Tracy vs Livermore
The short version
- Tracy is cheaper overall: prices in its metro run 9% lower than in the Livermore area (BEA 2024).
- The median home costs $699,000 in Tracy and $1,105,600 in Livermore.
- Households earn more in Livermore ($160,775 vs $121,119 median).
- Tracy has more scorching days: 82 a year at 90°F or hotter vs 52.
- Tracy is growing faster: +9.4% since 2020 vs -5.1%.
- Commutes are shorter in Livermore (30 vs 43 minutes each way).
Side by side
| Tracy, CA | Livermore, CA | |
|---|---|---|
| People | ||
| Population (2025) | 101,901 | 83,457 |
| Growth since 2020 | +9.4% | -5.1% |
| People per square mile | 3,869 | 3,141 |
| Median age | 35.6 | 40.7 |
| Bachelor's degree or higher | 29% | 52% |
| Money and housing | ||
| Median household income | $121,119 | $160,775 |
| Median home value | $699,000 | $1,105,600 |
| Home value to income | 5.8× | 6.9× |
| Median rent (with utilities) | $2,478 | $2,677 |
| Metro price level (US = 100) | 105.1 | 115.6 |
| Housing price level (US = 100) | 115.6 | 194.7 |
| $75,000 elsewhere equals | $78,800 | $86,700 |
| Homeowners | 65% | 72% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 42.5 | 30.1 |
| Work from home | 15% | 22% |
| Take public transit | 1% | 3% |
| Unemployment (2020-24 avg) | 5.5% | 3.6% |
| Poverty rate | 7.8% | 4.9% |
| Weather | ||
| January high / low | 56° / 41° | 57° / 38° |
| July high / low | 93° / 62° | 88° / 57° |
| Precipitation per year | 12 in | 15 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 82 | 52 |
| Nights below freezing | 10 | 20 |
| Comfortable months | 5 | 5 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively High | Very High |
| FEMA risk score (lower is safer) | 98.6 | 99.8 |
| Good air days, 2025 | 60% | n/a |
| Home prices, past year | -1.8% | -4.8% |
| Home prices, past 5 years | +18.2% | +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: Tracy: March to May and October to November. Livermore: April to June and September to October.
Full monthly tables: Tracy 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 $78,800 in Tracy and $86,700 in Livermore. Moving from Tracy to Livermore, you would need about $82,500 to match a $75,000 salary.
Moving between Tracy 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 Tracy and Livermore.
Which would you pick?
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