Redlands, California Housing Market

What stands out in Redlands?

• Homes for sale are down 12% on last year: among the sharpest inventory declines of 765 tracked cities. Supply is shrinking, which shifts leverage to sellers.

How deep is Redlands's renter pool?

46% of occupied homes in Redlands's ZIP codes are rented, more than in 80% of the cities we track. HUD's county-wide fair market rent for 2 bedrooms is $2,201 a month, including utilities. A deep renter pool shortens vacancy. It also means you compete with other landlords on condition and price.

Who will rent from you in Redlands?

In Redlands, 46 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 41 in 100. Redlands added about 2,000 renter households in five years. Renter households here average 2.6 people. Families rent here. Buy bedrooms. Studios will sit.

Households grew 5% in five years. The housing stock grew 2%. Demand is outrunning supply. Just 4.4% of homes sit empty. A well-priced rental fills fast here.

The median Redlands household earns $102,060 a year. Incomes here have grown 6.4% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 7.0 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 $2,552 a month.

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

What is the fair market rent in Redlands?

HUD sets one fair market rent for San Bernardino County. For fiscal year 2026:

• 1 bedroom: $1,777 a month. Down 4% on last year, up 88% since FY2016.
• 2 bedrooms: $2,201 a month. Down 5% on last year, up 85% since FY2016.
• 3 bedrooms: $2,912 a month. Down 5% on last year, up 74% since FY2016.
• 4 bedrooms: $3,514 a month. Down 6% on last year, up 71% since FY2016.

The figures include tenant-paid utilities and apply to all of San Bernardino County, so one home's rent can sit well above or below them. See fair market rent by city.

How much can you negotiate in Redlands?

For every 100 homes still for sale, 62 are under contract. In 2017–2019 at this time of year it was 49. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Redlands listing has been on the market 51 days. That is 17% shorter than a year ago. There are 126 homes for sale in Redlands. That is 2.9 times the tightest month on record, but below the peak of 209. 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.

How does Redlands compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 57th cheapest of 141. Redlands is at $714,614. Closest: Walnut Creek and Murrieta.
• Buyer competition: 6th most competitive of 138. Redlands is at 0.62 buyers per home. Closest: Visalia and Covina.
• Time on market: 69th longest time on market of 141. Redlands is at a median of 51 days on market. Closest: Camarillo and Hesperia.
• Price cuts: 25th most price cuts of 141. Redlands is at 23% of sellers cutting. Closest: Santa Maria and San Ramon.

What numbers should you underwrite a Redlands deal with?

• Price growth to assume — +1.8%/yr. Redlands grew 5.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Redlands grows about 1.8% a year. That is the number to type in. Prices fell 0.7% over the last year. Use it for timing. The five-year rate is the better guide.
• Comp on price per square foot — $375/sqft. The typical Redlands listing shrank from 2,213 to 1,892 sqft since Jul 2016. So median price hides real growth: 62% per sqft versus 45% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -12%. Homes for sale in Redlands are down 12% on last year, so your resale faces less competition than today's comps did.

Read whether a market fits Section 8 tenants and how we read these numbers, then run the numbers on a deal.

What is the median home price in Redlands?

The median asking price in Redlands is about $715,000 as of Sep 2026, about the same as 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 Redlands figures cover the 3 ZIP codes with a Redlands mailing address, which can reach past city limits.

Is Redlands a buyer's or seller's market in 2026?

Neither side has the upper hand in Redlands right now. We compare Redlands with 2017–2019 at this time of year: there are 22% fewer homes for sale; there are 62 pending sales per 100 listings, against 49 then; the typical listing has been up 21% more days.

Are Redlands home prices going up or down?

The median asking price is 10.9% below its Apr 2026 peak. Per square foot the gap is smaller: 2.7% below the Sep 2024 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What is the best month to buy a house in Redlands?

Across 9 full years, Redlands asking prices ran lowest in February, about 4.5% below the year's average. They peaked in July. The most homes for sale show up in September, about 10% above the yearly average.

What is the fair market rent in Redlands?

HUD's fiscal year 2026 fair market rent for San Bernardino 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.