Redlands

Known as the “City of Beautiful Homes,” Downtown Redlands is the bustling center of an established community on the banks of the Santa Ana River. Redlands is renowned for its small-town charm, featuring beautiful historic buildings and many locally owned shops and boutiques lining the streets. Beautiful homes are just a short distance from excellent schools and shops in and around the downtown area. Here, you’ll find a community of traditional urban street blocks and suburban tracts sprawled out under leafy oak and tall palm trees. Redland Boulevard acts as the main commercial thoroughfare in the neighborhood. At the same time, Redlands Freeway provides quick routes for those commuting elsewhere in the Inland Empire. Single-family houses and condos make up much of the residential landscape of Downtown Redlands, all with architectural styles that reflect the storied history of the region’s home styles. Many of the homes in the downtown area feature some combination of contemporary features, like asymmetrical facades and large windows with other popular Southern California home styles. The prominent front porch columns and low-pitch roofing of the Craftsman style is a popular sight all around Redlands. The style is well known for its focus on natural hues and open floor plans, resulting in a homey, warm home interior and a visually pleasing exterior aesthetic. Spanish revival homes are also popular, featuring insulating terracotta rooftile and stucco facades as well as covered verandas and patio spaces perfect for entertaining friends and family. Multi-car garages, covered front porches and even solar panels are some of the common household amenities in the downtown residential landscape. Condos also reflect Spanish revival characteristics in their exteriors while offering community amenities like fitness centers and pools. Regarding home prices, Downtown Redlands houses, on average, cost around $685,000 and can range as high as $720,000 or the closer to downtown’s center you get. Public school students are served by the Redlands Unified School District, starting at primary schools like Franklin Elementary from kindergarten through fifth grade. Students move on to intermediate and secondary institutions like Cope Middle and Redlands High School. The latter high school is the oldest public school in California, still located on its original site. Local parks and attractions allow locals to get active and enjoy the beautiful downtown area. Ed Hale Park is a small urban park decorated with art installations, picnic tables and shelters for community gatherings and seasonal events. Catch a matinee at the LOOK Cinemas at Redlands, offering screenings of new movies and special events. Visit quality shops and boutiques along Downtown Redlands’ main thoroughfares. The Fabulous Finds of Redlands has a wide selection of secondhand clothes, accessories and home goods to browse through. National grocery stores like Trader Joe’s and regional stores like Von’s will keep you stocked with fresh produce, specialty foodstuffs, pharmaceuticals and other household essentials. There are also several quality cafes and restaurants in the downtown area. Start your day at Crepes of Wrath, a pint-sized counter-serve café serving sweet and savory crepes. Tartan of Redlands is an established old-school steakhouse that dishes out burgers, ribs, delicious steaks and an excellent cocktail selection in a homey dining room. Stylish homes in proximity to excellent shopping give downtown residents access to the best of Redlands.

In the southern hills of Redlands, California, Live Oak Canyon is home to large estates, modest dwellings and several farms. It combines everything the region has to offer, placed between the town and two canyons. Hiking trails through the forested hills are right outside resident’s doors, and downtown is less than five miles north. The area has historic homes, nearby equestrian stables and The Barns at Live Oak Canyon, an antique and art mall that hosts special events. The area was used for citriculture until the 1950s when housing developments were constructed, but it has a much longer history. Indigenous peoples used the canyon as a route to the Pacific Coast for centuries, and the Serrano Indians held ceremonies on the land for generations. Today, the neighborhood honors that legacy by preserving ancient trails while looking forward to its future. “Live Oak Canyon is a rural area with a lot of ranches and farms. There’s lots of fruit trees and big lots for houses,” says Carlos Guiterrez, a Realtor and Team Lead at Re/Max Champions with almost 20 years of real estate experience. “It’s a place for people who want more space but still be close to downtown.”  