Beaumont
San Gorgonio Pass gateway city — one of California's fastest-growing municipalities since 2000, anchored by Oak Valley and Tukwet Canyon golf communities and bordered by 3,000+ wind turbines along I-10
Why People Move Here
Beaumont sits at the 2,600-foot summit of the San Gorgonio Pass — the only freeway connection between the Inland Empire and the Coachella Valley — flanked by Mt. San Gorgonio (11,503 ft) to the north and Mt. San Jacinto (10,834 ft) to the south. Since 2000, the city's population has grown +422.7% (from ~11,000 to ~60,000), driven by master-planned community buildout on former ranchland: Tournament Hills and Fairway Canyon (Pardee, bordering Tukwet Canyon Golf), Oak Valley Greens (bordering Oak Valley Golf), Sundance, Olivewood (Taylor Morrison, sold out), and three HOPA-exempt 55+ communities (Solera, Four Seasons, Altis). Median sale prices run $499K-$550K across Redfin, Zillow, and Movoto (early 2026), with $250/sqft and 49-85 day DOM depending on source. Nearly all newer subdivisions sit within Mello-Roos CFD districts that add $1,500-$3,545 per year in special assessments on top of the Prop 13 base. Beaumont has no Metrolink service — the Perris Valley Line ends 30+ miles southwest — so commute patterns orient toward Redlands, Loma Linda, and San Bernardino (25-30 min W) or Palm Springs (~30 min E), with a growing local logistics economy around the approved Beaumont Pointe Specific Plan and the SR-60/Potrero Interchange Phase II.
Key Statistics
Data sourced from census records, school district reports, and local transit authorities.
Commute Times
School Districts
Beaumont Unified School District (BUSD)
B-- Serves all of Beaumont plus Cherry Valley (CDP); ~10,000+ students K-12
- Beaumont Senior High School (Niche B+): 3,336 students 9-12, 23:1 student-teacher ratio, 23% math proficiency, 58% reading proficiency, average GPA 3.57, 93% graduation rate, average SAT 1110 / ACT 21, ranked #643 Niche Standout High Schools in America
- Mountain View Middle School and several newer elementary schools built during 2000s-2020s expansion to match population growth
- District has added multiple new campuses in the past two decades to keep pace with master-planned community buildout
FAQ — Beaumont
What is the commute from Beaumont to Redlands and Loma Linda?
Redlands sits about 17 miles west of Beaumont along I-10, a ~25-minute drive off-peak and 35-40 minutes during rush hour. Loma Linda University Medical Center is about 25 minutes west via I-10. Commuter Link 125 (launched by RCTC) provides weekday bus service from Beaumont to Crafton Hills College, Redlands, and the Loma Linda VA Hospital. There is no Metrolink service in Beaumont — the Perris Valley Line ends at Perris-South, about 30 miles southwest.
What is the housing market like in Beaumont, CA?
Redfin reports a January 2026 median sale price of $550K, while Movoto reports $499K for the same period. The 92223 ZIP median was $530K (Feb 2026, -1.1% YoY) at $250 per sqft. New construction runs $400K-$650K from Pardee Homes (Tournament Hills, Sundance), Taylor Morrison (Olivewood — now sold out), Tri Pointe (Altis), K. Hovnanian (Four Seasons), and Del Webb (Solera at Oak Valley Greens). Average days on market is 49 (Redfin) to 85 days depending on source. Inventory is up 15.82% year-to-date as of February 2026, and the market is described as balanced rather than seller-dominated.
What schools and parks are in Beaumont, CA?
Beaumont Unified School District serves the entire city plus Cherry Valley with about 10,000+ K-12 students. Beaumont Senior High School carries a Niche B+ grade — 3,336 students in grades 9-12, 23:1 student-teacher ratio, 93% graduation rate, average SAT 1110 / ACT 21, and a #643 ranking among Niche Standout High Schools in America. Major parks include Bogart Regional Park (400+ oak-forested acres just north in Cherry Valley with camping, fishing, equestrian trails, and a pond — $10 daily entry), Noble Creek Regional Park (hundreds of acres with rodeos, baseball diamonds, equestrian trails), and Stewart Park (central playground and event space). Verify school enrollment eligibility by address.
