Lake Forest vs Livermore
The short version
- Lake Forest is cheaper overall: prices in its metro run 2% lower than in the Livermore area (BEA 2024).
- The median home costs $937,000 in Lake Forest and $1,105,600 in Livermore.
- Households earn more in Livermore ($160,775 vs $135,175 median).
- Lake Forest has the warmer winter: January highs of 68°F vs 57°F.
- Lake Forest is growing faster: +0.5% since 2020 vs -5.1%.
- Commutes are shorter in Lake Forest (26 vs 30 minutes each way).
Side by side
| Lake Forest, CA | Livermore, CA | |
|---|---|---|
| People | ||
| Population (2025) | 86,333 | 83,457 |
| Growth since 2020 | +0.5% | -5.1% |
| People per square mile | 5,165 | 3,141 |
| Median age | 40.2 | 40.7 |
| Bachelor's degree or higher | 51% | 52% |
| Money and housing | ||
| Median household income | $135,175 | $160,775 |
| Median home value | $937,000 | $1,105,600 |
| Home value to income | 6.9× | 6.9× |
| Median rent (with utilities) | $2,672 | $2,677 |
| Metro price level (US = 100) | 113.6 | 115.6 |
| Housing price level (US = 100) | 170.4 | 194.7 |
| $75,000 elsewhere equals | $85,200 | $86,700 |
| Homeowners | 71% | 72% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 25.5 | 30.1 |
| Work from home | 24% | 22% |
| Take public transit | 1% | 3% |
| Unemployment (2020-24 avg) | 4.9% | 3.6% |
| Poverty rate | 8.5% | 4.9% |
| Weather | ||
| January high / low | 68° / 43° | 57° / 38° |
| July high / low | 85° / 61° | 88° / 57° |
| Precipitation per year | 14 in | 15 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 35 | 52 |
| Nights below freezing | 2 | 20 |
| Comfortable months | 10 | 5 |
| 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 | 11% | n/a |
| Home prices, past year | +3.3% | -4.8% |
| Home prices, past 5 years | +45.5% | +8.2% |
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: Lake Forest: October to July. Livermore: April to June and September to October.
Full monthly tables: Lake Forest weather by month and Livermore weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $85,200 in Lake Forest and $86,700 in Livermore. Moving from Lake Forest to Livermore, you would need about $76,400 to match a $75,000 salary.
Moving between Lake Forest and Livermore
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Lake Forest and Livermore.
Which would you pick?
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