Stockton vs Tracy
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $440,900 in Stockton and $699,000 in Tracy.
- Households earn more in Tracy ($121,119 vs $79,907 median).
- Tracy is growing faster: +9.4% since 2020 vs +1.2%.
- Commutes are shorter in Stockton (32 vs 43 minutes each way).
Side by side
| Stockton, CA | Tracy, CA | |
|---|---|---|
| People | ||
| Population (2025) | 324,597 | 101,901 |
| Growth since 2020 | +1.2% | +9.4% |
| People per square mile | 5,128 | 3,869 |
| Median age | 33.9 | 35.6 |
| Bachelor's degree or higher | 20% | 29% |
| Money and housing | ||
| Median household income | $79,907 | $121,119 |
| Median home value | $440,900 | $699,000 |
| Home value to income | 5.5× | 5.8× |
| Median rent (with utilities) | $1,577 | $2,478 |
| Metro price level (US = 100) | 105.1 | 105.1 |
| Housing price level (US = 100) | 115.6 | 115.6 |
| $75,000 elsewhere equals | $78,800 | $78,800 |
| Homeowners | 54% | 65% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 31.7 | 42.5 |
| Work from home | 8% | 15% |
| Take public transit | 1% | 1% |
| Unemployment (2020-24 avg) | 8.6% | 5.5% |
| Poverty rate | 15.5% | 7.8% |
| Weather | ||
| January high / low | 58° / 39° | 56° / 41° |
| July high / low | 95° / 61° | 93° / 62° |
| Precipitation per year | 17 in | 12 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 90 | 82 |
| Nights below freezing | 25 | 10 |
| Comfortable months | 6 | 5 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively High | Relatively High |
| FEMA risk score (lower is safer) | 98.6 | 98.6 |
| Good air days, 2025 | 60% | 60% |
| Home prices, past year | -1.8% | -1.8% |
| Home prices, past 5 years | +18.2% | +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: Stockton: February to May and October to November. Tracy: March to May and October to November.
Full monthly tables: Stockton 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 $78,800 in Stockton and $78,800 in Tracy. Moving from Stockton to Tracy, you would need about $75,000 to match a $75,000 salary.
Which would you pick?
One vote per person. Results show after you vote.