City profile · California · Census ACS 2023

Discovery Bay, CA

Discovery Bay's Census ACS profile: residents, income, housing, and the joined public-record layers available for this place.

15,243
Residents
$154,792
Median income
$789,400
Median home
$2,053
Median rent (state)
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State rank, size-class rank, and four peer cities for Discovery Bay.

Place dossier plate

Sheet CA-DISCOVERY-BAY-CA · Discovery Bay, CA 15,243 pop · income 95th pct

POP-TOWN · INC-TOP · COL-ABOVE · SAFE-UNK · RANK-TOP · PHOTO-FINISH · HOME-TOP · BOOK-UNK

  • POP-TOWN 15,243
  • INC-TOP $154,792
  • COL-ABOVE 110.7
  • SAFE-UNK Safety pending
  • RANK-TOP 95th
  • PHOTO-FINISH ≈ Falls Church
  • HOME-TOP $789,400
  • BOOK-UNK Tracts pending

Nearest income peer: Falls Church, VA ( $58 income $)

Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.

Income neighbourhood around Discovery Bay

Lowest/highest poles plus peers nearest Discovery Bay on median household income. Full ladder: /browse and /rankings.

median HH income

What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.

Source U.S. Census Bureau · ACS 5-Year Estimates As of 2026-08-08

Compare beyond this state

Nationwide peers by population, income

Out-of-state nearest neighbors for Discovery Bay on ACS population and median household income . Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.

Similar population

Nearest out-of-state cities by ACS population. This city: 15,243.

4 peers

Similar household income

Nearest out-of-state cities by ACS median household income. This city: $154,792. Population peers are excluded.

4 peers

Discovery Bay - the verdict

Nationally, Discovery Bay sits in the 95th percentile for household income among US cities with a population of 1,000 or more. Source: Census ACS.

95th
percentile, household income
94th
percentile, home value
88th
percentile, median rent
📝 How we sourced this

Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.

Data Snapshot: Discovery Bay, CA

Census ACS 2023 estimates count 15,243 residents in Discovery Bay, a small town within California. Households in Discovery Bay report a median income of $154,792 per year, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 5.0%. Discovery Bay's housing stock carries a median value of $789,400, and the median resident age is 44.4 years. 33.1% of adults here have a bachelor's degree or higher; 57.3% of working-age residents are in the labor force.

The city is served by 3 public schools according to NCES Common Core of Data.

California carries a cost-of-living premium: on BEA's 100-equals-national-average cost index, California scores 110.7 (Well Above Average), per the 2024 Regional Price Parities release. HUD Fair Market Rent for a typical two-bedroom in this state is $2,053 per month. Statewide, average monthly utility bills in California run around $275, per EIA 2023 residential energy data. On FEMA's National Risk Index, this area rates 88.7 out of 100 for natural-hazard exposure (Very High).

A decision-led reading path

Useful questions to ask of Discovery Bay's data

How this reading path is ordered

This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from housing and income to schools and households to comparison shortlist to work and mobility; another city can have a different sequence or fewer supported layers because the source joins are not uniform.

For Discovery Bay, city-specific coverage includes matched public-school count, commute-mode shares. No matched row is reported here for local building permits, FBI reported-crime rates, within-city Census tract profiles, annual population history; the page leaves those layers out instead of substituting a statewide or national value.

Question 1

How far does income reach against housing in Discovery Bay?

The home-value-to-income reference is comparatively stretched: the ACS median home value is 5.1 times median household income. The ACS poverty estimate is 5.0%, which keeps the citywide median from describing every household.

This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Housing value is high relative to the citywide income median. That flags a question for comparison, not a verdict: tenure, household composition, financing costs, and the age of the ACS estimate can all change what a resident actually pays.

Compare the housing trade-off →

Question 2

What does the education layer cover for Discovery Bay?

The NCES join finds 3 public schools within the city match. 33.1% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.

The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.

See how the family ranking is built →

Question 3

Which cities make useful reference points for Discovery Bay?

Within California, the closest population matches are Vincent (15,151 residents, $99,157 income); Coto de Caza (15,363 residents, $232,470 income); La Palma (15,375 residents, $115,833 income). Outside the state, the closest population matches in this dataset are Asbury Park, NJ (15,239 residents); Brunswick, GA (15,248 residents); Phillipsburg, NJ (15,251 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.

Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching.

Open a side-by-side comparison →

4. Work and mobility

What does the journey to work look like in Discovery Bay?

Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. Remote work has a visible role in the local pattern. That can reduce commute exposure for some workers, but it says nothing about job availability or broadband quality; read it alongside income and housing rather than as a stand-alone lifestyle score.

Driving alone is the largest reported mode at 66.9%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.