While the neighborhood is primarily residential, there are plenty of shopping choices just a few minutes drive away. Six miles from Live Oak Canyon, Mountain Grove Shopping Center has nearly 20 restaurants and 17 big-brand stores, including Aldi, Kirkland’s and Old Navy. The mall houses Ocean Pho, a spot for Vietnamese and Thai food. Taylor’s Bar and Grill has been serving Redlands residents since 1934. This hangout has daily food and drink specials, like Taco Tuesday, Whiskey Wednesday and the Saturday Steak Special. For groceries, family-owned Gerrards offers an extensive cheese selection, flowers and Redlands-specific gifts. The neighborhood is also known for the seasonally operated Live Oak Canyon Pumpkin Patch and Christmas Tree Farm. The farm has a petting zoo, corn maze and flower gardens and is Southern California’s largest pumpkin patch.     San Timoteo Nature Sanctuary stretches over 200 acres and encompasses three ecosystems: riparian, grasslands and hillside chaparral. This allows visitors to explore thickets of willows, flowing grasses and hillside shrubs. There are several hiking trails for exploration by foot or horseback, and the preserve offers pre-scheduled guided tours. Herngt ‘Aki’ Preserve covers over 300 acres in Live Oak Canyon. It contains trails made and used by Native Americans for centuries and is named ‘Rattlesnake House’ in the Serrano Indians’ language to honor the tribes who once lived there. The site has seven trails, with lengths from 1.2 to 3.8 miles. Caroline Park provides locals with an overlook terrace featuring 180-degree views of the San Bernardino Mountains and a botanical garden with several types of oak trees, California Poppies and Mariposa Lilies.     The neighborhood is made of detached single-family houses and apartments, with 79% of people owning their homes and 21% renting. Architectural designs range from Spanish-inspired dwellings to ranch-style homes to custom-built estates on spacious lots. Stucco walls and tiled roofs are abundant throughout the area and were designed to keep out the extreme desert temperatures, while shaded winding roads often end in cul-de-sacs. “It’s a stable market, and because they’re larger properties, they’re on the upper end of the price scale,” says Guiterrez. Homes sell for a median price of $730,000 after 43 days on the market, which is aligned with the national average. Housing prices range from $550,000 to $2.2 million, which includes ranch-style homes priced from $550,000 to $1.4 million. Spanish-inspired dwellings range from $620,000 to $1.4 million, while custom-built homes start around $650,000 and continue to more than $2 million.     Because of the length of the neighborhood, children might attend three elementary, two middle or two high schools, depending on where they live in the canyon. One possible pathway begins with Niche A-rated Kimberly Elementary and A-minus-rated Cope Middle and ends at A-rated Redlands High. Kimberly Elementary opened in 1957 and teaches with a real-life, hands-on approach to cement concepts in young learners’ minds. Cope Middle operates an Extended Learning Opportunity Program to develop sixth graders' library and other academic skills before and after school. Redlands High offers a free dual enrollment program with Crafton Hills College for juniors and seniors to earn college credits during the summer or fall semester. Crafton Hills College is located in nearby Yucaipa and provides various associate degrees and professional certificates.       Live Oak Canyon is a car-dependent area four miles from Redlands Community Hospital, 14 miles from San Bernardino and 11.5 miles from the San Bernardino International Airport. Close to the 10 and 215 Freeways, places like Riverside, Highland and the University of Redlands are easy to reach. San Timoteo Canyon Road, a thoroughfare used for hundreds of years, runs through the neighborhood, as does Live Oak Canyon Road. “There are train tracks that run right through the canyon, so there’s some noise and some traffic because of the train stopping people,” says Guiterrez. There’s no public transit in the area, but bus stops line Brookside Avenue, around four miles away. Sidewalks connect the Smiley Heights subdivision but aren’t found in some of the other housing developments, making local trails the main walking paths in Live Oak Canyon.       There are no houses of worship in the neighborhood, but nearly 20 Protestant and Catholic churches are within seven miles. The canyon is only four miles from the Islamic Community Center of Redlands. The center has strong connections to the community and welcomes visitors during the Friday sermons.     Live Oak Canyon has a CAP Index score of 2 out of 10, half the national average of 4. Both property and violent crimes are below the average, but there are other factors to consider before relocating to the canyon. The area has very high risks of wildfires and earthquakes, meaning home and fire insurance prices can be higher than average. To mitigate these risks, Redlands is working to eliminate flammable debris around municipal buildings, educate the public on individual preparedness and install specialized emergency management equipment.

