Sprawling suburb on I-215, near Lake Perris and Riverside
Around 19 miles south of Riverside and 75 miles east of Los Angeles, suburban Perris has one of the more competitive housing markets in the Inland Empire. “Affordability is one of the big draws here,” says Michele Sparks, an Associate Broker with Pacific Sotheby’s International Realty, who grew up in the city. “They’re still Southern California prices, but the homes are more affordable than a lot of other places in the region.” Surrounded by Lake Perris and several mountain ranges, access to nature and commuter convenience are also factors in the city's popularity. “It’s right on Interstate 215, where there’s a bunch of big warehouses and distribution centers for places like Amazon," says Sparks, "but people can go further north to Riverside and even San Bernardino for work.”
In the late 19th century, Perris was a popular stop on the Pacific Railroad, but by the late 20th century, large companies like Whirlpool were attracting thousands of new residents to the area. According to the U.S. Census, Perris' population more than doubled in size between 2000 and 2023, rising from about 36,000 to over 80,000. Despite the suburban sprawl this growth has created, Perris maintains a strong sense of community. “It has a nice small-town feel, since all the businesses collaborate with each other through the Chamber of Commerce,” says Sarah Harty, the Manager of Visitor Experience at the Southern California Railway Museum, “and there’s always an event happening in town.”
Local businesses on D Street give Perris a small-town feel despite recent growth.
The mountain views and proximity to Lake Perris draw residents to the area.
Celebrate Día de los Muertos in Perris with vibrant altars and colorful offerings.
Perris is home to many large warehouses and distribution centers, fueling the local economy.
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Lake Perris, community parks and attractions for thrill-seekers
Immediately north of the city, the Lake Perris Recreation Area spans over 8,800 acres of mountains, valleys and its namesake reservoir. “Lake Perris is one of the most important assets Perris has,” says Sparks. “You see tons and tons of boats come here during the summer and people all along the beach. It doesn’t get that cold in the winter, but people tend to go fishing here around then.” The park is set amid three mountain ranges — the Russell, Apuma and Armada — as well as the Bernasconi Hills, and offers rugged trails for hiking and horseback riding, and the 180-foot tall Big Rock for rock climbing.
About 25 community parks are also scattered throughout Perris and its suburbs, many with sports facilities, playgrounds and walking trails. In 2022, Perris was granted $2.8 million from the State of California to improve the 8-acre Copper Creek Park; the city has since added public art, a skatepark and a butterfly garden.
Perris is also known for its wide array of thrill-seeking attractions. Skydive Perris offers tandem skydiving and an indoor wind tunnel for simulated free falling, and the Perris Raceway is California’s oldest motorcross track, having been built in 1954. DropZone Waterpark has towering waterslides and a lazy river, while Action Star Games has a sprawling paint ball course filled with obstacles.
Locals enjoy spending summer days on the beach at Lake Perris Recreation Area.
Perris residents can cool off at DropZone Waterpark on the waterslides and lazy river.
Kick up some dirt at Perris Raceway, California’s oldest motocross track.
Skydive Perris offers skydiving and an indoor wind tunnel to simulate free falling.
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Area-affordable housing in the Inland Empire
The median home sale price in Perris is $553,000, compared to about $646,000 in Riverside and roughly $760,000 in Rancho Cucamonga. Perris' competitive housing market saw a 7% jump in prices between late 2023 and late 2024, and houses tend to sell in a little over a month. Most homes are either new traditional and Spanish-style, set in suburbs that were developed during the early 2000s, and priced between $410,000 and $775,000. Ranch-style homes and Craftsman bungalows from the 1950s to ‘80s can be found in central Perris, typically in communities surrounding the downtown area; prices for these can range from $275,000 to $675,000.
The average home in Perris sells for $553K, slightly lower than in Riverside.
Most suburban homes in Perris are built in Spanish Revival and new traditional styles.
Find Ranch and Craftsman homes in downtown Perris.
The housing market in Perris saw a 7% rise in prices from late 2023 to late 2024.
