Each edition grades its towns against each other only.
For a city of 101,901, Tracy does unevenly: it grades C, 372nd among California's 841 graded towns. It is more walkable than 80% of U.S. towns. The trade-offs: homes are expensive, about $668K for a typical one and 7.2 times the Stockton metro’s $92K median household income, and FEMA rates its natural-hazard risk higher than 76% of U.S. communities, with earthquakes at the top. Tracy’s typical journey to work is 43 minutes, against 28 minutes in California’s towns and 25 minutes across U.S. towns. Tracy's civic life (library use, community groups, volunteering) trails 94% of U.S. towns. Tracy has 5 places on the National Register of Historic Places, among them Tracy City Hall and Jail and Bank of Tracy.
Where Tracy beats most towns.
82,922 counted in 2010 and 93,000 in 2020; an estimated 101,901 in 2025.
Growth hasn’t slowed: 9.4% since 2020, after 12.2% in the decade before.
U.S. Census 2010 & 2020 counts · Census Bureau estimate, July 1, 2025
Each subject compared with towns across the country (schools within California), ordered by how far Tracy is from typical.
How TownRatings grades towns →
Census counts: 596 in 1910, 93,000 in 2020. The archive holds 23 old photos and papers going back to 1899 and 6 maps from 1916 on.
5 places on the National Register of Historic Places.
Who provides power, water and the rest in Tracy, and how to reach them.
EPA SDWIS (Oct 9, 2026) · HIFLD + EIA-861 2025 · Census 2020 ZCTAs · NCES 2024–25 · registration: vote.gov, updated Nov 18, 2024.
Ordered by what stands out in Tracy.
Tracy trades workers with Livermore and other neighbors, has home values still below their peak and owes part of its health edge to its incomes.
Federal disaster aid has reached households in Tracy after 2 declared disasters, most recently in 2022. FEMA puts 58% of the town’s expected hazard losses down to earthquakes, and 38% to inland flooding. Since 1983, Tracy has seen 7 flood insurance claims paid out.
FEMA disaster declarations and aid · FEMA flood insurance claims · FEMA National Risk Index · OpenFEMA
Its public schools are run by the Tracy Joint Unified school district. Of its 30 schools, two are listed below, each with the reason. The 6 public schools in Tracy teach 4,763 students between them.
| School | Level | Students | Letter |
|---|---|---|---|
| George Kelly ElementaryLargest public elementary schoolGrades K–8 | Grades K–8 | 929 | B |
| Merrill F. West HighLargest public high schoolGrades 9–12 | Grades 9–12 | 1,920 | B |
NCES · EDFacts · graded within CA on state tests and graduation
Against the 5,594 U.S. towns with household incomes like Tracy’s, it is less healthy than 67%: its national edge comes with its incomes.
In Tracy, 28% of adults have high blood pressure, and 20% have been diagnosed with depression. 70% of Tracy adults had a checkup this year.
| Tracy | California towns | U.S. towns | |
|---|---|---|---|
| Yearly checkup (CDC PLACES) | 70% | 72% | 79% |
| High blood pressure (CDC PLACES) | 28% | 31% | 35% |
| Depression (CDC PLACES) | 20% | 22% | 23% |
| Sleep under 7 hours (CDC PLACES) | 38% | 35% | 36% |
| What stands out | Tracy | CA |
|---|---|---|
| Fewer adults who have had cancer | 5.3% | 6.4% |
| Fewer adults with heart disease | 4.7% | 5.6% |
CDC PLACES 2025 · modeled estimates for adults · CMS · HRSA
July afternoons reach 92°, January nights drop to 39° and snow is almost unheard of.
NOAA U.S. Climate Normals, 1991–2020
Reported crimes fell from 1,908 to 1,553 over the last three FBI years, a drop beyond ordinary year-to-year swings.
Within California, it does better than 63% of towns. Tracy’s violent offense rate is 1.9 per 1,000 residents.
| Tracy | California towns | U.S. towns | |
|---|---|---|---|
| Violent crimes per 1,000 (2025) | 1.9 per 1,000 residents | 2.9 | 1.6 |
| Property crimes per 1,000 (2025) | 13.3 per 1,000 residents | 13.4 | 9.9 |
FBI crime data, 2025 · crimes reported to police
Tracy has about as many jobs (41,160) as working residents, but only 6,578 people both live and work here. The average commute takes 42.5 minutes, against 28.7 across California.
