Pass Region · Riverside County · Verified May 2026
Beaumont, California
Riverside County's Pass region · Master-planned communities · Genuine ownership value
Beaumont is Annie's furthest-east market — a fast-growing city in Riverside County's Pass region between the LA Basin and the Coachella Valley. January 2026 closed sales held flat at a median of $550,000, with the Zillow Home Value Index at $535,000 (+0.9% YoY). At roughly $250 per square foot and an exceptional 80.8% homeownership rate, Beaumont offers genuine single-family ownership for SoCal families priced out of LA County.
Median Sale Price
$550K
January 2026 · flat YoY
Source: Redfin
Zillow Home Value Index
$535K
+0.9% YoY · smoothed value
Source: Zillow ZHVI
Median $ / Sq Ft
$250
-2.7% YoY · most affordable per-foot
Source: Redfin
Homeownership Rate
80.8%
Among the highest in California
Source: Data USA
School District
Beaumont Unified School District
Beaumont Unified School District serves the city and surrounding Pass communities through 15 schools and roughly 12,100 students, with reported per-student spending of $11,863 per year. The district has expanded alongside Beaumont's rapid residential growth. Proficiency scores are mid-range — confirming campus-level performance for a specific neighborhood is a useful step before buying.
Beaumont Unified School District
Grades K–12 · Public
A growing district that has added campuses to keep pace with Beaumont's master-planned community expansion. Serves Beaumont plus portions of Banning, Calimesa, and Cherry Valley.
Source: Beaumont USD · U.S. News
Beaumont High School
Grades 9–12 · Public
The district's comprehensive high school. Reported reading proficiency for high-school students sits around 58% — meaningfully above the district's elementary and middle-school figures.
Source: Beaumont USD · CA testing data
Master-Planned Community Schools
Grades K–8 · Multiple campuses
Newer elementary and middle schools were built to serve communities like Solera, Tournament Hills, and Sundance. School assignment is community-specific — always confirm the campus for the exact neighborhood.
Source: Beaumont USD attendance boundaries
Who Lives Here
Demographics & community
Population
~56,300
2024 estimate · fast-growing
Median Household Income
$107,118
2024 estimate · above national median
Homeownership Rate
80.8%
Among the highest in California
Median Age
36
Young family demographic
Median Property Value
$503,500
2024 estimate
Sources: U.S. Census Bureau · Data USA · Census Reporter · City of Beaumont profile
Annie’s Market Read
What the Beaumont data doesn’t tell you
Beaumont is a fundamentally different market than the San Gabriel Valley, and buyers need to approach it that way. It is master-planned-community heavy — Solera, Tournament Hills, Sundance — which means newer construction, HOAs, and community-specific amenities and school assignments. The pricing logic is built around commute economics: Beaumont works for buyers who accept a longer drive in exchange for genuine single-family ownership at roughly half the LA County cost per square foot.
I have closed transactions in Beaumont, including a divorce sale that also involved a family transfer — the kind of sensitive, multi-party situation where local knowledge and a calm process matter. Beaumont's high 80.8% homeownership rate tells you this is a stable, owner-occupied community, not a speculative flip market.
The honest caution: new construction supply tempers appreciation here. When builders are still delivering inventory, resale price growth stays modest. That is fine for a long-term primary home — but go in with realistic near-term equity expectations, and lean on the lifestyle and ownership math, which genuinely pencil.
— Annie Liu Williams · DRE# 02147335
Lifestyle Anchors
Why people buy in Beaumont
Master-Planned Communities
Solera (55+), Tournament Hills, Sundance and others — newer single-family neighborhoods with parks, trails, and built-in amenities.
10 / 60 Freeway Access
Beaumont sits on the I-10 in the San Gorgonio Pass — the corridor between the LA Basin and the Coachella Valley.
Cherry Festival
Beaumont's signature annual event since 1919 — a Pass-region tradition celebrating the area's cherry-growing heritage.
Oak Glen Apple Country
The historic Oak Glen apple-growing region sits just north — a seasonal destination for orchards, cider, and cooler-elevation getaways.
Newer Construction
Much of Beaumont's housing stock is recent — modern floor plans, energy-efficient builds, and lower deferred-maintenance risk than older markets.
Genuine Affordability
At roughly $250 per square foot, Beaumont offers real single-family ownership for families priced out of LA County — the core of its appeal.
Market Read · Q2 2026
Where Beaumont is going next
Beaumont enters mid-2026 as a flat, supply-balanced market. The median held even year-over-year at $550K, with the home value index up a slight 0.9%. The -2.7% price-per-square-foot move reflects the steady delivery of new construction — when builders are active, resale price growth stays muted by design.
That dynamic is the most important thing to understand about Beaumont. It is not a market that delivers rapid appreciation, because ongoing new supply caps resale prices. What it delivers instead is genuine affordability, modern housing, and an 80.8% owner-occupied stability few markets match.
I expect continued price stability through 2026, with appreciation tracking inflation rather than outpacing it. Beaumont is a primary-residence and long-hold market — the right call for a family buying a home to live in for years, less so for a buyer chasing quick equity.
Sources & Methodology
Every figure on this page is cited
Market figures were cross-referenced against at least two independent data providers before publication. Page last verified May 2026; market figures refresh quarterly, school ratings annually.
Considering Beaumont?
Let’s talk pricing, schools & timing
Annie brings verified market data, attendance-zone maps, an off-market network, and bilingual English / 中文 representation. Every conversation is private and no-pressure.
Vismar Corporation · DRE# 02147335 · English / 中文