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
Stockton-Lodi
Modesto
Opportunity
39 · Bottom 17%
vs34 · Bottom 12%
Growth
50 · Top 49%
vs58 · Top 38%
Climate
76 · Top 15%
vs77 · Top 13%
Physical resilience
24 · Bottom 12%
vs21 · Bottom 10%
Housing affordability
63 · Bottom 7%
vs61 · Bottom 6%
Access
100 · Top 1%
vs89 · Top 26%
Economic stability
70 · Top 25%
vs66 · Top 31%
Measured values
| Metric | Stockton-Lodi | Modesto | Source period |
|---|---|---|---|
| Population | 797,334 | 553,990 | 2024 ACS 5-Year |
| Median household income | $92,179 | $81,468 | 2024 ACS 5-Year |
| Per capita income | $37,266 | $34,849 | 2024 ACS 5-Year |
| Population density | 573/sq mi | 370/sq mi | 2024 ACS 5-Year |
| Median home value | $530,700 | $450,100 | 2024 ACS 5-Year |
| Median gross rent | $1,734 | $1,623 | 2024 ACS 5-Year |
| Homeownership rate | 62.0% | 61.2% | 2024 ACS 5-Year |
| Unemployment rate | 6.2% | 7.0% | June 2026 |
| Employment change (year over year) | -1.8% | -1.5% | June 2026 |
| Bachelor's degree or higher | 22.7% | 19.6% | 2024 ACS 5-Year |
| Poverty rate | 12.4% | 13.5% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 2,274 | 1,495 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.9 | 2.7 | 12 months ending July 2026 |
| Permit change (year over year) | -34.9% | 82.5% | 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 | 13.4" | 12.3" | 1991-2020 Normals |
| Distance to major airport | 3 mi | 26 mi | NASR current cycle |
| Average commute | 35.0 min | 31.2 min | 2024 ACS 5-Year |
| Median age | 35.4 | 34.9 | 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
Stockton-Lodi
Elevated or high exposure: drought, earthquake.
Modesto
Elevated or high exposure: drought, earthquake, heat wave.
Your best match
Weight what matters to you. Your preferences stay in this browser and never change either Area Score.
Stockton-Lodi
60
Your Score
52
Area Score
Modesto
58
Your Score
50
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Stockton-Lodi, CA Metro Area · Modesto, CA Metro Area · How this is calculated: methodology