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Three Perris school districts
Perris students are served by three public school districts. With over 19,000 students, the Val Verde Unified School District is the city’s largest and earns a B-plus from Niche. The C-minus-rated Perris Elementary School District feeds into the B-rated Perris Union High School District. Perris High is rated C and employs the BARR system, in which a three-teacher team collaborates on core subject areas to improve student-teacher relationships.
Perris High School strives to create a positive environment for students.
Students are the top priority at Perris Elementary School.
Val Verde Unified School District is the largest of the three in the Perris area.
Find great teachers at Pinacate Middle School, part of the Perris Union High District.
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Events year round in Perris
Evry October, the Southern California Fair brings carnival rides, family-friendly games and thousands of attendees to the Lake Perris Fairgrounds. Residents join the mayor in the annual Christmas Tree Lighting in early December, and the following day, the Christmas Parade fills D Street with festive floats and marching bands. In the summer, Movie Nights attract families to local parks to watch films under the stars, and every April, Breakfast with Bunny brings petting zoos, face painting and plenty of free food to Perris City Hall.
Easy commute to Riverside and San Bernardino
Interstate 215 runs through the center of Perris, leading commuters 19 miles north to Riverside and 27 miles north to San Bernardino; according to the U.S. Census, Perris locals drive an average of 36 minutes to work. Metrolink’s Perris Valley Line travels from Downtown Perris to Los Angeles Union Station in about 2 hours each way. To get around Perris itself, locals need a car. The City of Perris seeks to improve its walkability and bikeability, and since 2018, it’s launched the Getting Everyone to Actively Ride (GEAR) program to pave new multi-use paths and build new bike-related facilities around the city. The Ontario International Airport is 37 miles away.
Downtown Perris' small commercial and museum scene
Locally owned bakeries and chain restaurants neighbor the Downtown Metrolink Station, where the Perris Valley Historical Museum shares exhibits and archives documenting the city’s past. About a mile up the tracks, the Southern California Railway Museum offers a more family-friendly learning experience with full-sized Thomas the Tank Engines. Elsewhere in Perris, small shopping centers like Perris de Plaza and Perris Towne Square are home to fast food chains and grocery stores. “Most people head outside of the city for shopping, though,” says Sparks, “whether that means Murrieta to the south or Riverside to the north.”
Spend an afternoon shopping and dining locally in downtown Perris.
Explore exhibits on the area's history at the Perris Valley Historical Museum.
Find several downtown businesses near the Metrolink Station in Perris.
Many residents head south to Murrieta to shop at Costco and other big-box stores.
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Crime and wildfire concerns
According to FBI statistics for 2023, Perris’s property crime rate is about 25 reported incidents per 1,000 people, higher than the national rate of 18 and California’s overall rate of 23. Perris’ violent crime rate is about 4 reported incidents per 1,000 people, on par with the national rate of about 4 and California's rate of 5. Community-run groups like Perris Crime Watch and Safety New help keep locals informed about reported and on-going crimes.
Perris’s arid climate and powerful Santa Ana winds make it vulnerable to wildfires. The most recent wildfire to impact the city was the Post Fire in November 2024, which burned 130 acres and raised evacuation warnings but was ultimately contained within 24 hours. Perris residents should be aware of warning signs, like strong winds and lightning strikes in drier seasons, and follow announcements from CalFire.
Written By
Fletcher Varnson
Photography Contributed By
Kory Ross
Video By
Mary Desmond
Interested in learning more about homes in this area?
Reach out to
Whenrica McAfee,
an experienced agent in this area.
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On average, homes in Perris, CA sell after 40 days on the market compared to the national average of 53 days. The median sale price for homes in Perris, CA over the last 12 months is $580,000, up 5% from the median home sale price over the previous 12 months.