North Redlands, at the base of the San Bernardino Mountains, offers access to downtown Redlands from a more affordable suburban neighborhood. Along the sidewalk-flanked streets and cul-de-sacs, orange and olive trees provide shade from the California sun, and tall palms and Italian cypresses tower over homes. “Redlands is a popular city for homebuyers,” says Benjamin Garcia, Realtor with Ponce & Ponce Realty and resident of the Redlands area for more than 20 years. “The North Redlands neighborhood is appealing to families because Redlands East Valley High School is highly rated.” With several community parks and restaurants within the community, locals can opt to stay close to home or take a short drive to explore all that Redlands has to offer. The neighborhood is home to several parks, allowing residents to play their favorite sports and enjoy the sunshine. Just south of the Santa Ana River is Israel Beal Park, which has two play structures and walking paths with views of the San Bernardino Mountains. At the 35-acre Redlands Sports Park, local soccer teams have plenty of space to practice. Just south of the University of Redlands is Sylvan Park, which has picnic areas and a skate park. Locals can also enjoy the nearby mountains. “If you drive east on Lugonia Avenue, it takes you up to Forest Falls, which has a beautiful waterfall,” Garcia says. “In the winter, you’ll see snow up there too.” Much of the area’s residential landscape is comprised of single-family houses, though there are a handful of manufactured home parks and condos as well. Buyers may find ranch-style homes and bungalows from the 1950s and 1960s listed in the $400,000s and $500,000. Mission Revival-style residences with tile roofing and stucco siding were primarily built in the past 20 years and often sell between $700,000 and $1 million. There are also some condo options between $250,000 and $450,000 and manufactured homes tend to sell in the $100,000s. Most condos and manufactured homes have added association fees between $100 and $300 per month; some associations offer amenities such as fitness centers and pool facilities. North Redlands residents can visit the Redlands Village shopping center to pick up groceries from Stater Bros. Markets or to grab a quick bite from restaurants, including Garden Thai Restaurant and Cuca’s Mexican Food. There are also locally owned restaurants like Mill Creek Cattle Company — this old west-themed steakhouse usually hosts live music on Saturday nights. Another nearby option is Uncle Howie’s Pizza on East Lugonia Avenue. “Uncle Howie’s is locally famous. People always recommend it in online foodie groups,” Garcia says. “They have great pizza, and it’s a family-friendly place. They have a little arcade, too.” Uncle Howie’s shares a shopping center with the Ranch Market grocery store, where shoppers can find a good selection of dried chiles, fresh produce and meats. Just west of California Route 210, there is a shopping mall with a cinema and national chain retail stores. Downtown Redlands is also less than 2 miles away. “There’s always something to do there, day or night,” Garcia says. “You can have dinner and watch a movie at the LOOK Cinema, and lots of spots have karaoke.” Community members can find seasonal events in downtown Redlands. On Saturday mornings, there is a farmers market along East State Street. There is also an annual Christmas tree lighting ceremony in December and an annual theater festival, which the Crafton Hills College organizes. Around the Fourth of July, locals can watch fireworks and other events from Moore Middle School or enjoy the spectacle from nearby. Area primary schools include Franklin Elementary School, which rates a B-plus on Niche and Crafton Elementary School, which earns an A-minus. Students can move on to B-plus-rated Clement Middle School and then Redlands East Valley High School, which earns an A. Redlands High offers dual-enrollment credits through Crafton Hills College as well as solid athletics and performing arts programs. North Redlands is also home to the University of Redlands, a private four-year university with students from more than 20 countries and 21 Division III sports teams. With nearby access to Interstate 10 and California State Route 210, locals have options for their daily commutes. “Many people prefer 210 because it has bigger lanes and there’s less traffic,” Garcia says. Those who wish to avoid traffic altogether can opt to take the Metrolink — there’s a station due south of the university. “Some people take the metro to see LA Dodgers games,” Garcia says. In addition, there are Omnitrans buses that stop along Lugonia Avenue and Orange Street, and the city has also marked some lower-traffic streets with bike lanes. The nearest emergency facility is Redlands Community Hospital, which is approximately 4 miles from North Redlands. The San Bernardino International Airport, about 9 miles away, offers flights to major airline hubs, including those in Phoenix and San Francisco. North Redlands residents may experience poor air quality and excessive noise due to traffic. The Federal Emergency Management Agency (FEMA) has determined that all of San Bernardino County is at a high risk of earthquakes and wildfires.

