Stockton-Lodi receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Modesto
Stockton-Lodi
Opportunity
33 · Bottom 10%
vs38 · Bottom 16%
Growth
51 · Top 49%
vs44 · Bottom 40%
Climate
77 · Top 15%
vs76 · Top 18%
Physical resilience
21 · Bottom 11%
vs24 · Bottom 15%
Housing affordability
61 · Bottom 8%
vs63 · Bottom 10%
Access
89 · Top 40%
vs100 · Top 1%
Economic stability
66 · Top 40%
vs70 · Top 33%
Measured values
| Metric | Modesto | Stockton-Lodi | Source period |
|---|---|---|---|
| Population | 553,990 | 797,334 | 2024 ACS 5-Year |
| Median household income | $81,468 | $92,179 | 2024 ACS 5-Year |
| Per capita income | $34,849 | $37,266 | 2024 ACS 5-Year |
| Population density | 370/sq mi | 573/sq mi | 2024 ACS 5-Year |
| Median home value | $450,100 | $530,700 | 2024 ACS 5-Year |
| Median gross rent | $1,623 | $1,734 | 2024 ACS 5-Year |
| Homeownership rate | 61.2% | 62.0% | 2024 ACS 5-Year |
| Unemployment rate | 7.0% | 6.2% | June 2026 |
| Employment change (year over year) | -1.5% | -1.8% | June 2026 |
| Bachelor's degree or higher | 19.6% | 22.7% | 2024 ACS 5-Year |
| Poverty rate | 13.5% | 12.4% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 1,495 | 2,274 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.7 | 2.9 | 12 months ending July 2026 |
| Permit change (year over year) | 82.5% | -34.9% | 12 months ending July 2026 |
| Average July high | 95°F | 95°F | 1991-2020 Normals |
| Average January low | 39°F | 39°F | 1991-2020 Normals |
| Annual precipitation | 12.3" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 26 mi | 3 mi | NASR current cycle |
| Average commute | 31.2 min | 35.0 min | 2024 ACS 5-Year |
| Median age | 34.9 | 35.4 | 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
Modesto
Elevated or high exposure: drought, earthquake, heat wave.
Stockton-Lodi
Elevated or high exposure: drought, earthquake.
Your best match
Weight what matters to you. Your preferences stay in this browser and never change either Area Score.
Modesto
57
Your Score
51
Area Score
Stockton-Lodi
59
Your Score
53
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Modesto, CA Metro Area · Stockton-Lodi, CA Metro Area · How this is calculated: methodology