A countryside community on the outskirts of Perris
Mead Valley sits west of Perris in Riverside County—a place where dirt roads connect homes on half-acre lots and pickup trucks share the road with horseback riders. For years, this unincorporated community has drawn families seeking space for citrus trees, livestock and a slower countryside lifestyle. “It’s a big farming community with a large Latino population," says JP Londono, real estate agent with Coldwell Banker Associated Brokers with 20 years of experience. "You’ll hear roosters crowing in the morning, and many people grow their own food.”
The story is a little different east of the community near Interstate 215. Over the years, warehouses have sprouted along the corridor, and developers have started buying homes to convert into truck yards and distribution centers. Like the rest of the Inland Empire, Mead Valley is slowly transforming into more of an industrial area than rural farmland as companies like FedEx, Amazon and CJ Logistics set up shop here.
Experience the comfort of community living in Upon Ares.
Experience the charm of California living with homes in Upon Ares.
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Mead Valley median price slightly above Perris median
Mead Valley’s median home price is approximately $600,000, compared to Perris’ median of $560,000. Renovated ranch-style homes from the 1980s and newer Spanish Revival homes built as recently as 2024 are set on flat lots that often exceed half an acre, ideal for keeping livestock. Prices throughout the city range from $475,000 to $900,000, depending on lot size, age and renovations.
Welcome to Upon Ares, where houses are homes and neighbors are family.
Embrace a tranquil lifestyle with our homes in Upon Ares, CA.
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Strong musical programs at Val Verde
Mead Valley students are served by the Val Verde Unified School District, which earns a B-plus from Niche. The district was named a Best Community for Music Education by the National Association of Music Merchants in 2023. Rancho Verde High earns an A-minus, the highest ranked school in the district. The high school’s choir has performed at Carnegie Hall in New York and the Pasadena Rose Parade.
A welcoming entrance is seen at Rancho Verde High School in Moreno Valley.
Building a love for learning at Columbia Elementary School in Perris, CA.
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Perris parks and city hall events
While Mead Valley doesn’t have any immediate designated parks or green spaces, Perris is home to 25. A standout is the 22-acre Enchanted Hills Community Park, set about 5 miles from Mead Valley, featuring a skate park, splash pad and zipline. Colorful cultural celebrations like the Festival Monarca y Feria Educativa and Día de Los Muertos are held at Perris City Hall, bringing residents together for live music, artwork and local vendors. When the holidays roll around, city hall hosts festive Christmas parades.
The General Old Golf Course offers a picturesque and well-designed venue for enthusiasts.
Orange Terrace Community Park
is the perfect place for an afternoon hike.
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Shopping plazas and local eats near Cajalco Road and Interstate 215
A few locally owned taco stands and small markets are scattered throughout the community, offering authentic Mexican cuisine and fresh produce. The area around Cajalco Road and Interstate 215 has become particularly known for its taco truck scene. The majority of retail and restaurant choices are set east of Interstate 215 in shopping centers such as Perris Plaza and Perris Towne Square. Larger supermarkets include Stater Bros. Markets, Food 4 Less and ALDI, as well as specialty stores like Cardenas, which offers Mexican-focused products. The dining scene in the area is primarily made up of fast-casual and sit-down chain restaurants.
Cardenas provides a diverse selection that perfectly complements your Mexican recipes.
For your next project, find the tools you need at Harbor Freight Tool near Upton Acres.
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Commuting throughout the Inland Empire
Mead Valley is set west of Interstate 215, which hums along its eastern border and leads commuters about 17 miles north to Riverside. Cajalco Road runs east-west through the middle of the city, leading to Corona in about 20 miles. Metrolink Perris Valley buses make several stops along Cajalco, but most residents navigate the city by car (and horse). The Ontario International Airport is 30 miles away.
Warehouse proximity brings concerns
Perris City Police Department serves Mead Valley, though crime statistics for Mead Valley are not readily available. According to local news reports, Mead Valley locals are pushing back against plans to turn over 1,000 acres of their rural community into warehouse hubs, noting it will dump diesel fumes and nonstop truck noise into neighborhoods where people live and farm.
Written By
Braxton Chea
Photography Contributed By
Karl Le
Video By
Mallory Nolte
Interested in learning more about homes in this area?