The city of Redlands’ historic, walkable downtown has made it attractive to California homebuyers, but with a median housing price above $700,000 in some neighborhoods, finding an affordable residence can be a challenge. In West Redlands, however, median prices fall within the $500,000s, and “it has a very convenient central location,” says Jose Ponce, broker and owner of Ponce & Ponce Realty and lifetime Redlands resident. “There are malls and shops in the community; you’re also close to downtown and the Loma Linda hospital, which they just expanded.” Area children can attend schools within the Redlands Unified School District, which rates an A on Niche. Access to major highways and the Metrolink system make the area appealing to commuters as well. Locals never have to go far to find a variety of shops and restaurants. To the north of Interstate 10, Citrus Plaza and the Mountain Grove Shopping Center are bursting with chain retail and dining options, including Trader Joe’s, Nike and Cafe Rio Mexican Grill. On the southern side of the interstate are smaller chains as well as locally owned options. “Mr. Taco is a popular spot — people love their micheladas,” Ponce says. “Downtown Redlands is also booming with restaurants, and more are coming in. They have really nice bars — Copehouse Bar & Bistro is my favorite. If you like mixed drinks, you can just tell the bartender what base you want, and they’ll ask if you like your drinks to taste smoky, fruity or refreshing.” Residents can also stop by Martha Green’s, about 1 mile from West Redlands. It’s a second-generation, locally owned restaurant known for its cinnamon rolls and homestyle breakfast offerings. With access to nearby Interstate 10 and California Route 210, residents can easily get around by car. Those who need to commute to San Bernardino or Los Angeles can also take the Metrolink for traffic-free travel; there is a station to the north of Redlands Boulevard. In addition, Omnitrans buses make stops along San Bernardino Avenue, Lugonia Avenue and Redlands Boulevard. Those who prefer to travel by bike can make use of marked bike lanes on lower-traffic roads and a system of bike pathways. The nearest medical facility is Redlands Community Hospital, about 2 miles away. “Redlands is a second choice for most people, though. Loma Linda University Health is usually their first choice, and it’s only about a mile farther,” Ponce says. The San Bernardino International Airport, about a 6-mile drive from West Redlands, offers flights to San Francisco and Phoenix. On Saturday mornings, residents can drive about 1 mile to the corner of Sixth and State streets to shop from local farmers and artisans. The city of Redlands also organizes annual bike and running races, including the Run Through the Redlands in March and the Redlands Bicycle Classic, an invitational race held since 1985. Each December, the Christmas season begins with a tree-lighting ceremony in Ed Hales Park, and on the Fourth of July, there are community events at Sylvan Park and fireworks at Moore Middle School. Nearby parks offer residents several options for enjoying the California sunshine. Home to the Historic Barton Schoolhouse, Heritage Park has walking paths fringed by beautiful flowers and sprawling green spaces perfect for playing catch or having a relaxing picnic. The Orange Blossom Trail winds through the southern part of the community as well. “It used to be train tracks, but they converted it into a well-maintained hiking and jogging trail,” Garcia says. Locals can also take their kids to the High 5 Indoor Playground or to the San Bernardino County Museum, where they can learn about the region’s history from interactive exhibits. With Harkins Theatres nearby, catching the latest blockbuster is also an option. Much of the residential landscape of West Redlands is made up of townhouse communities and condominiums, though there are pockets of single-family houses as well. Many multi-family options list between $400,000 and $500,000 and feature stylistic touches from the Mission Revival style, namely durable stucco exteriors and terracotta roof tiles. Townhouse communities and condominium complexes often offer amenities such as pools and indoor gyms, and association fees for these communities range from $125 to $400 per month. West Redlands single-family houses often have large garages, and some homes even have roof-mounted solar panels. Buyers will find a mix of mid-1900s bungalows and ranch-style homes, along with several newer developments filled with Spanish Mission Revival style designs. Prices for single-family residences range between the $500,000s and $700,000s. Children may begin their education at Kingsbury Elementary School, which has an A-minus score on Niche. Students can transition to Clement Middle School, which earns a B-plus score and may complete their secondary education at A-rated Citrus Valley High School. The high school offers a Career Technical Education program and has a competitive robotics team. In West Redlands, poor air quality and loud highway traffic may impact the quality of life for residents. In addition, the Federal Emergency Management Agency (FEMA) assesses all of San Bernardino County to be at a high risk of wildfires and earthquakes.