Larkspur and Union City 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
Measured values
| Metric | Larkspur | Union City | Source period |
|---|---|---|---|
| Population | 12,854 | 67,464 | 2024 ACS 5-Year |
| Median household income | $140,417 | $133,715 | 2024 ACS 5-Year |
| Per capita income | $107,185 | $57,977 | 2024 ACS 5-Year |
| Population density | 4,286/sq mi | 3,478/sq mi | 2024 ACS 5-Year |
| Median home value | $1,996,600 | $1,104,900 | 2024 ACS 5-Year |
| Median gross rent | $3,001 | $2,713 | 2024 ACS 5-Year |
| Homeownership rate | 46.5% | 64.7% | 2024 ACS 5-Year |
| Unemployment rate | 4.0% | 4.3% | June 2026 |
| Employment change (year over year) | -2.0% | -1.7% | June 2026 |
| Bachelor's degree or higher | 67.9% | 45.1% | 2024 ACS 5-Year |
| Poverty rate | 7.0% | 7.2% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 32 | 123 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.5 | 1.8 | 12 months ending July 2026 |
| Permit change (year over year) | 88.2% | 95.2% | 12 months ending July 2026 |
| Average July high | 66°F | 75°F | 1991-2020 Normals |
| Average January low | 47°F | 43°F | 1991-2020 Normals |
| Annual precipitation | 22.9" | 16.0" | 1991-2020 Normals |
| Distance to major airport | 23 mi | 14 mi | NASR current cycle |
| Average commute | 30.6 min | 34.6 min | 2024 ACS 5-Year |
| Median age | 51.2 | 43.0 | 2024 ACS 5-Year |
| Public schools | 4 | 10 | 2024-25 school year |
| Students per teacher | 18.51 | 24.48 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 9.3% | 54.5% | 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.
Union City
Elevated or high exposure: earthquake, inland flooding.
Your best match
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Full profiles: Larkspur, CA · Union City, CA · How this is calculated: methodology