Patterson receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Patterson
Modesto
Opportunity
37 · Bottom 13%
vs37 · Bottom 13%
Growth
79 · Top 6%
vs66 · Top 22%
Climate
77 · Top 25%
vs77 · Top 25%
Physical resilience
22 · Bottom 17%
vs22 · Bottom 17%
Housing affordability
72 · Bottom 37%
vs58 · Bottom 17%
Access
87 · Bottom 35%
vs92 · Top 49%
Economic stability
60 · Bottom 49%
vs55 · Bottom 39%
Measured values
| Metric | Patterson | Modesto | Source period |
|---|---|---|---|
| Population | 24,693 | 219,215 | 2024 ACS 5-Year |
| Median household income | $93,650 | $79,891 | 2024 ACS 5-Year |
| Per capita income | $30,150 | $35,523 | 2024 ACS 5-Year |
| Population density | 3,171/sq mi | 5,056/sq mi | 2024 ACS 5-Year |
| Median home value | $450,200 | $442,700 | 2024 ACS 5-Year |
| Median gross rent | $1,655 | $1,690 | 2024 ACS 5-Year |
| Homeownership rate | 71.3% | 58.9% | 2024 ACS 5-Year |
| Unemployment rate | 8.6% | 6.5% | June 2026 |
| Employment change (year over year) | -1.5% | -1.5% | June 2026 |
| Bachelor's degree or higher | 13.6% | 21.2% | 2024 ACS 5-Year |
| Poverty rate | 9.0% | 13.3% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 130 | 768 | 12 months ending July 2026 |
| Permits per 1,000 residents | 5.3 | 3.5 | 12 months ending July 2026 |
| Permit change (year over year) | 195.5% | 247.5% | 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" | 12.3" | 1991-2020 Normals |
| Distance to major airport | 29 mi | 22 mi | NASR current cycle |
| Average commute | 42.1 min | 30.6 min | 2024 ACS 5-Year |
| Median age | 30.9 | 35.1 | 2024 ACS 5-Year |
| Public schools | 9 | 76 | 2024-25 school year |
| Students per teacher | 21.48 | 22.32 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 76.9% | 72.8% | 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
Patterson
Elevated or high exposure: drought, earthquake, heat wave.
Modesto
Elevated or high exposure: drought, earthquake, heat wave.
Full profiles: Patterson, CA · Modesto, CA · How this is calculated: methodology