Reach out to
Javier Robles,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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Welcome to this stunning single-story home located in the highly sought-after Boulder Springs Community of Perris. Situated on nearly half an acre, this beautifully maintained residence showcases true pride of ownership and offers the perfect blend of comfort, space, and elegance. Step inside to an expansive open-concept floor plan featuring rich hardwood flooring throughout. The impressive
Opportunity awaits! Build Your own Home / Ranch in this emerging neighborhood! Amazing lot located in the city of Perris. Close to the corner Corner of Mary ST & Clark ST. Parcel 05 on the map. fourth lot over from the corner of Clark and Mary. Please view lot from Mary st. Plenty of Homes in the Area already! Ideal for so much, just bring your ideas and imagination.
*** A-1-1 Zoning*** Lot For Sale in Perris, CA with over 1 acres of land! Near the 215 freeway and 15 freeway minutes away from Perris Lake! Buyer to verify ALL information with the Riverside County. This parcel is nestled between homes and ready for the next buyer / builder. *** A-1-1 Zoning *** Some of the photos state the parcel is in Lake Matthews, parcel on tax record is in Perris. Buyer and
Ready to build your custom dream home? This beautiful 1.19-acre parcel offers the perfect blend of suburban convenience and peaceful rural living. Ideally located just minutes from the 215 Freeway via Cajalco Rd, this property sits in a growing area while still offering the tranquility and open space you’ve been looking for. Enjoy the natural beauty of the surrounding hills and endless
Come and take a look at this Large home in over an Acre of Land ** Plenty of Room for possible 2nd Unit or ADU and perhaps a Junior ADU. ** Not only does it come with a big lot, and a Swimming Pool, but it also has a spectacular view !!! But there is much more... What a great location with over an acre of land and the home boasts about 3,437 sq.ft. of living space. Low Tax and no HOA. Horses and
Why start from scratch when the expensive work is already done. Opportunity awaits on this highly improved approximately 0.43 acre parcel in the growing Mead Valley area of Perris. This unique property offers substantial value with major improvements already in place, including custom CMU block walls and barbed wire fencing, decorative stone accents, a custom entry gate, extensive concrete
Don't miss this opportunity to own a spacious property with incredible potential in one of Perr's growing neighborhoods. Whether you're a first-time buyer, investor, or looking for extra space, this home offers versatility, and room to make it your own. This 2-Bedroom and 2-Bathroom offers a rare chance to purchase. Has 433A Certificate
Don’t miss this opportunity! This 8 bed, 3 bath manufactured home sits on a spacious lot over 20,000 sqft — no land lease! Bring your RV, toys, or even your animals — this Rural Residential-zoned property allows for a variety of uses including small-scale farming, livestock, home occupations, and more. Whether you're looking to start a garden, raise animals, or just enjoy extra space, this
VALUE IS IN THE LAND! Endless possibilities await with this property, ideally situated along the highly traveled Cajalco Road corridor. This prime, central location offers exceptional exposure and accessibility, making it well-suited for a wide range of development opportunities. The property currently features a manufactured home without a recorded 433A, making this an ideal opportunity for a
10 acres of flat usable land, potential property on Cajalco Rd, in growing Perris area. The property is currently zoned for residential use, in addition, the area is undergoing planning and development changes, with future potential for light Industrial zoning, making this parcel especially attractive for investors and developers. Conveniently located near major highways including I-215 and
25.33 acre parcel in area of small ranches. Take advantage of this size parcel as few available. Establish your own ranch, hold for the future, or divide and sell. New homes recently build in that development and one of the largest lots in that area.
*CONTINGENCY OF BUYERS FINDING A REPLACEMENT HOME -BUYERS ACTIVELY LOOKING FOR HOUSES* SOLAR PANELS- NEW BUYERS TAKE OVER LOAN AND BUYERS NEED TO QUALIFY TO TAKE OVER LOAN . *2ADD ROOMS WITH PERMITS.