Located within Lake Mathews Estates, this area is known for 1.5-acre minimum estate parcels, this property offers sweeping panoramic views, dramatic sunsets, privacy, and exceptional space for both entertaining and everyday living. Upon entry, the home opens to a grand vaulted great room with bright white ceilings accented by striking exposed beams, a statement fireplace, and expansive sliding
Welcome to this spacious 3-bedroom, 2.5-bathroom single-family home located in the heart of Perris. This well-maintained property features a functional floor plan with abundant natural light, a generously sized kitchen, and inviting living spaces ideal for everyday living. The home includes a 2-car garage and driveway for ample parking. In addition, there is a non-permitted garage conversion
DON'T WALK, RUN!!! INCREDIBLE STUNNING BEAUTIFUL HOME DRASTRICTLY DROPPED IN PRICE, MUST SEE TO BELIEVE!!! ORIGINALLY $630,000. NOW ONLY $591,000. Pride of ownership shines throughout this absolutely beautiful, stunning, single-story home, still owned by the original owners. Built in 2022, this gorgeous residence offers 4 spacious bedrooms and 2 full bathrooms (tax roll reflects 3 bedrooms, 2
Welcome to 3851 Bluff Street, located in the highly desirable Avalon Community of Perris. This former model home offers 3 bedrooms, 2.5 bathrooms, and an optional 4th bedroom currently used as a study with built-in desks and an entertainment center. The home features distressed wood flooring, travertine tile, crown molding, and ceiling fans throughout. The kitchen includes an island with tile
Move-in ready home in one of Perris’s newer neighborhoods! Unlike brand-new homes, this one already has thousands of dollars in upgrades done for you. Paid off solar, no need to buy or lease. The backyard has concrete with draining system for heavy rains, so no need to spend on landscaping. The front also an extended driveway for more parking. Also the home has upgraded flooring, recessed lights,
Located within Lake Mathews Estates, this area is known for 1.5-acre minimum estate parcels, this property offers sweeping panoramic views, dramatic sunsets, privacy, and exceptional space for both entertaining and everyday living. Upon entry, the home opens to a grand vaulted great room with bright white ceilings accented by striking exposed beams, a statement fireplace, and expansive sliding
Welcome to this spacious and upgraded 4-bedroom, 3-bathroom home located in a desirable neighborhood of Perris, California. With 2,150 sq ft of living space on a 5,663 sq ft lot, this home offers comfort, style, and energy efficiency — perfect for families or anyone looking to upgrade their lifestyle. Key features- 4 Bedrooms / 3 Bathrooms , Vaulted ceilings , upgraded kitchen , , spacious
Build Your Primary Residence, an ADU & a Junior ADU in this Prime Flat Residential Lot – Build Your Dream Home. Excellent opportunity to purchase a graded, flat residential lot in the Kruse area of Perris 92570 (APN 313-030-004), zoned R-1 Single-Family Residential. Owner has already graded the parcel, offering a more build-ready site and potential cost savings. Owner has the engineer's documents
For Sale. This home is almost new, was built in 2022. Beautiful rural setting with almost 1.5 acres of usable land. This home features 5 spacious bedrooms and 3 Full Bathrooms. 10 foot ceilings throughout the home. Huge main suite with a private office, large walk in closet and very elegant bathroom with dual showers and custom tile work and glass enclosures. The kitchen has lots of storage,
Welcome to this spacious 3-bedroom, 2.5-bathroom single-family home located in the heart of Perris. This well-maintained property features a functional floor plan with abundant natural light, a generously sized kitchen, and inviting living spaces ideal for everyday living. The home includes a 2-car garage and driveway for ample parking. In addition, there is a non-permitted garage conversion
Welcome to Boulder Springs — A Rare Single-Story Estate in the Gavilan Foothills of Perris First time on the market since its construction in 2008, this beautifully maintained single-story home offers a rare combination of land, luxury, and lifestyle. Nestled on a sprawling 20,483 sq ft lot, this estate boasts five covered patios, lush landscaping, fruit trees, vegetable garden planters, custom
What a great buy for a home that has just been remodeled. This manufactured home is on a permanent foundation. Improvement include New Cabinets, New Flooring, New Windows, New Doors, New Stove, Newer Plumbing and more. Features 2 Bedrooms and 1 Bathroom. The laundry area is inside in the hallway. Stay warm in the winter with the central heater unit which is also AC ready. Carport for 2 to 3 cars
Luxury Live Auction! Bidding to start from $2,300,000! Welcome to one of Perris Valley’s most unique and versatile properties — over 30 acres of panoramic beauty with 360 views across Riverside County. This remarkable estate features five beautifully remodeled homes, including a 3-bedroom main residence, a 2-bedroom secondary home, a charming adobe casita, and additional RV dwellings — all
Looking for a big home with a big lot a Swimming Pool and a spectacular view ??? Congratulations you found it!!! 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. Double door main entry as you walk into the welcoming foyer. Living room with 20 foot high ceilings and oversized window that allows
Explore our unique apartments, nestled south of the Moreno Valley and Riverside in Perris, CA. Made up of 6-unit buildings with assigned garages, The Charlie Perris provides a community feel for those who want the perks of living in a home while enjoying community amenities. Greystar California, Inc. dba Greystar Corp. License No. 1525765 Broker: Gerard S. Donohue License No. 01265072
This is a 3BR & 2Bath house in a very good location , with indoor laundry , Vinyl flooring , A/ C and ample space for parking . close to downtown Perris , city offices, shopping centers, Schools, eateries and parks . Convenient access to Hwy 74 also to 215 & 15 Fwy .
