Moreno Valley, California Housing Market

What stands out in Moreno Valley?

• 3.2% of homes are vacant: among the lowest vacancy of 765 tracked cities. Empty homes are scarce, so well-priced rentals fill.
• 71 homes are under contract for every 100 still for sale: among the most homes under contract per listing of 584 tracked cities. Demand is strong. Expect competition on good homes.

Why is Moreno Valley still competitive?

Moreno Valley has 28% fewer homes for sale than in 2017–2019 at this time of year, and the typical listing has been on the market 47 days, shorter than 71% of the 765 cities we track. For every 100 homes still for sale, 71 are under contract. Well-priced homes will draw more than one offer. Your discount is in the listing that has sat, so set a price alert and move when a stale one gets cut.

How much can you negotiate in Moreno Valley?

For every 100 homes still for sale, 71 are under contract. In 2017–2019 at this time of year it was 72. The rest are still waiting for a buyer. Few sellers are dropping their price. Your discount will come from one stale listing.

The typical Moreno Valley listing has been on the market 47 days. That is 8% shorter than a year ago. There are 214 homes for sale in Moreno Valley. That is 3.3 times the tightest month on record, but below the peak of 427. Supply is shrinking against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 60+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

Who will rent from you in Moreno Valley?

In Moreno Valley, 37 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 38 in 100. Moreno Valley added about 900 renter households in five years. Renter households here average 3.7 people. Families rent here. Buy bedrooms. Studios will sit.

Households grew 9% in five years. The housing stock grew 6%. Demand is outrunning supply. Just 3.2% of homes sit empty. A well-priced rental fills fast here.

The median Moreno Valley household earns $95,343 a year. Incomes here have grown 7.2% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 6.0 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $2,384 a month.

To see what one Moreno Valley address would rent for and cash flow, run it through the app.

Is now a good time to buy in Moreno Valley?

The median asking price is 5.2% below its Jun 2024 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Moreno Valley prices have risen in 95 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

How does Moreno Valley compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 34th cheapest of 141. Moreno Valley is at $569,022. Closest: Turlock and Pittsburg.
• Buyer competition: 2nd most competitive of 138. Moreno Valley is at 0.71 buyers per home. Closest: Hanford and Rancho Cordova.
• Time on market: 55th shortest time on market of 141. Moreno Valley is at a median of 47 days on market. Closest: Roseville and Costa Mesa.
• Price cuts: 22nd fewest price cuts of 141. Moreno Valley is at 14% of sellers cutting. Closest: Yucaipa and San Jacinto.

What numbers should you underwrite a Moreno Valley deal with?

• Price growth to assume — +3.0%/yr. Moreno Valley grew 6.6% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Moreno Valley grows about 3.0% a year. That is the number to type in. Prices fell 2.7% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 7. 14% of Moreno Valley listings have cut their asking price. Underwrite your exit below asking.
• Competition when you exit — -7%. Homes for sale in Moreno Valley are down 7% on last year, so your resale faces less competition than today's comps did.

Read how the pending ratio measures demand and how we read these numbers, then run the numbers on a deal.

What is the median home price in Moreno Valley?

The median asking price in Moreno Valley is about $569,000 as of Sep 2026, down 2.0% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Moreno Valley figures cover the 6 ZIP codes with a Moreno Valley mailing address, which can reach past city limits.

Is Moreno Valley a buyer's or seller's market in 2026?

Neither side has the upper hand in Moreno Valley right now. We compare Moreno Valley with 2017–2019 at this time of year: the typical listing has been up 69% more days; there are 28% fewer homes for sale; 14% of sellers have cut their price, against 15% then.

Are Moreno Valley home prices going up or down?

The median asking price is 5.2% below its Jun 2024 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What is the best month to buy a house in Moreno Valley?

Across 9 full years, Moreno Valley asking prices ran lowest in January, about 4.8% below the year's average. They peaked in December. The most homes for sale show up in October, about 11% above the yearly average.

What is the fair market rent in Moreno Valley?

HUD's fiscal year 2026 fair market rent for Riverside County is $2,201 a month for 2 bedrooms and $2,912 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.