Moreno Valley vs Tracy
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $503,700 in Moreno Valley and $699,000 in Tracy.
- Households earn more in Tracy ($121,119 vs $93,222 median).
- Moreno Valley has the warmer winter: January highs of 67°F vs 56°F.
- Moreno Valley has more scorching days: 104 a year at 90°F or hotter vs 82.
- Tracy is growing faster: +9.4% since 2020 vs +2.7%.
- Commutes are shorter in Moreno Valley (36 vs 43 minutes each way).
Side by side
| Moreno Valley, CA | Tracy, CA | |
|---|---|---|
| People | ||
| Population (2025) | 214,263 | 101,901 |
| Growth since 2020 | +2.7% | +9.4% |
| People per square mile | 4,176 | 3,869 |
| Median age | 32.5 | 35.6 |
| Bachelor's degree or higher | 18% | 29% |
| Money and housing | ||
| Median household income | $93,222 | $121,119 |
| Median home value | $503,700 | $699,000 |
| Home value to income | 5.4× | 5.8× |
| Median rent (with utilities) | $2,135 | $2,478 |
| Metro price level (US = 100) | 106.4 | 105.1 |
| Housing price level (US = 100) | 129.3 | 115.6 |
| $75,000 elsewhere equals | $79,800 | $78,800 |
| Homeowners | 63% | 65% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 35.5 | 42.5 |
| Work from home | 8% | 15% |
| Take public transit | 1% | 1% |
| Unemployment (2020-24 avg) | 7.1% | 5.5% |
| Poverty rate | 11.7% | 7.8% |
| Weather | ||
| January high / low | 67° / 41° | 56° / 41° |
| July high / low | 95° / 63° | 93° / 62° |
| Precipitation per year | 13 in | 12 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 104 | 82 |
| Nights below freezing | 3 | 10 |
| Comfortable months | 6 | 5 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Relatively High |
| FEMA risk score (lower is safer) | 99.9 | 98.6 |
| Good air days, 2025 | 7% | 60% |
| Home prices, past year | +0.8% | -1.8% |
| Home prices, past 5 years | +35.9% | +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: Moreno Valley: February to May and October to November. Tracy: March to May and October to November.
Full monthly tables: Moreno Valley 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 $79,800 in Moreno Valley and $78,800 in Tracy. Moving from Moreno Valley to Tracy, you would need about $74,000 to match a $75,000 salary.
Moving between Moreno Valley 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 Moreno Valley and Tracy.
Which would you pick?
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