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Towns / California

August, California

August is an unincorporated community of about 8,800 people in San Joaquin County, California, in the Stockton area. It has no city government of its own: local services come from the county, or in some states from the town or township. A typical home costs about 5.6 years of the typical household's income, compared with 4.1 across the U.S. The nearest metro area of about a million people or more, Sacramento, is about 42 miles away as the crow flies.

Suburb of Stockton

Population
8,825
Census survey, 2020-24
Typical home, 2020-24
$296,100
San Joaquin County prices up 1.8% since 2022
Household income
$53,173
U.S.: $80,734
Prices, Stockton area
105.1
U.S. average = 100
Emergency room
2 miles
Stockton, CA
To Sacramento
42 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices run 5.1% above the U.S. average in the Stockton-Lodi metro area.
  • More house for the moneyA typical home costs 5.6 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhoodThe FBI doesn't publish crime figures for unincorporated communities. Call the county sheriff's office (or the town or township police, where there is one) and ask what calls they get most.
  • Schools in town7 public schools: 6 elementary and 1 high school.
  • A hospital close bySt. Joseph's Medical Center of Stockton in Stockton, about 2 miles away, has the nearest emergency room.
  • Within reach of a big citySacramento is about 42 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means August meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

What kind of town

A suburb, not a stand-alone small town

August runs into the built-up area around Stockton (Census Bureau, 2020 urban areas). We include suburbs under 20,000 people because some still feel like small towns, but daily life here is closer to the suburbs than to the towns Frank and Dave's book describes. Weigh it against towns farther out.

The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024
$296,100U.S.: $332,700
Home prices since then
Up 1.8%San Joaquin County, 2022 to 2025
Typical rent, with utilities
$1,221 a monthU.S.: $1,413
Typical household income
$53,173U.S.: $80,734
Homes owned by the people living in them
56%U.S.: 65%
Typical property tax bill
$1,438 a yearCalifornia: $5,124
Homes built before 1940
15%U.S.: 12%
Homes built since 2010
1%U.S.: 11%
Vacation and seasonal homes
1%U.S.: 3%
Everyday prices
105.1U.S. average = 100 (the Stockton-Lodi metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 1.8% since 2022. Everyday prices are the government's average for the Stockton-Lodi metro area, not August alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2020-2024 Census survey
8,825The Census Bureau makes yearly estimates only for incorporated towns
Median age
28 yearsU.S.: 38.9
Age 65 and older
9%U.S.: 17%
Under 18
31%U.S.: 22%
Adults with a bachelor's degree or more
4%U.S.: 36%
Moved here from another county or state in the past year
1%U.S.: 6%
College students
5%share of all residents

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work
Construction (14%); manufacturing (12%)
Unemployment rate
11%U.S.: 5%
Work from home
6%U.S.: 15%
Below the poverty line
27%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: St. Joseph's Medical Center of Stockton, Stockton, CA, about 2 miles away. It's a general hospital. Medicare gives it 3 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

7 public schools in August, run by Stockton Unified and Aspire Langston Hughes Academy District.

See each school on the federal school search, then check test scores and graduation rates on California's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet
73%U.S.: 76%
Homes with any internet subscription
90%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low
39°F
July average high
95°F
Days 90°F or hotter
90 a year
Nights at or below freezing
25 a year
Rain and melted snow
17.3 inches a year
Snow
0 inches a year
Elevation
23 feet

Weather station: Stockton Fire Stn 4 (3 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: St. Joseph's Medical Center of Stockton, Stockton, Sacramento.

San Joaquin County is in a metro area of 250,000 to 1 million people (USDA rural-urban code 2, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

National Park Service sites within about an hour:

  • Port Chicago Naval Magazine National Memorial42 miles
  • Eugene O'Neill National Historic Site43 miles
  • John Muir National Historic Site47 miles
  • Rosie the Riveter/World War II Home Front National Historical Park59 miles

Read about August's history on Wikipedia.

Know August?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Smaller places

  • Taft Mosswood, CA (unincorporated)1,343 people, 5 miles
  • Waterloo, CA (unincorporated)894 people, 6 miles
  • Linden, CA (unincorporated)2,389 people, 9 miles
  • Victor, CA (unincorporated)460 people, 12 miles
  • Peters, CA (unincorporated)568 people, 12 miles
  • Acampo, CA (unincorporated)234 people, 13 miles

Sources

  1. U.S. Census Bureau, Population Estimates (Vintage 2025)
  2. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
  3. Federal Housing Finance Agency, House Price Index for counties (all transactions)
  4. U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
  5. FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
  6. Centers for Medicare & Medicaid Services, Hospital General Information
  7. National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
  8. National Center for Education Statistics, IPEDS institution directory, 2024
  9. NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
  10. U.S. Geological Survey, 3D Elevation Program
  11. National Park Service, National Register of Historic Places listings
  12. National Park Service, park unit boundaries
  13. USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
  14. U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.