Cost of Living Comparison
Cost of living varies dramatically by community. We ranked every community by cost of living index (national average = 100) so you can find communities that match your budget.
47 communities · 9 regions
Rankings
Community Comparison
| # | Community | Median Price | CoL Index | Property Tax | Sales Tax |
|---|---|---|---|---|---|
| 1 | Claremont West End | ~$965K | High — among the highest in the Inland Empire due to housing prices; offset by low 0.79% property tax | 0.79% effective — notably low vs. neighboring IE cities (Upland 1.08%, RC 1.11%, Ontario 1.07%) | 9.75% (6% state + 0.25% LA County + 0.75% Claremont local + 3.5% Special district); higher than Upland and Rancho Cucamonga. Potential 1% increase being studied for November 2026 ballot (would take effect April 1, 2027 if approved). |
| 2 | Temecula Southwest Riverside | ~$720K | Above national average; below coastal San Diego and Orange County; poverty rate 7.3% | ~1.03% effective base (1% CA ad valorem + voter-approved district debt). Mello-Roos CFD assessments in most post-1995 master-planned tracts add $500-$5,500+/year depending on tract — Paloma del Sol ~<$1,000; Crowne Hill $1,700-$1,800; Sommer's Bend $3,300-$3,700; Esplanade at Sommers Bend $5,500+. Verify CFD status with a title report before purchase. | 8.75% (6% California state + 0.25% Riverside County + 1% Temecula city + 1.5% special district) per CDTFA 2026 |
| 3 | Coachella Coachella Valley | ~$475K | Below CA average for housing; ~10% above US average for groceries (desert logistics); summer utilities are the main monthly wildcard | ~1.1-1.3% effective (Prop 13 1% base + local assessments; Mello-Roos CFD additional in newer tracts at $1,200-$6,000+/yr typical) | 8.75% (6% CA state + 0.25% Riverside County + 1% Coachella city + 1.5% special district) |
| 4 | Palm Springs Coachella Valley | ~$650K | Above California state average driven by housing costs and tourism-economy services pricing; property taxes benefit from Prop 13 protections on long-held parcels | ~1.25% effective (Prop 13 1% base + ~0.25% local overlays); Mello-Roos special district bonds apply in newer subdivisions and can materially raise the effective rate | 9.25% combined in Palm Springs (6% CA state + 0.25% Riverside County + 3% local/district) — higher than unincorporated Riverside County areas due to local add-ons |
| 5 | Chino Hills Corona Norco | ~$1.0M | Above Inland Empire average; ~20-30% above Riverside/San Bernardino city medians | 1.14% effective in ZIP 91709 (1% Prop 13 base + local overrides); add Mello-Roos CFD 0.5-1.0% in CFDs 1, 2, 4, 5, 6, 8, 9, 10 | 7.75% baseline (CDTFA); some districts assessed at higher rates |
| 6 | Ontario West End | ~$629K | 21% above national average; 12% below California state average | ~1.07% effective (below CA state median 1.21%; slightly above national 1.02%) | 8.75% (Measure Q 2022 increased from 7.75%) |
| 7 | Upland West End | ~$825K | Above national average (Inland Empire typical ~25-35% above national) | ~1.08% effective; median annual bill ~$4,634 (below CA state median 1.21%, slightly above national 1.02%) | 7.75% in ZIP 91785 (most of Upland); 9.75% in ZIP 91786 (Claremont Tourism Business Improvement District portion — unusual for a single city, verify for large purchases) |
| 8 | Indio Coachella Valley | ~$527K-$559K | ~37% above the U.S. average, ~1% below the California average (ERI Economic Research Institute) | Base 1% (Prop 13) + voter-approved bonds ≈ 1.20-1.25%; effective rate in Mello-Roos CFD areas can reach 1.50-1.80%+ | 8.75% (CA 7.25% base + Riverside County + Indio add-ons) |
| 9 | Rancho Cucamonga West End | ~$780K | 39% above national average; housing 106% above national | ~1.11% effective (range 1.1-1.25%, varies by school district and local bond measures) | 7.75% combined (state + county; no city add-on — notably lower than Ontario's 8.75% post-Measure Q) |
| 10 | Canyon Lake Southwest Riverside | ~$619K-$686K | Above Riverside County average; median household income is roughly 60% above the Inland Empire metro average; poverty rate 6.4% (2020 Census) -- among the lowest in Riverside County | ~1.12-1.25% effective median (1% California ad valorem base + voter-approved district debt). Mello-Roos Community Facilities District (CFD) assessments are less common than in post-2000 master-planned subdivisions because most Canyon Lake tracts were platted in 1968 -- always verify CFD status per parcel with a title report. The $4,200/year Canyon Lake POA assessment (effective May 1, 2025) is a separate mandatory lien, not a property tax. Sub-HOA condo fees add $247-$497/month in specific complexes. | 7.75% (2026) -- 6.25% California state + 1.00% Riverside County + 0.50% special district; no city-specific add-on |
