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
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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 57 days. The median sale price for homes in Perris, CA over the last 12 months is $584,097, up 5% from the median home sale price over the previous 12 months.
Simply stunning home in the city of Perris! This beautifully maintained 3-bedroom, 2-bath home offers comfort, style, and functionality throughout. Inside, you’ll find laminate flooring throughout the main living areas, with tile flooring in the kitchen and bathrooms. The remodeled kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space—perfect for everyday
Positioned on 4.33 acres overlooking Lake Mathews, this exceptional custom estate offers Panoramic Lake, Valley & Mountain Views | Gated Entry | Private Hilltop Setting. Enjoy sunrises to the east | sunsets to the west | seasonal snow-capped mountain views, creating a dynamic natural backdrop. The residence blends classic architectural presence with modern amenities and a private hilltop setting.
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Welcome to this charming single-story home in the desirable Avalon Community of Perris! Situated on an oversized corner lot, 3913 Manquelo Ct offers 3 spacious bedrooms and 2 full bathrooms, perfect for comfortable family living. Step inside to find a bright and open floor plan with plenty of natural light, ideal for both relaxing and entertaining. The kitchen flows seamlessly into the dining and
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Luxury Lake Mathews Estate with Panoramic Views on 2.21 AcresExperience elevated living in this fully upgraded Lake Mathews estate, where breathtaking mountain, hill, and lake views create a truly unforgettable setting. Situated on 2.21 private acres, this remarkable 4,292 sq. ft. residence offers 5 bedrooms, 3 full bathrooms, and 2 half baths, thoughtfully designed for both grand
Get away from it all—enjoy peaceful rural living just 15 minutes from the city. This custom-built home, constructed in 1989, sits on over two acres of land and offers breathtaking panoramic views that stretch for miles. An impressive 80-foot wraparound deck provides the perfect vantage point to enjoy sweeping views of Lake Mathews, mountain vistas and sparkling city lights.Designed as a true
Back on the market at no fault of the seller. Previous appraisal came in above the current list price on an as-is basis. Home is move-in ready and can accommodate a quick close in under 30 days, if needed. Welcome to this beautifully updated 3-bedroom, 2-bath home with a charming and functional floor plan, located in an established Perris neighborhood. Situated on a desirable corner lot, this
Downtown Perris Opportunity Available! These 3 parcels are situated within the Central Perris Redevelopment area, offering flexible zoning that may support commercial projects. Boasting a high walkability score, the property is just minutes from the Metrolink Station, City Hall, and local landmarks. This level lot provides the perfect canvas in a rapidly growing community. Be sure to check with
Simply stunning home in the city of Perris! This beautifully maintained 3-bedroom, 2-bath home offers comfort, style, and functionality throughout. Inside, you’ll find laminate flooring throughout the main living areas, with tile flooring in the kitchen and bathrooms. The remodeled kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space—perfect for everyday
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,
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.
Welcome to 2409 Tulip Dr in South Perris, West of the 215! Built in 2021, this beautifully maintained home is located in a newer community and offers modern style, comfort, and functionality throughout. Featuring 4 spacious bedrooms and 2 full bathrooms, this home boasts upgraded flooring that flows seamlessly through the main living areas. The huge open kitchen is the heart of the home, complete
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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
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Welcome to 1763 Dennison Dr, a charming and spacious single-family home located in a desirable neighborhood of Perris. This 2-story home in the Village of Avalon has 3 bedrooms, 2.5 baths. Open floor plan perfect for family gathering and entertaining with kitchen flow to family room and dining area. Fireplace in family room, separate laundry room. back yard looks out to green belt. Association
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Move right into this beautifully updated single-level home, set in one of Perris’ newest and most convenient neighborhoods just west of the I-215. The open-concept layout feels bright and inviting, with high ceilings, a crisp white palette, and modern appliances that give the space a fresh, contemporary feel. The primary suite features a generous walk-in closet, while the full-size laundry adds
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