Compare commute patterns →

Population

15,243 residents

Small city (10k–49k)

Median Household Income

$154,792 /yr

Top-decile income · poverty 5.0% (Below-median poverty)

Cost of Living Index (state)

110.7 (US=100)

Highest-decile cost · BEA RPP 2024, California average

City profile score · Discovery Bay, CA

60/100

4 published dimensions · ACS/FBI 2023

Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians (income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when published. Higher means a stronger standing on those published figures, not a livability rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out and redistribute weight. How it is calculated.

Household income A+
$154,792

Median household income vs U.S. cities (pop ≥1,000); ACS.

Poverty rate B-
5.0%

Share of residents below the poverty line; lower scores better on this axis.

Bachelor's+ share C+
33.1%

Adults with a bachelor's degree or higher; ACS.

Cost of living F
110.7 index

BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.

Violent crime N/A
N/A

No FBI UCR violent-crime rate for this place (coverage is incomplete).

Discovery Bay profile (scored ACS/FBI dimensions) 4-axis radar comparing 1 series across Household income, Poverty rate, Bachelor's+ share, Cost of living. Household incomePoverty rateBachelor's+ shareCost of living 60 C+
Discovery Bay profile (scored ACS/FBI dimensions)
Read the chart values
  • Household income: 98/100 (A+) · $154,792
  • Poverty rate: 65/100 (B-) · 5.0%
  • Bachelor's+ share: 63/100 (C+) · 33.1%
  • Cost of living: 6/100 (F) · 110.7 index

How does Discovery Bay compare to other US cities?

Here's how Discovery Bay stacks up against the full field of US cities (population 1,000+), computed live from Census and FBI data.

Household income 95% higher than other cities
Home value 94% pricier than other cities
Median rent 88% pricier than other cities

"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.

How we calculate these percentiles & ranks

Each percentile compares Discovery Bay against every qualifying US city; each in-state rank narrows that to California only. Full formula and direction notes: methodology.

California-relative analysis

Median Gross Rent places Discovery Bay near the bottom of California's cities

Among the 1,458 California cities PlainCities tracks with reported median gross rent data, Discovery Bay ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Discovery Bay only against its own state's cities, not the full US field.

Median Household Income
#160 of 1,338
88th percentile in California
Median Gross Rent
#1 of 1,458
0th percentile in California
Median Home Value
#371 of 1,343
72nd percentile in California
Poverty Rate
#840 of 1,450
41st percentile in California
Bachelor's Degree or Higher
#558 of 1,458
62nd percentile in California
How in-state ranks are ordered

Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within California only, not a livability score. See the methodology for the source and calculation.

95thIncome percentile
Gauge source note

95th percentile nationally for median household income. Source: Census ACS 2023 / FBI UCR 2023.

How Discovery Bay's home value compares nationally

Median home value vs. every US city (population 1,000+)

$789,400 6th percentile more affordable than 6% of 15,600 US cities

Show national distribution $0–$25,000: 5 US cities (0%). Below this entry. $25,000–$50,000: 54 US cities (0%). Below this entry. $50,000–$75,000: 352 US cities (2%). Below this entry. $75,000–$100,000: 1,086 US cities (7%). Below this entry. $100,000–$125,000: 1,516 US cities (10%). Below this entry. $125,000–$150,000: 1,170 US cities (8%). Below this entry. $150,000–$175,000: 1,278 US cities (8%). Below this entry. $175,000–$200,000: 1,229 US cities (8%). Below this entry. $200,000–$225,000: 1,035 US cities (7%). Below this entry. $225,000–$250,000: 976 US cities (6%). Below this entry. $250,000–$275,000: 754 US cities (5%). Below this entry. $275,000–$300,000: 712 US cities (5%). Below this entry. $300,000–$325,000: 521 US cities (3%). Below this entry. $325,000–$350,000: 526 US cities (3%). Below this entry. $350,000–$375,000: 465 US cities (3%). Below this entry. $375,000–$400,000: 393 US cities (3%). Below this entry. $400,000–$425,000: 317 US cities (2%). Below this entry. $425,000–$450,000: 300 US cities (2%). Below this entry. $450,000–$475,000: 307 US cities (2%). Below this entry. $475,000–$500,000: 250 US cities (2%). Below this entry. $500,000–$525,000: 160 US cities (1%). Below this entry. $525,000–$550,000: 156 US cities (1%). Below this entry. $550,000–$575,000: 172 US cities (1%). Below this entry. $575,000–$600,000: 172 US cities (1%). Below this entry. $600,000–$625,000: 163 US cities (1%). Below this entry. $625,000–$650,000: 167 US cities (1%). Below this entry. $650,000–$675,000: 135 US cities (1%). Below this entry. $675,000–$700,000: 101 US cities (1%). Below this entry. $700,000–$725,000: 95 US cities (1%). Below this entry. $725,000–$750,000: 71 US cities (0%). Below this entry. $750,000–$775,000: 65 US cities (0%). Below this entry. $775,000–$800,000: 70 US cities (0%). This entry sits in this band. $800,000–$825,000: 57 US cities (0%). Above this entry. $825,000–$850,000: 67 US cities (0%). Above this entry. $850,000–$875,000: 60 US cities (0%). Above this entry. $875,000–$900,000: 58 US cities (0%). Above this entry. $900,000–$925,000: 47 US cities (0%). Above this entry. $925,000–$950,000: 37 US cities (0%). Above this entry. $950,000–$975,000: 31 US cities (0%). Above this entry. $975,000–$1,000,000: 470 US cities (3%). Above this entry. $1,000,000–$1,025,000: 0 US cities (0%). Above this entry. Discovery Bay $0 $1,025,000 every US city, bucketed by value

Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.

Source U.S. Census Bureau ACS 5-Year Estimates · 2023

Discovery Bay's home-value-to-income ratio: 5.1×

ACS median home value divided by median household income.

Band
pressured
> 5.0×
National rank
#13,065 of 15,516
More affordable than 16% of tracked cities (pop. 1,000+)
Size class
#2,663 of 3,317
Small cities (10,000–49,999)

At 5.1×, Discovery Bay sits in the pressured band: national rank #13,065 of 15,516 and #2,663 of 3,317small cities (10,000–49,999). Housing value is high relative to the citywide income median, a comparison flag, not a verdict on any household.

How this ratio is calculated

Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000. Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0). This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.

Income distribution context

$154,792 Discovery Bay, CA median household income (Census ACS)

Show U.S. national quintile / Lorenz context Household income distribution - Discovery Bay, CA Discovery Bay, CA's median household income ($154,792) against the U.S. national quintile-share pattern. The Lorenz curve and quintile bars are national context, not Discovery Bay, CA-specific shares. $ Household Income Distribution Discovery Bay, CA median $154,792/yr, vs. U.S. national quintile pattern QUINTILE SHARE OF AGGREGATE INCOME Lowest 20% 3.4% Second 20% 9.2% Middle 20% 15.1% Fourth 20% 23.2% Top 20% 49.1% LORENZ CURVE cumulative income vs. population 100% 0% 100% pop. 0%
Discovery Bay, CA median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Discovery Bay, CA.

Key socioeconomic indicators

Bachelor's degree or higher (adults 25+) 33.1%

Census ACS S1501, educational attainment

Poverty rate (households below FPL) 5.0%

Census ACS S1701, poverty status

Labor force participation (adults 16+) 57.3%

Census ACS S2301, share of working-age residents in the labor force

Population
15,243
Median Income
$154,792
Median Home Value
$789,400
Median Age
44.4
Poverty Rate
5.0%
Labor force participation
57.3%
Bachelor's Degree+
33.1%

Schools

Total Schools
3
Public schools in this city

Commute Patterns

Commute source

How workers travel to work, Census ACS 2023

Drive Alone
66.9%
Carpool
10.6%
Public Transit
0.3%
Walk
0.8%
Work from Home
18.9%
Other
2.5%

Based on 7,180 workers 16 and over.

Monthly Utility Costs

California statewide monthly utility average (EIA 2023): $275

EIA 2023 residential energy data puts average monthly utilities across California at $275 (electricity about $150 , water and sewer about $70 ).

These are California statewide averages, not a meter reading for Discovery Bay. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.

Living Costs & Risk

California's BEA cost-of-living index is 110.7 (Well Above Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Discovery Bay is $2,053/mo. FEMA's National Risk Index, averaged to California statewide on PlainCities, rates natural-hazard exposure at 88.7 / 100 (Very High).

Cost/risk geography note

Cost of living is a California statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Discovery Bay sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.

How Discovery Bay compares to similar-size California cities

Same-state peer method

Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.

City Population Median Household Income
Discovery Bay (this city) 15,243 $154,792
Vincent 15,151 $99,157
Coto de Caza 15,363 $232,470
La Palma 15,375 $115,833
NCES CCD
Primary sources on this page

Source: U.S. Census Bureau ACS 5-Year 2023, NCES CCD, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.

Read our methodology - how this data is sourced, computed, and verified.

Citation & verification links Data sourced from the U.S. Census Bureau. See our methodology for details. Retrieved and formatted by PlainCities

Primary sources: Census ACS, FBI UCR, NOAA Climate Normals, NCES. Joins use OMB Bulletin 23-01 / FIPS keys.

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Estimate caveats

ACS and UCR figures are citywide estimates with vintage lags; they do not replace a local visit, school visit, or insurance quote.

Editorial standards, provenance, and how to cite this page

Every figure on PlainCities is rendered directly from Census ACS source data, no number is typed in by an editor. This page draws directly on Census ACS source data, no figure is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error.

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