Located in Mead Valley in a tract of homes only a couple blocks from elementary school. Off Clark St near Cajalco Rd is convenient to the 215 Freeway. This Single Story 4 Bedroom, 2 Bath home is clean and ready to move into. Features large living/dining area with cozy fireplace and vaulted ceilings for added feeling of spaciousness. Kitchen features a freestanding range with convection oven,
Tucked at the end of a quiet street next to a nature reserve, this one-of-a-kind studio is hard to find and harder to forget. Vaulted wood-beam ceilings, a full brick fireplace, and a private patio with sliding glass doors opening to open sky.?? LOCATION• 1.5 miles from the 215 Freeway — Nuevo Road exit• West side of the 215, horse property• End of street — no through traffic•
Intro
"Upton Acres is great country living close to the city" says Eduardo Franco, Realtor and resident of the nearby city of Perris. Set back from the popular commuter route Interstate 215, also known as the Escondido Freeway, and located 15 miles southeast of Riverside, this quiet California suburb offers a balance of space and convenience. Residents here enjoy Upton Acres' neighborly environment, while still being close to the universities and job opportunities that make Riverside a prominent hub of the Inland Empire.
Housing
Upton Acres sits at the bottom of the expansive Mead Valley surrounded by desert landscapes and grasslands. Housing in this area follows a grid pattern and features mid-sized ranch-style and Spanish-revival style homes. Buildings are accented by low-lying scrub trees, palms and the occasional tall oak. Ranging in price from the low $200,000s to upwards of $750,000, homes here go for an average price of $426,000, which is about $200,000 less than homes in neighboring Riverside. Most homes in Upton Acres were built in the early 80's and the area includes a mix of manufactured and traditionally built homes. According to Franco, this area is "growing exponentially," in part due to its value, but also because, as "warehouses go up," employment opportunities also continue to expand.
Transportation
While having a car is most convenient in this suburban neighborhood, several bus lines connect Upton Acres with the nearby cities of Perris and Riverside. For a change of pace, residents can easily access Southern California’s major destinations such as Los Angeles, Orange County and San Diego via the 215 Freeway. Located 50 miles from the coast, Upton Acres' central location means homeowners can be at the beach in about an hour while still enjoying mountain views.
Shopping and Dining
In addition to local convenience stores, the nearby city of Perris' major thoroughfares provide residents of Upton Acres with access to shopping centers. Locals can explore specialty stores like Cardenas Market, a Mexican-focused grocer offering produce, a fruit-and-juice bar, tortillas and prepared meals. For something to eat on the go, residents can enjoy an assortment of foods from the diverse food trucks that line Cajalco Road. The Mead Valley Market and Liquor store is another favorite spot. Adorned with a colorful mural, this local establishment serves up made-to-order burritos and tacos as well as fresh cuts of meat.
Parks
On sunny days, residents find themselves enjoying the balmy weather by having picnics along Lake Perris. With sandy beaches, hiking trails, campgrounds and ample space for going out on boats or jet skis, there's something for everyone at this popular local spot.
Schools
Students here are served by primary schools such as Mead Valley Elementary, which earned a B-minus from the educational review site Niche. Students then advance to intermediate education schools like Tomas Rivera Middle. Named for Tomás Rivera, a Mexican-American author, poet and educator, this received an A-minus from Niche. Continuing their education, students can attend Citrus Hill High School. Named for the orange groves that used to occupy the area, this school also earned an A for performance.
Events
Community seniors often gather at the Mead Valley Community Center to enjoy daily meals together and to participate in organized activities such as senior art classes. In addition to being a gathering place, this center also hosts the annual Mead Valley Festival of Light as well as service opportunities for locals to participate in such as the Feeding America program.
Property Mix - Square Feet
Mead Valley Has More Owners
Demographics
Total Population
19,125
Median Age
33
Population under 18
29.6%
Above the national average
23.8%
Population over 65
10.7%
Below the national average
19.1%
Finances
Median Household Income
$77,752
On par with the national average
$79,597
Average Household Income
$90,460
Education and Workforce
High School Graduates
61.1%
Significantly below the national average
89%
College Graduates
6.7%
Significantly below the national average
34.1%
Advanced Degrees
2.1%
% Population in Labor Force
60.4%
Weather
Annual Precipitation
9''
Average Winter Low Temperature
44°F
Average Summer High Temperature
95°F
Annual Snowfall
0''
Area Factors
Fairly bikeable
Bikeability®
40/ 100
Somewhat walkable
Walkability®
20/ 100
Limited public transit
Transit®
30/ 100
Source: Local Logic
Sources: Local Logic
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