| 11 | Chino West End | ~$770K | Above national average (Inland Empire regional norm) | ~1.07-1.10% effective (San Bernardino County regional norm) | 10.25% (most common rate; range 8.75%-10.25% by ZIP and district) — the highest sales-tax rate of any west-end community, exceeding Montclair (9.75%), Claremont (9.75%), Ontario (8.75%), Upland (7.75%), and Rancho Cucamonga (7.75%) |
| 12 | Montclair West End | ~$620K | Above national average (IE regional norm), but lower than west-end neighbors due to lower housing costs | ~1.07% effective; median annual bill $3,048 (lowest absolute bill among west-end cities due to lower home values) | 9.75% combined (higher than Ontario 8.75%, Upland's 7.75% in 91785, and Rancho Cucamonga's 7.75%; Montclair's 1.25% city rate exceeds California's default 1.0%) |
| 13 | Colton Central Sb | ~$485K | Above national average (Inland Empire regional norm); partially offset by home values well below LA/OC | ~1.07-1.12% effective (Proposition 13 caps at 1% of purchase price + 2% annual growth, plus local assessments) | 8.75% (state 7.25% + San Bernardino County 1.00% + special district 1.50%) |
| 14 | Fontana Central Sb | ~$625K | Above national average; below California coastal metros | ~1.05-1.15% effective (San Bernardino County average; Prop 13 caps base rate at 1% plus voter-approved bonds and special assessments) | 8.75% (6% state + 0.25% county + 1% city + 1.5% special/Measure) |
| 15 | Grand Terrace Central Sb | ~$530K-$621K | Above national average (Inland Empire/California regional norm); partially offset by housing prices below Riverside proper | ~1.26%-1.45% effective (Ownwell) — base 1% California Prop 13 rate plus voter-approved assessments for schools, fire, and infrastructure; above the national median (~1.02%) but comparable to the San Bernardino County average (~1.42%) | 7.75% minimum combined rate (state 6% + county 0.25% + district 1.5%); some addresses reach 8.75% depending on overlay districts |
| 16 | Highland Central Sb | ~$561K | Slightly above national average; below California state average | ~1.32% effective (Ownwell median); some sources cite 1.42%-1.59% citywide average. Rate varies by parcel based on Mello-Roos Community Facility District overlays and school district. Above both CA state median (1.21%) and national median (1.02%). | 8.75% (6% CA state + 0.25% San Bernardino County + 1% Highland city + 1.5% special district); effective January 2026 |
| 17 | Rialto Central Sb | ~$520K–$590K | Above national average (Inland Empire regional norm; below coastal LA/OC) | ~1.36% median effective (San Bernardino County; 1.37% in ZIP 92376, 1.35% in ZIP 92377) — above the California state median of 1.21% | 7.75%–8.75% depending on ZIP and district (6% CA state + 0.25% SB County + 1% Rialto city where applicable + up to 1.5% special district). Confirm at register. |
| 18 | San Bernardino Central Sb | ~$454K-$515K | Near California state median; below coastal Southern California markets | ~1.17-1.20% effective (California Proposition 13 1% base + local voter-approved bonds; higher in newer tracts with Mello-Roos community facilities districts) | 8.75% (6.0% CA state + 0.25% county + 1.0% city local measure + 1.5% district — verify current rate with Avalara or CDTFA) |
| 19 | Banning East Valley | ~$374K | Lower than California state average; near national average — among the IE's more affordable entry points | ~1.0-1.25% effective (Prop 13 1% base + Mello-Roos overlays where applicable); rate varies by parcel — older pre-Prop-13 homes near the base 1%, newer subdivisions with special district overlays trend higher | 7.75% combined (6% CA state + 0.25% Riverside County + 1.5% district add-ons) per Avalara 2026 |
| 20 | Beaumont East Valley | ~$499K-$550K | Above national average but below California state average; relatively affordable entry point within the Inland Empire for buyers seeking new construction | Prop 13 ad valorem 1% base plus Mello-Roos CFD special taxes. Effective rate with CFD overlays typically ~1.35-1.9% depending on subdivision. Nearly all post-2000 master-planned communities (Sundance, Tournament Hills, Fairway Canyon, Four Seasons, Altis, Seneca Springs, Solera) sit within CFD districts; Oak Valley Greens is a non-CFD/non-HOA exception. Use the City's STAX Property Finder at beaumontca.gov/1324 to look up parcel-specific CFD liability. | ~7.75% (6% CA state + 0.25% Riverside County + 1.5% special district) |
