Upland, California Housing Market

What stands out in Upland?

• 3.0% of homes are vacant: among the lowest vacancy of 765 tracked cities. Empty homes are scarce, so well-priced rentals fill.
• Asking prices swing about 4.7% between the cheapest and priciest months: among the flattest seasonal prices of 765 tracked cities. The month you buy matters little here.

Why is Upland still competitive?

Upland has 21% fewer homes for sale than in 2017–2019 at this time of year, and the typical listing has been on the market 44 days, shorter than 78% of the 765 cities we track. For every 100 homes still for sale, 44 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.

When do Upland prices dip?

Across 9 full years, Upland asking prices ran lowest in January, about 3.1% below the year's average. They peaked in July. The most homes for sale show up in September, about 20% above the yearly average. Shop in September for choice, and expect the softest asking prices in January.

How much can you negotiate in Upland?

For every 100 homes still for sale, 44 are under contract. In 2017–2019 at this time of year it was 50. The rest are still waiting for a buyer. About 1 in 5 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 Upland listing has been on the market 44 days. That is 24% shorter than a year ago. There are 140 homes for sale in Upland. That is 3.9 times the tightest month on record, but below the peak of 199. Supply is growing 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 Upland?

In Upland, 42 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 44 in 100. Renter households here average 2.7 people. Families rent here. Buy bedrooms. Studios will sit.

Households grew 2% in five years. The housing stock grew 2%. The two are moving in step. Just 3.0% of homes sit empty. A well-priced rental fills fast here.

The median Upland household earns $111,914 a year. Incomes here have grown 5.9% 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 $2,798 a month.

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

What is the fair market rent in Upland?

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.

What numbers should you underwrite a Upland deal with?

• Price growth to assume — +3.4%/yr. Upland has grown about 3.4% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices fell 0.6% over the last year. Use it for timing. The five-year rate is the better guide.
• Comp on price per square foot — $442/sqft. The typical Upland listing shrank from 2,188 to 1,898 sqft since Jul 2016. So median price hides real growth: 66% per sqft versus 44% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +21%. Homes for sale in Upland are up 21% on last year, so your resale faces more 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 Upland?

The median asking price in Upland is about $789,000 as of Sep 2026, down 3.4% 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 Upland figures cover the 3 ZIP codes with a Upland mailing address, which can reach past city limits.

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

Neither side has the upper hand in Upland right now. We compare Upland with 2017–2019 at this time of year: there are 21% fewer homes for sale; there are 44 pending sales per 100 listings, against 50 then; 19% of sellers have cut their price, against 21% then.

Are Upland home prices going up or down?

The median asking price is 20.8% below its Feb 2024 peak. Per square foot the gap is smaller: 5.5% below the Apr 2025 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 fair market rent in Upland?

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.