Jobs in Tracy grew by 23,797 from 2013 to 2023, reaching 41,160. Most people who work leave Tracy to do it: just 17% work in town. The middle household income here is $121,000. Half the trips to work are shorter than 29 miles.
| Tracy | California towns | U.S. towns | |
|---|---|---|---|
| Median household income | $121,000 | $95,000 | $80,000 |
| Working residents who work in town | 17% | 6.6% | 8% |
| Work from home | 15% | 14% | 11% |
| Below the poverty line | 7.8% | 10% | 9.6% |
Census LEHD 2023 · ACS
The biggest park or preserve is Legacy Fields Sports Complex, at 77 acres. Walkers can cover 11 miles of trail in 76 parks and preserves. For Tracy, the trail network density is 0.4 miles per square mile.
| Tracy | California towns | U.S. towns | |
|---|---|---|---|
| Miles of trail per square mile | 0.4 miles per square mile | 1.0 | 0.4 |
| Conserved land | 2.3% | 4.3% | 4.3% |
| Biggest places to walk | Trails | Acres |
|---|---|---|
| 1. Veteran's Park | 1.1 mi | 16 |
| 2. Gene Birk Park | 0.8 mi | 13 |
| 3. Lincoln Park | 0.7 mi | 13 |
Trails & parks © OpenStreetMap contributors · Conserved land: USGS PAD-US
The typical value, about $668K, is 14% below its June 2022 peak.
The midpoint rent for Tracy comes to $2,478 a month. Homes in the town are typically worth about $668,000, down 4.1% in a year, 12% below the California typical home. A home in Tracy typically sold within 23 days of listing.
| Tracy | California towns | U.S. towns | |
|---|---|---|---|
| Median rent | $2,478 a month | $1,895 a month | $1,185 a month |
| Households that own their home | 65% | 64% | 73% |
| Renters paying 30%+ of income on rent | 52% | 55% | 48% |
Census ACS, 2020–24 · Zillow Home Value Index · Redfin Data Center
For Tracy, the median age is 35.6 years. Children under 18 are 27% of residents (22% statewide); people 65 and older are 11% of residents (16% statewide). The town is growing: up 9.4% since 2020, to 101,901 residents (2025 estimate). California has 37% of adults 25 and older with a bachelor’s degree or more; here it is 29%.
| Tracy | California towns | U.S. towns | |
|---|---|---|---|
| Aged 65 or older | 11% | 16% | 18% |
| Under 18 | 27% | 22% | 22% |
| Median age | 35.6 years | 39.1 years | 40.5 years |
50% women, 50% men
That’s an even split within the survey’s margin of ±1 point. Across California, 50.1% of residents are women. Median age: women 36.5, men 34.2.
| Tracy | CA | U.S. | |
|---|---|---|---|
| Under 10 | 13.2% | 11.4% | 11.6% |
| 10 to 17 | 13.3% | 10.5% | 10.3% |
| 18 to 24 | 8.8% | 9.1% | 9.1% |
| 25 to 34 | 13.6% | 14.8% | 13.7% |
| 35 to 44 | 15.5% | 13.9% | 13.2% |
| 45 to 54 | 12.9% | 12.5% | 12.2% |
| 55 to 64 | 11.3% | 12.1% | 12.7% |
| 65 to 74 | 7.4% | 9.2% | 10.2% |
| 75 and older | 3.9% | 6.5% | 7% |
| No diploma | 16.1% | 15.3% | 10.4% |
| High school | 24.9% | 20.5% | 26% |
| Some college | 21.2% | 19.3% | 19.1% |
| Associate’s | 9.2% | 7.9% | 8.8% |
| Bachelor’s | 20.4% | 22.7% | 21.6% |
| Graduate | 8.1% | 14.4% | 14.1% |
Census population estimates, 2025 · U.S. Census Bureau · ACS 2020-2024 5-year estimates
Museums, parks, gardens and other places to visit around Tracy. Close and well known come first.
Big draw36 mi Stadium & arenaLevi's Stadium
Big draw37 mi Theme parkCalifornia's Great America
37 mi Stadium & arenaSAP Center
27 mi MountainMount Diablo
37 mi Stadium & arenaPayPal Park
36 mi Stadium & arenaCEFCU StadiumLevi's Stadium: Matthew Roth, CC BY-SA 2.0 · California's Great America: Oleg Alexandrov, CC BY-SA 4.0 · SAP Center: Dicklyon, CC BY-SA 4.0 · Mount Diablo: Trurl66, Public domain · PayPal Park: Jbburgess0, CC BY-SA 4.0 · CEFCU Stadium: Sjsualum at English Wikipedia, Public domain
None within 15 miles of Tracy; the nearest are
About 7 of every 100 Tracy residents are enrolled in college, about the same as California.
5 places in Tracy on the National Register of Historic Places.
8 notable people were born in Tracy.
City in California, United States
Tracy is the second-most populous city in San Joaquin County, California, United States. Its population was 93,000 at the 2020 census and estimated at 101,901 in 2025. Tracy is located inside a geographic triangle formed by Interstate 205 on the north side of the city, Interstate 5 to the east, and Interstate 580 to the southwest.
From Wikipedia, licensed CC BY-SA 4.0 · facts via Wikidata (CC0)
Short answers, built from the data on this page.
Tracy grades C overall, better than 31% of U.S. towns and #372 of 841 in California. It grades B+ for health, C+ for safety and B for schools. Cost of living is its weak spot, with a D−.
Within California, it does better than 63% of towns.
Yes. Cost of living, which also weighs rents, property taxes and how many households pay 30% or more of their income for housing, grades D−.
8 notable people were born here, including Dev and Richard Pombo.
