 2024 ACS 5-Year |
| Per capita income | $107,185 | $61,757 | 2024 ACS 5-Year |
| Population density | 4,286/sq mi | 7,852/sq mi | 2024 ACS 5-Year |
| Median home value | $1,996,600 | $929,900 | 2024 ACS 5-Year |
| Median gross rent | $3,001 | $1,979 | 2024 ACS 5-Year |
| Homeownership rate | 46.5% | 42.3% | 2024 ACS 5-Year |
| Unemployment rate | 4.0% | 4.6% | June 2026 |
| Employment change (year over year) | -2.0% | -1.7% | June 2026 |
| Bachelor's degree or higher | 67.9% | 48.7% | 2024 ACS 5-Year |
| Poverty rate | 7.0% | 13.4% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 32 | 991 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.5 | 2.3 | 12 months ending July 2026 |
| Permit change (year over year) | 88.2% | 240.5% | 12 months ending July 2026 |
| Average July high | 66°F | 72°F | 1991-2020 Normals |
| Average January low | 47°F | 42°F | 1991-2020 Normals |
| Annual precipitation | 22.9" | 18.7" | 1991-2020 Normals |
| Distance to major airport | 23 mi | 3 mi | NASR current cycle |
| Average commute | 30.6 min | 32.5 min | 2024 ACS 5-Year |
| Median age | 51.2 | 37.9 | 2024 ACS 5-Year |
| Public schools | 4 | 132 | 2024-25 school year |
| Students per teacher | 18.51 | 19.52 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 9.3% | 73.6% | 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
Larkspur
Elevated or high exposure: earthquake, coastal flooding, inland flooding.
Oakland
Elevated or high exposure: earthquake, inland flooding.
Full profiles: Larkspur, CA · Oakland, CA · How this is calculated: methodology