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

All states·California·Hesperia

San Bernardino County · Riverside-San Bernardino-Ontario · population 101,836

Hesperia, CA
Image: Wikipedia · Hesperia, California
OverviewCost of livingMoving guide
View watchlist →
66
Rising
Momentum score · 0–100

Where Hesperia stands

At or near all-time high.

Median home $461,916
1-year +0.4%
5-yr CAGR +5.7%
vs 5-yr peak -0.5%
Population +0.5%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2025-01$462k$193k$290k$386k$483k201620182020202220242026

Lifestyle scores

🚶
Walkability
30/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
79/100
Strong remote-work fit
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
$2,191/mo$1,658$1,991$2,325202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent116124100120202220242026

Rent vs buy

Price-to-rent ratio: 17.6
Lean buy

At a 17.6 price-to-rent ratio, Hesperia 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
52 · w22%
Home 5-yr CAGR
68 · w22%
Distance from peak
87 · w18%
Population growth
55 · w16%
Rent YoY
60 · w12%
Home 10-yr CAGR
83 · w10%
Long thesis

Hesperia has held up across the cycle: home values at $461,916 with +5.7% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Hesperia'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 Hesperia

Hesperia is a city in San Bernardino County, California, with an estimated population of 101,836. It anchors the Riverside-San Bernardino-Ontario metro area. The population grew 0.5% annually from 2020 to 2024, a moderate gain. The median home value in Hesperia is $461,916 as of 2026-04, up 0.4% over the last 12 months. Over the last five years, home values have averaged +5.7% annual growth, with prices at or near the 5-year peak. Rents in Hesperia average $2,191 per month, roughly flat year-over-year (+2.2%). The composite momentum score is 66 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +5.7% annualized over 5 years, outpacing US inflation.
●Held the highs: currently -0.5% 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 Hesperia (Wikipedia)

Hesperia is a city in San Bernardino County, California, United States. It is located 35 miles (56 km) north of downtown San Bernardino in Victor Valley and surrounded by the Mojave Desert. Because of its relatively high elevation and the unique and moderate weather patterns of the region, Hesperia is part of what is locally called the High Desert. The name "Hesperia" means "western land". At the 2020 census, the city had a population of 99,818.

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

City facts

MayorRachel Molina
Area72.78 sq mi
Elevation3347 ft
Density1373.4/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 San Bernardino County right now.

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

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

Cities like Hesperia

Rialto, CA62 · RisingHemet, CA64 · RisingPorterville, CA66 · RisingVisalia, CA67 · Rising

Run the numbers for Hesperia

ToolCan I afford Hesperia?Income → city shortlistToolROI on a Hesperia rentalCap rate, cash-on-cash, DSCRToolCompare Hesperia to anywhereSide-by-side up to 3 citiesToolHesperia 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 Hesperia 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.

Cities similar to Hesperia

Explore other places with comparable momentum or affordability.

See all California cities →    Browse best-of lists →