Fremont vs Irvine
The short version
- Irvine is cheaper overall: prices in its metro run 2% lower than in the Fremont area (BEA 2024).
- The median home costs $1,191,500 in Irvine and $1,403,800 in Fremont.
- Households earn more in Fremont ($181,506 vs $136,719 median).
- Irvine has the warmer winter: January highs of 67°F vs 59°F.
- Irvine is growing faster: +3.6% since 2020 vs -1.8%.
- Commutes are shorter in Irvine (25 vs 30 minutes each way).
Side by side
| Fremont, CA | Irvine, CA | |
|---|---|---|
| People | ||
| Population (2025) | 226,442 | 318,764 |
| Growth since 2020 | -1.8% | +3.6% |
| People per square mile | 2,899 | 4,858 |
| Median age | 39.1 | 34.0 |
| Bachelor's degree or higher | 64% | 71% |
| Money and housing | ||
| Median household income | $181,506 | $136,719 |
| Median home value | $1,403,800 | $1,191,500 |
| Home value to income | 7.7× | 8.7× |
| Median rent (with utilities) | $2,933 | $2,997 |
| 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 | 61% | 45% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 30.3 | 24.7 |
| Work from home | 32% | 28% |
| Take public transit | 4% | 1% |
| Unemployment (2020-24 avg) | 4.7% | 5.9% |
| Poverty rate | 5.2% | 10.8% |
| Weather | ||
| January high / low | 59° / 43° | 67° / 49° |
| July high / low | 78° / 57° | 79° / 66° |
| Precipitation per year | 16 in | 11 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 12 | 13 |
| Nights below freezing | 3 | 0 |
| Comfortable months | 9 | 12 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Very High |
| FEMA risk score (lower is safer) | 99.8 | 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: Fremont: March to November. Irvine: January to December.
Full monthly tables: Fremont weather by month and Irvine 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 Fremont and $85,200 in Irvine. Moving from Fremont to Irvine, you would need about $73,700 to match a $75,000 salary.
Moving between Fremont and Irvine
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Fremont and Irvine.
Which would you pick?
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