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

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San Bernardino County · Riverside-San Bernardino-Ontario · population 79,684

Upland, CA
Image: Wikipedia · Upland, California
OverviewCost of livingMoving guide
View watchlist →
62
Rising
Momentum score · 0–100

Where Upland stands

At or near all-time high.

Median home $824,627
1-year +0.2%
5-yr CAGR +5.0%
vs 5-yr peak -0.4%
Population +0.2%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2025-01$825k$420k$567k$714k$861k201620182020202220242026

Lifestyle scores

🚶
Walkability
64/100
Somewhat walkable
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
59/100
Workable for remote workers
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
$2,392/mo$1,768$2,153$2,539202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent127127100120202220242026

Rent vs buy

Price-to-rent ratio: 28.7
Rent

At a 28.7 price-to-rent ratio, renting beats buying in Upland for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
51 · w22%
Home 5-yr CAGR
65 · w22%
Distance from peak
88 · w18%
Population growth
49 · w16%
Rent YoY
50 · w12%
Home 10-yr CAGR
68 · w10%
Long thesis

Upland has held up across the cycle: home values at $824,627 with +5.0% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Upland carries a $824,627 median home with only +0.2% YoY. Premium pricing in a flat tape is the bear setup — you're paying for the trend that already ran while new buyers can't afford to extend it.

About Upland

Upland is a city in San Bernardino County, California, with an estimated population of 79,684. It anchors the Riverside-San Bernardino-Ontario metro area. The median home value in Upland is $824,627 as of 2026-04, up 0.2% over the last 12 months. Over the last five years, home values have averaged +5.0% annual growth, with prices at or near the 5-year peak. Rents in Upland average $2,392 per month, roughly flat year-over-year (+0.8%). The composite momentum score is 62 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Held the highs: currently -0.4% from the 5-year peak — this market refused to give back gains.
○The data is the data: Upland has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Expensive AND not growing: median home $824,627 with only +0.2% YoY. You’re paying premium pricing for a flat trend.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Upland (Wikipedia)

Upland is a city in San Bernardino County, California, United States, on the border with neighboring Los Angeles County. The municipality is located at an elevation of 1,242 feet (379 m). As of the 2020 census, the city had a population of 79,040, up from 73,732 at the 2010 census.

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

City facts

MayorBill Velto
Area15.62 sq mi
Elevation1237 ft
EstablishedMay 15, 1906
NicknameThe City of Gracious Living
Densityauto/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 Upland

Redlands, CA62 · RisingYucaipa, CA60 · StableHighland, CA61 · StableBuena Park, CA60 · Stable

Run the numbers for Upland

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