Historically, the Inland Empire was a favorable choice in Southern California real estate. As coastal development slowed, Riverside and San Bernardino counties saw new, affordable housing. These regions were attractive unless you preferred shorter commutes and cooler climates. However, today, housing anxiety is widespread across the region.
Affordability Concerns Escalate
The Public Policy Institute of California reports increasing affordability issues in the Inland Empire. This think tank regularly evaluates California’s political geography, focusing on residents’ key issues. Coastal areas like L.A. and the Bay Area previously voiced the strongest affordability concerns. Now, San Bernardino, Riverside, and Kern counties face similar worries.
Over 60% of respondents named housing affordability a significant problem. East San Bernardino County saw a 17% increase in concern compared to a past survey. In West Riverside County, the rise was 12%. Kern County’s concerns jumped by 22%.
Migration Patterns Influence Prices
Researcher Eric McGhee credits migration patterns for growing stress in the Inland Empire. The pandemic prompted an exodus from L.A., Orange, and San Diego counties to San Bernardino and Riverside counties.
“People unable to afford the Bay Area or L.A. move to cheaper locations like the Inland Empire,” McGhee said.
This migration drives individuals with higher incomes to settle in areas with lower income levels, thereby increasing housing costs.
Limited Choices Complicate Situations
McGhee notes that Inland Empire residents have limited options compared to coastal migrants. Moving to a cheaper area isn’t as feasible since they’re already in a more affordable region. Consequently, residents face moving out of state, getting roommates, facing homelessness, or absorbing increasing housing costs.
Price growth in the Inland Empire surpasses L.A.’s increases. Since 2020 began, L.A. County’s median home value rose 35%. During the same period, San Bernardino County saw a 48% increase, and Riverside County had a 50% rise, according to Zillow data. The median rent for a one-bedroom apartment in the Riverside-San Bernardino metro area jumped from $1,306 in 2022 to $1,959 today—a 50% increase.
Perspective from Real Estate
Joseph Huelskamp, a real estate agent in Riverside, remarks that traditionally, buying was cheaper than renting. However, with both mortgage and rent rates climbing, uncertainty and anxiety persist.
Huelskamp observes coastal buyers extending their search to the Inland Empire. He facilitated a sale in Hemet to a family working in San Diego—a two-hour drive on a good day. Most sellers are retirees relocating out of state. Elderly individuals on fixed incomes suffer most from rising rents.
Renters cling to cheaper, rent-controlled units since moving means unaffordable new market rates. Huelskamp recounts a tenant paying $1,700 monthly; upon departure, the landlord rented the unit for $3,500.
Online Frustration
Online, frustration pours over concerning Inland Empire rent costs. A Reddit user shared their $2,800 rent burden, pointing to migration from L.A. and Orange County.
“It’s insane, most places have more than doubled in the past ten years,” expressed a user paying $1,350 for a studio in Redlands.
Another user noted that Inland Empire rent prices barely compare to OC/LA, lacking the benefits of those cities.
Comparative Study Insights
Approximately 2% fewer coastal L.A. respondents and 6% fewer central L.A. respondents highlighted housing affordability as a major issue compared to 2020. L.A.’s rents have remained stable in recent years, with the median rent in the L.A. metro area recently reaching a four-year low.
Traditionally, the Inland Empire offered lower housing prices and rent compared to coastal areas like L.A., Orange County, and San Diego due to longer commutes and distance from city centers. Job growth in logistics contributed to population booms, yet studies indicate these jobs don’t support homeownership expenses.
The latest PPIC survey aligned with a 2022 UC Riverside study showing only 31% of Inland Empire households able to afford a median-priced home.
Census data identifies burdened households, those spending over 30% of income on housing. Nationally, median homeowners spend 21.4% of their income on housing, while renters spend 31%. In 2024, more than 41% of households in both San Bernardino and Riverside County faced this burden.
Expressing hardship, a Corona resident wrote online about expending nearly 50% of their paycheck to rent a duplex.
“It sucks, but I like where I live,” they posted.
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