What are the crime statistics in Beaumont, CA?
Per the 2024 FBI Uniform Crime Report (released September 2025, via NeighborhoodScout), Beaumont's overall crime rate is 18.40 per 1,000 residents — a 28% decrease from 2023. Violent crime is 2.866 per 1,000 (roughly 2.38x lower than the California average and 1.76x lower than the national average), and property crime runs 2.04x lower than California's daily average. The five-year trend shows decline in both violent and property crime. NeighborhoodScout ranks Beaumont #108 safest of 462 California cities. Law enforcement is provided by the Beaumont Police Department. Verify current data at the Beaumont PD website and the FBI UCR directly.
What is the San Gorgonio Pass Wind Farm?
The San Gorgonio Pass Wind Farm is one of the largest wind farms in the United States, running along a roughly 20-mile stretch of I-10 between Beaumont and Palm Springs. The area is one of the windiest corridors in the US, with turbines positioned on both sides of I-10 to capture the 15-20 mph winds that flow through the gap between Mt. San Gorgonio (11,503 ft) to the north and Mt. San Jacinto (10,834 ft) to the south. Today the corridor hosts 3,000+ active turbines (historic peak was 4,200+ in 1987); individual turbines range 80-300 ft tall, with the largest rated at 3 megawatts (enough for 1,500+ homes). The wind farm is a defining regional feature visible throughout Beaumont and the Coachella Valley.
What are Mello-Roos CFDs and how do they affect Beaumont property taxes?
Mello-Roos Community Facilities Districts (CFDs) are special assessment districts that fund public improvements like streets, sewer, schools, parks, police, and fire. Nearly all of Beaumont's post-2000 master-planned communities — including Sundance, Tournament Hills, Fairway Canyon, Four Seasons, Altis, Seneca Springs, and Solera at Oak Valley Greens — sit within CFD districts. A typical newer 2,500 sqft home sees $1,500-$3,000 per year in CFD special taxes on top of the Prop 13 1% ad valorem base; Four Seasons Area 7A has run as high as $3,545 per home annually. CFDs typically run 25-40 years from formation, and most of Beaumont's were formed in the mid-2000s, so they still have decades left unless prepaid. Oak Valley Greens is a notable non-CFD, non-HOA exception. Use the City's STAX Property Finder at beaumontca.gov/1324 to look up exact CFD liability by parcel before any purchase.
Which HOPA 55+ communities are in Beaumont?
Three 55+ master-planned communities operate in Beaumont under the Housing for Older Persons Act (HOPA) exemption, which requires at least 80% of occupied units to have at least one resident aged 55 or older: (1) Solera at Oak Valley Greens by Del Webb — opened 2003, 1,290 homes, 18,000 sqft Oakmont Clubhouse with indoor walking track, fitness center, and aerobics/dance studio; (2) Four Seasons at Beaumont by K. Hovnanian — resort-style amenities in a foothill setting; (3) Altis / Elan at Altis by Tri Pointe Homes. Verify current HOPA age-restriction status directly per property before any purchase decision — HOPA compliance is documented at the community level, not the city level.
What shopping and dining are near Beaumont?
Downtown Beaumont's 6th Street corridor hosts Kasama (Filipino at 383 E 6th St), Hickory Ranch Steakhouse (family-owned since 1998 with a Beef Wellington specialty), Ramona's Mexican (249 W 6th St), Cornerstone BBQ, and Good Intentions. The Oak Valley Pkwy corridor anchors big-box retail including Walmart Supercenter and Stater Bros. Markets #86 (1430 Beaumont Ave). Adjacent Cabazon — 10 minutes east on I-10 — hosts Desert Hills Premium Outlets, California's largest luxury outlet collection with 180 designer stores (Prada, Tom Ford, Burberry, Coach, Michael Kors); Pass Transit Route 1 serves the outlets. The Beaumont Cherry Festival & Parade (2026: May 28-31) is the marquee annual event with over 100 years of history.
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