Scotts Valley receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Watsonville
Scotts Valley
Opportunity
31 · Bottom 7%
vs50 · Bottom 37%
Growth
37 · Bottom 28%
vs71 · Top 16%
Climate
81 · Top 15%
vs81 · Top 15%
Physical resilience
24 · Bottom 18%
vs24 · Bottom 18%
Housing affordability
31 · Bottom 1%
vs56 · Bottom 16%
Access
84 · Bottom 28%
vs91 · Bottom 46%
Economic stability
52 · Bottom 35%
vs68 · Top 33%
Measured values
| Metric | Watsonville | Scotts Valley | Source period |
|---|---|---|---|
| Population | 51,712 | 12,044 | 2024 ACS 5-Year |
| Median household income | $78,393 | $143,750 | 2024 ACS 5-Year |
| Per capita income | $28,021 | $82,921 | 2024 ACS 5-Year |
| Population density | 7,620/sq mi | 2,608/sq mi | 2024 ACS 5-Year |
| Median home value | $686,000 | $1,105,700 | 2024 ACS 5-Year |
| Median gross rent | $1,889 | $2,491 | 2024 ACS 5-Year |
| Homeownership rate | 44.8% | 73.6% | 2024 ACS 5-Year |
| Unemployment rate | 7.1% | 5.2% | June 2026 |
| Employment change (year over year) | -2.0% | -2.0% | June 2026 |
| Bachelor's degree or higher | 12.4% | 55.6% | 2024 ACS 5-Year |
| Poverty rate | 14.7% | 5.9% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 75 | 171 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.5 | 14.2 | 12 months ending July 2026 |
| Permit change (year over year) | -5.1% | 1454.5% | 12 months ending July 2026 |
| Average July high | 72°F | 72°F | 1991-2020 Normals |
| Average January low | 40°F | 40°F | 1991-2020 Normals |
| Annual precipitation | 22.4" | 22.4" | 1991-2020 Normals |
| Distance to major airport | 32 mi | 22 mi | NASR current cycle |
| Average commute | 28.7 min | 26.7 min | 2024 ACS 5-Year |
| Median age | 33.8 | 47.3 | 2024 ACS 5-Year |
| Public schools | 1 | 3 | 2024-25 school year |
| Students per teacher | 25.21 | 21.36 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 91.4% | 11.2% | 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
Watsonville
Elevated or high exposure: drought, earthquake, inland flooding.
Scotts Valley
Elevated or high exposure: drought, earthquake, inland flooding.
Your best match
Weight what matters to you. Your preferences stay in this browser and never change either Area Score.
Watsonville
49
Your Score
42
Area Score
Scotts Valley
63
Your Score
57
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Watsonville, CA · Scotts Valley, CA · How this is calculated: methodology