Livermore vs Manteca
The short version
- Manteca is cheaper overall: prices in its metro run 9% lower than in the Livermore area (BEA 2024).
- The median home costs $589,900 in Manteca and $1,105,600 in Livermore.
- Households earn more in Livermore ($160,775 vs $97,055 median).
- Manteca has more scorching days: 88 a year at 90°F or hotter vs 52.
- Manteca is growing faster: +15.7% since 2020 vs -5.1%.
- Commutes are shorter in Livermore (30 vs 38 minutes each way).
Side by side
| Livermore, CA | Manteca, CA | |
|---|---|---|
| People | ||
| Population (2025) | 83,457 | 96,693 |
| Growth since 2020 | -5.1% | +15.7% |
| People per square mile | 3,141 | 4,442 |
| Median age | 40.7 | 36.8 |
| Bachelor's degree or higher | 52% | 22% |
| Money and housing | ||
| Median household income | $160,775 | $97,055 |
| Median home value | $1,105,600 | $589,900 |
| Home value to income | 6.9× | 6.1× |
| Median rent (with utilities) | $2,677 | $2,065 |
| Metro price level (US = 100) | 115.6 | 105.1 |
| Housing price level (US = 100) | 194.7 | 115.6 |
| $75,000 elsewhere equals | $86,700 | $78,800 |
| Homeowners | 72% | 72% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 30.1 | 37.6 |
| Work from home | 22% | 11% |
| Take public transit | 3% | 1% |
| Unemployment (2020-24 avg) | 3.6% | 5.8% |
| Poverty rate | 4.9% | 9.5% |
| Weather | ||
| January high / low | 57° / 38° | 57° / 39° |
| July high / low | 88° / 57° | 95° / 61° |
| Precipitation per year | 15 in | 13 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 52 | 88 |
| Nights below freezing | 20 | 19 |
| Comfortable months | 5 | 5 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Relatively High |
| FEMA risk score (lower is safer) | 99.8 | 98.6 |
| Good air days, 2025 | n/a | 60% |
| Home prices, past year | -4.8% | -1.8% |
| Home prices, past 5 years | +8.2% | +18.2% |
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: Livermore: April to June and September to October. Manteca: March to May and October to November.
Full monthly tables: Livermore weather by month and Manteca 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 Livermore and $78,800 in Manteca. Moving from Livermore to Manteca, you would need about $68,200 to match a $75,000 salary.
Moving between Livermore and Manteca
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Livermore and Manteca.
Which would you pick?
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