Concord vs Lake Forest
The short version
- Lake Forest is cheaper overall: prices in its metro run 2% lower than in the Concord area (BEA 2024).
- The median home costs $797,600 in Concord and $937,000 in Lake Forest.
- Households earn more in Lake Forest ($135,175 vs $108,709 median).
- Lake Forest has the warmer winter: January highs of 68°F vs 58°F.
- Lake Forest is growing faster: +0.5% since 2020 vs -1.7%.
- Commutes are shorter in Lake Forest (26 vs 33 minutes each way).
Side by side
| Concord, CA | Lake Forest, CA | |
|---|---|---|
| People | ||
| Population (2025) | 123,261 | 86,333 |
| Growth since 2020 | -1.7% | +0.5% |
| People per square mile | 4,032 | 5,165 |
| Median age | 39.1 | 40.2 |
| Bachelor's degree or higher | 38% | 51% |
| Money and housing | ||
| Median household income | $108,709 | $135,175 |
| Median home value | $797,600 | $937,000 |
| Home value to income | 7.3× | 6.9× |
| Median rent (with utilities) | $2,274 | $2,672 |
| Metro price level (US = 100) | 115.6 | 113.6 |
| Housing price level (US = 100) | 194.7 | 170.4 |
| $75,000 elsewhere equals | $86,700 | $85,200 |
| Homeowners | 62% | 71% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 32.6 | 25.5 |
| Work from home | 18% | 24% |
| Take public transit | 6% | 1% |
| Unemployment (2020-24 avg) | 5.4% | 4.9% |
| Poverty rate | 8.2% | 8.5% |
| Weather | ||
| January high / low | 58° / 41° | 68° / 43° |
| July high / low | 88° / 59° | 85° / 61° |
| Precipitation per year | 16 in | 14 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 51 | 35 |
| Nights below freezing | 8 | 2 |
| Comfortable months | 8 | 10 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Very High |
| FEMA risk score (lower is safer) | 99.5 | 99.8 |
| Good air days, 2025 | n/a | 11% |
| Home prices, past year | -4.8% | +3.3% |
| Home prices, past 5 years | +8.2% | +45.5% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: Concord: February to June and September to November. Lake Forest: October to July.
Full monthly tables: Concord weather by month and Lake Forest weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $86,700 in Concord and $85,200 in Lake Forest. Moving from Concord to Lake Forest, you would need about $73,700 to match a $75,000 salary.
Moving between Concord and Lake Forest
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Concord and Lake Forest.
Which would you pick?
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