Pleasanton and San Mateo 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
Pleasanton
San Mateo
Opportunity
56 · Top 49%
vs67 · Top 28%
Growth
39 · Bottom 30%
vs31 · Bottom 19%
Climate
81 · Top 15%
vs89 · Top 8%
Physical resilience
34 · Bottom 27%
vs37 · Bottom 30%
Housing affordability
57 · Bottom 17%
vs41 · Bottom 5%
Access
94 · Top 43%
vs99 · Top 8%
Economic stability
73 · Top 22%
vs68 · Top 33%
Measured values
| Metric | Pleasanton | San Mateo | Source period |
|---|---|---|---|
| Population | 76,960 | 103,105 | 2024 ACS 5-Year |
| Median household income | $190,124 | $153,504 | 2024 ACS 5-Year |
| Per capita income | $88,401 | $84,247 | 2024 ACS 5-Year |
| Population density | 3,188/sq mi | 8,497/sq mi | 2024 ACS 5-Year |
| Median home value | $1,537,100 | $1,618,700 | 2024 ACS 5-Year |
| Median gross rent | $3,060 | $3,077 | 2024 ACS 5-Year |
| Homeownership rate | 67.0% | 49.9% | 2024 ACS 5-Year |
| Unemployment rate | 4.3% | 3.6% | June 2026 |
| Employment change (year over year) | -1.7% | -0.9% | June 2026 |
| Bachelor's degree or higher | 69.9% | 57.8% | 2024 ACS 5-Year |
| Poverty rate | 5.3% | 8.2% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 165 | 98 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.1 | 1.0 | 12 months ending July 2026 |
| Permit change (year over year) | 21.3% | -34.7% | 12 months ending July 2026 |
| Average July high | 88°F | 73°F | 1991-2020 Normals |
| Average January low | 38°F | 45°F | 1991-2020 Normals |
| Annual precipitation | 15.2" | 19.6" | 1991-2020 Normals |
| Distance to major airport | 19 mi | 5 mi | NASR current cycle |
| Average commute | 37.6 min | 28.6 min | 2024 ACS 5-Year |
| Median age | 43.1 | 38.3 | 2024 ACS 5-Year |
| Public schools | 16 | 19 | 2024-25 school year |
| Students per teacher | 23.42 | 20.71 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 10.0% | 37.9% | 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
Pleasanton
Elevated or high exposure: earthquake, inland flooding.
San Mateo
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.
Pleasanton
62
Your Score
56
Area Score
San Mateo
62
Your Score
57
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Pleasanton, CA · San Mateo, CA · How this is calculated: methodology