Signals
Tracy
Ripon
Opportunity
48 · Bottom 33%
vs44 · Bottom 24%
Growth
44 · Bottom 40%
vs68 · Top 19%
Climate
76 · Top 26%
vs76 · Top 26%
Physical resilience
25 · Bottom 21%
vs25 · Bottom 20%
Housing affordability
58 · Bottom 18%
vs76 · Bottom 42%
Access
95 · Top 35%
vs98 · Top 20%
Economic stability
70 · Top 29%
vs72 · Top 24%
Measured values
| Metric | Tracy | Ripon | Source period |
|---|---|---|---|
| Population | 96,966 | 16,201 | 2024 ACS 5-Year |
| Median household income | $121,119 | $133,380 | 2024 ACS 5-Year |
| Per capita income | $44,086 | $55,986 | 2024 ACS 5-Year |
| Population density | 3,682/sq mi | 3,030/sq mi | 2024 ACS 5-Year |
| Median home value | $699,000 | $704,800 | 2024 ACS 5-Year |
| Median gross rent | $2,478 | $1,851 | 2024 ACS 5-Year |
| Homeownership rate | 65.0% | 65.8% | 2024 ACS 5-Year |
| Unemployment rate | 5.1% | 6.2% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 28.5% | 29.4% | 2024 ACS 5-Year |
| Poverty rate | 7.8% | 5.4% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 184 | 55 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.9 | 3.4 | 12 months ending July 2026 |
| Permit change (year over year) | -64.9% | 1000.0% | 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" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 16 mi | 12 mi | NASR current cycle |
| Average commute | 44.1 min | 28.6 min | 2024 ACS 5-Year |
| Median age | 35.6 | 40.1 | 2024 ACS 5-Year |
| Public schools | 31 | 7 | 2024-25 school year |
| Students per teacher | 21.35 | 22.22 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 64.2% | 29.8% | 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
Tracy
Elevated or high exposure: drought, earthquake.
Ripon
Elevated or high exposure: drought, earthquake.
Full profiles: Tracy, CA · Ripon, CA · How this is calculated: methodology