Living at Country Hills, you'll find yourself just minutes from premier shopping, dining, entertainment and plenty of outdoor activities. We feature spacious one bedroom apartments with many designer upgrades available. Stop by and let our friendly, professional on-site management team show you all our Community has to offer.
Price Reduction — Now available for lease at $4,000 per month. This newly built 2,801 sq ft home offers exceptional space, modern upgrades, and a highly desirable layout with no HOA. The property features 5 bedrooms, 3 bathrooms, plus a versatile bonus room ideal as a 6th bedroom, home office, or flex space. A full bedroom and bathroom on the main level provide ideal accommodations for guests or
LINDA GONZALEZ HUERTAEXP REALTY OF SOUTHERN CA. INC
Laurel Palms Apartments, a spacious apartments for rent community in Perris California, that offers quality accommodations and an extensive array of services and conveniences. These rental apartments were designed with elegance and special amenities that's perfect for your Perris living "Life-Style". Come visit our apartments today, and see for yourself, some of our affordable units that you can
New Paint, new wood flooring downstairs, kitchen and bath will be installed, new synthetic grass in front and back.This home has open floor plan and long driveway. It's in a Great location in Village of Avalon.
The Regency Apartments is a relaxing and comfortable apartment rentals facility situated in Perris California. Fully equipped kitchenette, fashionably furnished living room, bedroom, bathroom and large pool. This apartments for rent community is close to shopping, dining and public transportation. Convenient and peaceful location. Could you ask for anything more? Discover these spacious homes and
Located extremely close to Lake Perris, this beautiful 3 bedroom, 2.5 bathroom house has beautiful luxury vinyl plank flooring all throughout. Living area is very spacious and open to kitchen with an area for dining. Recessed lighting throughout the home. Kitchen with brown shaker style cabinets, stainless steel appliances and access to very large backyard. Half bathroom downstairs. All bedrooms
Property Id: 2244211Private 2 car garage and large backyard. 1 yr lease Utilities are not Included Show individual or combined gross income of 2.5 times the rent which ($7,000.00 gross total income is the amount that we would need to qualify. Will accept up to 3 people on the lease (every person on the lease must live individually in the home during the entire
GORGEOUS 6 BEDROOM 4.5 BATHROOM NEW BUILD WITH LOFT. THIS HOME HAS ROOM FOR THE WHOLE FAMILY. THERE IS AN OVER SIZED GREAT ROOM THAT LEADS TO THE OPEN KITCHEN THAT INCLUDES AN ISLAND WITH GRANITE COUNTERTOPS, SHAKER-STYLE CABINETS AND STAINLESS STEEL APPLIANCES. THERE IS A LARGE LOFT IN ADDITION TO THE 6 BEDROOMS FOR ADDED SPACE. A FULL BEDROOM AND BATHROOM ARE ON THE FIRST FLOOR AS WELL. THE
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