Beaumont, CA — Momentum Score, Home Values & Best-For

All states·California·Beaumont

Riverside County · Riverside-San Bernardino-Ontario · population 59,502

Growing fast
Beaumont, CA
Image: Wikipedia · Beaumont, California
OverviewCost of livingMoving guide
View watchlist →
67
Rising
Momentum score · 0–100

Where Beaumont stands

Population growing 2.9% per year.

Median home $537,750
1-year -0.4%
5-yr CAGR +4.8%
vs 5-yr peak -2.9%
Population +2.9%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-07$538k$272k$373k$474k$576k201620182020202220242026

Lifestyle scores

🚶
Walkability
40/100
Car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
82/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,846/mo$2,288$2,685$3,081202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent97116100120202220242026

Rent vs buy

Price-to-rent ratio: 15.7
Lean buy

At a 15.7 price-to-rent ratio, Beaumont is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
48 · w22%
Home 5-yr CAGR
64 · w22%
Distance from peak
73 · w18%
Population growth
89 · w16%
Rent YoY
66 · w12%
Home 10-yr CAGR
70 · w10%
Long thesis

Beaumont has held up across the cycle: home values at $537,750 with +4.8% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Beaumont's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Beaumont

Beaumont is a city in Riverside County, California, with an estimated population of 59,502. It anchors the Riverside-San Bernardino-Ontario metro area. The population has grown 2.9% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Beaumont is $537,750 as of 2026-04, down 0.4% over the last 12 months. Over the last five years, home values have averaged +4.8% annual growth (-2.9% from the 5-year peak). Rents in Beaumont average $2,846 per month, up 3.1% year-over-year. The composite momentum score is 67 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●People are voting with their feet: population growing 2.9% per year since 2020 — that’s faster than ~80% of US cities.
●Held the highs: currently -2.9% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Beaumont (Wikipedia)

Beaumont is a city in Riverside County, California, United States, located at the summit of the San Gorgonio Pass, between the San Bernardino Mountains and Mount San Gorgonio to the north, and the San Jacinto Mountains to the south. Around 18 miles east-southeast of Beaumont is Mount San Jacinto, which is part of the San Jacinto Mountains and visible from the city.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorMike Lara
Area30.33 sq mi
Elevation2612 ft
EstablishedNovember 18, 1912Cite web
Density1749.38/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Riverside County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Riverside County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Beaumont

Banning, CA65 · RisingMerced, CA65 · RisingMenifee, CA66 · RisingShafter, CA69 · Rising

Run the numbers for Beaumont

ToolCan I afford Beaumont?Income → city shortlistToolROI on a Beaumont rentalCap rate, cash-on-cash, DSCRToolCompare Beaumont to anywhereSide-by-side up to 3 citiesToolBeaumont cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Riverside-San Bernardino-Ontario area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Beaumont listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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