The Town FilesTracy, California
City in San Joaquin County · population 93,000 (2020 Census)
- Median home
- $699,000
- Household income
- $121,119
- Jan low / Jul high
- 36° / 93°
- Snow a year
- 0 in
- Tornadoes ≤10 mi since 1950
- 3
- Median age
- 35.6
Tracy is a city of 93,000 people in San Joaquin County, California. The median home is worth $699,000, above the typical California town ($596,900). It ranks more of a college town than 85% of California towns, more vibrant than 80% of California towns, more walkable than 77% of California towns.
How Tracy ranks
Percentile among California towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of California towns.
Homes and cost of living
The median home in Tracy is worth $699,000, above the typical California town ($596,900). Homes cost about 5.8 times the median household income of $121,119, which is more affordable than 61% of California towns. Median rent is $2,478 a month. 65.0% of households own their home.
| Housing | Tracy | Typical California town |
|---|---|---|
| Median home value | $699,000 | $596,900 |
| Median rent | $2,478 | $1,827 |
| Median household income | $121,119 | $91,557 |
| Home value ÷ income | 5.8× | 6.4× |
| Homeownership | 65.0% | 67.4% |
| Median year built | 1995 | 1977 |
| Seasonal / vacation homes | 0.2% | — |
Who lives in Tracy
| People | Tracy | Typical California town |
|---|---|---|
| Median age | 35.6 | 40.2 |
| Age 65 and over | 11.3% | 17.7% |
| Under 18 | 26.5% | — |
| Bachelor's degree or higher | 28.5% | 27.7% |
| Below the poverty line | 7.8% | 10.3% |
| Veterans | 4.0% | — |
| Born outside the U.S. | 28.8% | — |
| Work from home | 14.7% | 13.4% |
| Average commute | 42.5 min | 27.5 min |
| Homes with broadband | 95.2% | 93.3% |
Weather in Tracy
July highs average 93.2°F and January lows 36.4°F. About 12.7 inches of rain and melted snow fall a year, with 0.0 inches of snow (typical California town: 0.0 in). Expect about 80 days a year at 90°F or hotter and 26 nights at or below freezing.
Tornadoes, storms and disasters
3 tornadoes have passed within 10 miles of Tracy since 1950, compared with 2 for the typical California town. The strongest, an F0, struck on December 26, 2005 about 1.9 miles from the town center. The most recent was on December 26, 2005.
Hail of 1 inch or larger has been reported within 10 miles 1 times; the largest was 1.00 inches on March 31, 2013.
Severe weather in San Joaquin County since 1996
San Joaquin County has been included in 25 federal disaster or emergency declarations since 1953, most often for flood, drought, freezing.
| Declared | Incident | Declaration |
|---|---|---|
| April 3, 2023 | Severe Storm | DR-4699: Severe Winter Storms, Straight-Line Winds, Flooding, Landslides, And Mudslides |
| March 10, 2023 | Flood | EM-3592: Severe Winter Storms, Flooding, Landslides, And Mudslides |
| January 14, 2023 | Flood | DR-4683: Severe Winter Storms, Flooding, Landslides, And Mudslides |
| January 9, 2023 | Flood | EM-3591: Severe Winter Storms, Flooding, And Mudslides |
| March 22, 2020 | Biological | DR-4482: Covid-19 Pandemic |
Jobs and pay in San Joaquin County
San Joaquin County had 287,828 jobs in 2024, paying an average of $63,300 a year. Unemployment was 6.2% in 2023; in Tracy itself the ACS puts it at 5.5%.
Public schools in Tracy
34 public schools with 19,782 students, about 21.7 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| Merrill F. West High | 9-12 | 2,066 | 22.5 |
| Tracy High | 9-12 | 1,722 | 23.0 |
| John C. Kimball High | 9-12 | 1,654 | 25.1 |
| George Kelly Elementary | K-8 | 926 | 22.6 |
| Tom Hawkins Elementary | K-8 | 918 | 22.4 |
| Delta Charter (charter) | K-12 | 811 | 16.6 |
| South/West Park Elementary | K-5 | 809 | 21.9 |
| Anthony C. Traina Elementary | K-8 | 805 | 24.4 |
| Art Freiler | K-8 | 766 | 21.9 |
| Earle E. Williams Middle | 6-8 | 757 | 20.5 |
| North Elementary | K-8 | 731 | 21.5 |
| Monte Vista Middle | 6-8 | 715 | 18.8 |
Towns near Tracy
- Mountain House, CA5.9 mi · 24,499 people · home $946,900
- Lathrop, CA9.2 mi · 28,701 people · home $643,600
- Manteca, CA13.2 mi · 83,498 people · home $589,900
- French Camp, CA13.6 mi · 3,770 people · home $386,600
- Discovery Bay, CA14.8 mi · 15,358 people · home $832,000
- Livermore, CA17.0 mi · 87,955 people · home $1,105,600
- Ripon, CA17.6 mi · 16,013 people · home $704,800
- Country Club, CA17.7 mi · 10,777 people · home $382,500
Tracy questions
Is Tracy, California a good place to retire?
On The Town Files lifestyle rankings, Tracy scores better for retirees than 16% of California towns and quieter than 10%. 11.3% of residents are 65 or older (median age 35.6).
How much does a house cost in Tracy?
The median owner-occupied home in Tracy is valued at $699,000 (Census ACS 2020–2024), against a median household income of $121,119, so homes cost about 5.8 times income. Median rent is $2,478 a month.
What is the weather like in Tracy?
July highs average 93.2°F and January lows 36.4°F (NOAA 1991–2020 normals). It gets about 12.7 inches of precipitation a year and 0.0 inches of snow.
Does Tracy get tornadoes?
3 tornadoes have passed within 10 miles of Tracy since 1950 (NOAA Storm Events); the strongest was a F0 on December 26, 2005. The typical California town has had 2.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)