Modesto vs Tracy
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $442,700 in Modesto and $699,000 in Tracy.
- Households earn more in Tracy ($121,119 vs $79,891 median).
- Tracy is growing faster: +9.4% since 2020 vs +0.5%.
- Commutes are shorter in Modesto (30 vs 43 minutes each way).
Side by side
| Modesto, CA | Tracy, CA | |
|---|---|---|
| People | ||
| Population (2025) | 219,652 | 101,901 |
| Growth since 2020 | +0.5% | +9.4% |
| People per square mile | 5,066 | 3,869 |
| Median age | 35.1 | 35.6 |
| Bachelor's degree or higher | 21% | 29% |
| Money and housing | ||
| Median household income | $79,891 | $121,119 |
| Median home value | $442,700 | $699,000 |
| Home value to income | 5.5× | 5.8× |
| Median rent (with utilities) | $1,690 | $2,478 |
| Metro price level (US = 100) | 104.1 | 105.1 |
| Housing price level (US = 100) | 108.5 | 115.6 |
| $75,000 elsewhere equals | $78,100 | $78,800 |
| Homeowners | 59% | 65% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 30.2 | 42.5 |
| Work from home | 8% | 15% |
| Take public transit | 2% | 1% |
| Unemployment (2020-24 avg) | 7.2% | 5.5% |
| Poverty rate | 13.3% | 7.8% |
| Weather | ||
| January high / low | 56° / 39° | 56° / 41° |
| July high / low | 95° / 63° | 93° / 62° |
| Precipitation per year | 12 in | 12 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 90 | 82 |
| Nights below freezing | 12 | 10 |
| Comfortable months | 5 | 5 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively High | Relatively High |
| FEMA risk score (lower is safer) | 96.9 | 98.6 |
| Good air days, 2025 | 50% | 60% |
| Home prices, past year | +2.8% | -1.8% |
| Home prices, past 5 years | +25.8% | +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: Modesto: March to May and October to November. Tracy: March to May and October to November.
Full monthly tables: Modesto weather by month and Tracy weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $78,100 in Modesto and $78,800 in Tracy. Moving from Modesto to Tracy, you would need about $75,700 to match a $75,000 salary.
Moving between Modesto and Tracy
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Modesto and Tracy.
Which would you pick?
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