Living in Tracy, CA
Tracy is the 330th-largest city in the US, home to about 102,000 people in 2025. It is growing fast: up 9.4% since 2020. Prices across the metro area run above the national average (105.1 on an index where the US is 100).
- Population, 2025
- 101,901+9.4% since 2020
- Median home value
- $699,0005.8 years of median income
- Median rent
- $2,478/morent plus utilities
- Household income
- $121,119median, per year
- Price level
- 105.1US average = 100
- January / July highs
- 56° / 93°lows 41° / 62°
- Average commute
- 43 min15% work from home
- State income tax
- 13.3%top rate, graduated
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County: San Joaquin County
Time zone: Pacific Time (UTC-8, UTC-7 in summer)
Elevation: about 52 ft
Metro area: Stockton-Lodi, CA
Cost of living in Tracy
The median home in Tracy is worth $699,000 and the median household earns $121,119 a year, so a typical home costs about 5.8 years of income. Median gross rent (rent plus utilities) is $2,478 a month, about 25% of the median household's income. BEA puts overall prices in the Stockton-Lodi, CA metro area at 105.1, with housing at 115.6 and goods at 105.2 (US = 100). In practice, a $75,000 salary in an average-priced place stretches about as far as $78,800 here. California taxes wages at a top rate of 13.3%. The average combined state and local sales tax in California is 9.03%.
What would my salary be worth in Tracy?
Tracy weather
Average highs run from 56°F in January to 93°F in July, and January nights average 40°F. It gets 12 inches of rain and melted snow a year, with almost no snow. Expect about 82 days a year at 90°F or hotter. The most comfortable months are March to May and October to November.
Month-by-month weather and the best time to visit Tracy
People and work
The median resident is 35.6 years old, and 28% of adults 25 and older hold a bachelor's degree or higher. 65% of households own their home. The average one-way commute is 42 minutes; 15% of workers work from home.
- Median age
- 35.6222nd youngest of 546
- Bachelor's or higher
- 29%adults 25+
- Homeowners
- 65%of households
- People per sq mile
- 3,86926.3 sq mi of land
- Take transit to work
- 1%1% walk, 0.5% bike
- Unemployment
- 5.5%2020-2024 average
- Poverty rate
- 7.8%of residents
- Typical home built
- 1995median year
Who moves to Tracy, and where people go
From farther away, newcomers most often come from Los Angeles (Los Angeles County), Fresno (Fresno County) and San Diego (San Diego County). People who leave for somewhere more than 100 miles away most often head to Los Angeles (Los Angeles County), Las Vegas (Clark County) and Phoenix (Maricopa County). See the map and full lists
IRS county-to-county migration, 2022 to 2023 tax years. Where Americans are moving.
Natural hazards, home prices and air quality
Natural hazard risk
Relatively High
FEMA rating for San Joaquin County, scored against every US county. Biggest risks: drought, inland flooding, earthquake, heat wave.
Home prices
-1.8% in a year
Up 18% over five years. FHFA house price index for the Stockton-Lodi, CA area, 2026 Q2.
Air quality, 2025
60% good days
0 days unhealthy at least for sensitive groups. EPA daily air quality index for the Stockton-Lodi, CA area (365 days measured).
FEMA National Risk Index (December 2025) combines expected losses from 18 natural hazards with how vulnerable and resilient the community is. It describes the county, not your street; check flood maps for a specific address at FEMA's Flood Map Service Center.
Pros and cons of living in Tracy
Data points come from the official sources on this page. Points marked Local come from people who live here, are read by a person before they appear, and are ranked by readers.
Pros
- Data The city is growing fast (+9.4% since 2020), a sign of jobs and new housing.
Cons
- Data California's top income tax rate is 13.3%, among the highest in the country.
- Data Sales tax is high: 9.03% on average with local taxes.
- Data Commutes are long: 42 minutes each way on average.
Tracy report card from locals
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Cities near Tracy
| City | Distance | Population | Home value | Price level | |
|---|---|---|---|---|---|
| Manteca, CA | 13 mi | 96,693 | $589,900 | 105.1 | Compare |
| Livermore, CA | 18 mi | 83,457 | $1,105,600 | 115.6 | Compare |
| Stockton, CA | 18 mi | 324,597 | $440,900 | 105.1 | Compare |
| Modesto, CA | 24 mi | 219,652 | $442,700 | 104.1 | Compare |
| Antioch, CA | 26 mi | 118,958 | $629,700 | 115.6 | Compare |
| San Ramon, CA | 26 mi | 86,209 | $1,509,500 | 115.6 | Compare |
Straight-line distance between city centers.
Cities with a similar profile
Closest match on climate, price level, size, income and median age, outside the immediate area.
Compare Tracy with another city
Frequently asked questions
Is Tracy a good place to live?
It depends on what you need. The numbers show a growing population; the trade-offs are long commutes. Compare Tracy side by side with another city to see how it stacks up for you.
What is the population of Tracy?
The Census Bureau estimates Tracy had 101,901 residents on July 1, 2025, compared with 93,146 in April 2020 (+9.4%).
How much do you need to earn to live in Tracy?
Using BEA price levels, a $75,000 salary in an average-priced US city buys about the same as $78,800 in the Tracy area. The median household here earns $121,119.
When is the best time to visit Tracy?
By the 1991-2020 climate normals, March to May and October to November are the most comfortable months. July averages 93°F and January 56°F for daytime highs.
What county is Tracy in?
Tracy is in San Joaquin County, California. Source: Census Bureau 2020 geography.
What time zone is Tracy in?
Tracy is on Pacific Time (UTC-8, or UTC-7 during daylight saving time from March to November).
What is the elevation of Tracy?
About 52 feet above sea level at the city center. Elevation varies across the city.
Does California have a state income tax?
Yes. California has a graduated income tax with a top rate of 13.3% for 2026. Some cities add a local income tax, which is not included here.
Sources
Population: Census Bureau Vintage 2025 estimates (July 1, 2025). Income, housing, education and commuting: American Community Survey 2020-2024 5-year estimates for the city of Tracy. Price levels: BEA Regional Price Parities 2024 for the Stockton-Lodi, CA metro area. Weather: NOAA 1991-2020 normals, Tracy Pumping Plt, CA station. Taxes: Tax Foundation 2026. How we get our numbers.