| 21 | Calimesa East Valley | ~$580K | Above national average (California regional norm); housing meaningfully below California statewide average | Riverside County base effective ~0.75% (county median). New-subdivision parcels in JP Ranch, Summerwind Trails, and Mesa Verde Estates commonly carry additional Mello-Roos CFD assessments that can push total effective rates to 1.5%+. Verify specific parcel CFD status with the Riverside County Assessor before purchase. | 7.75% base combined rate (6% California state + 0.25% Riverside County + 1.5% district) |
| 22 | Loma Linda East Valley | ~$675K | Above CA statewide average; below LA/OC coastal medians | ~1.20% effective (San Bernardino County median); Prop 13 base 1% + local bonds; median annual Loma Linda bill ~$3,789 | 8.75% (CA state 7.25% + SB County + city/district adds) |
| 23 | Redlands East Valley | ~$604K-$655K | Above national average; below California state average — among the higher-income East Valley cities | ~1.31% effective (Ownwell median); median annual bill ~$5,034. Above CA state median (1.21%) and national (1.02%). Rate varies by parcel based on Mello-Roos Community Facility District overlays and school district. | 7.75% base (CA state 7.25% + local 0.50%); some districts reach 8.75% with additional overlays |
| 24 | Yucaipa East Valley | ~$573K | Above national average; typical for Inland Empire foothill communities — housing-cost driven | ~1.29% median effective (Ownwell). Parcels in Mello-Roos Community Facilities Districts can exceed 1.5%. Above CA state median (1.21%) and national median (1.02%). | 7.75% (7.25% CA state + 1.00% San Bernardino County + 0.50% special district; Yucaipa does not levy a city sales tax). Confirm current rate with CDTFA. |
| 25 | Corona Corona Norco | ~$730K | Above national average; below coastal Orange County and LA County | ~1.07-1.15% effective (1% CA ad valorem + voter-approved district debt + Mello-Roos Community Facilities District assessments in newer tracts). Riverside County median effective rate ~1.155%. | 8.75% (2025) — 7.25% California state + 1.5% Riverside County district measures |
| 26 | Eastvale Corona Norco | ~$870K-$950K | Above national average; reflects high housing costs offset by above-average household incomes | ~1.0-1.2% effective (Prop 13 1% base + Mello-Roos + local assessment districts common in newer master-planned subdivisions); Simplicity Financial cites ~0.74% effective at median home value | 7.75% base Riverside County rate; 9.73% combined where local district taxes apply (most Eastvale transactions at the base county rate) |
| 27 | Jurupa Valley Corona Norco | ~$665K | Above national average; below California coastal metros; comparable to Fontana and Rialto | ~1.65% effective average (below Riverside County average of 1.83%); range 1.54% in ZIP 92509 to 1.88% in ZIP 91752 (Prop 13 base 1% plus voter-approved bonds and Mello-Roos/CFD overlays in newer developments) | 7.75% typical (6.0% state + 0.25% county + 1.5% local/district allocations; verify current rate with CDTFA) |
| 28 | Norco Corona Norco | ~$855K–$995K | Above national average (Inland Empire regional norm plus horse-property premium) | ~1.08-1.15% effective (Riverside County regional norm; California Prop 13 base plus local levies; Mello-Roos possible in newer master-planned tracts) | 8.75% combined (CA 6.0% + county/district + Norco 1.0%); range 6.5%-8.75% by ZIP |
| 29 | Moreno Valley Riverside Moreno | ~$540K | Below Los Angeles and Orange County; among the more affordable large cities in the Inland Empire | ~1.10-1.30% effective (1% California ad valorem base + voter-approved district debt + Mello-Roos Community Facilities District assessments in newer post-2001 tracts). The city administers multiple CFDs including CFD 2014-01 and CFD 2021-01 (Parks Maintenance). Riverside County median effective rate ~1.155%. | 7.75% (2025) — 7.25% California state + 0.5% Riverside County district measure; verify current rate via CDTFA |
| 30 | Riverside Riverside Moreno | ~$633K-$665K | Above national average; below coastal LA and Orange Counties | Riverside County base 1.10%; total effective rate typically 1.0-1.55% depending on Tax Rate Area. Mello-Roos Community Facilities District assessments are common in newer master-planned subdivisions (Orangecrest, Mission Grove, Victoria Grove) and can add roughly $1,500-$5,000 per year depending on lot. Always verify CFD status for a specific address with a title report before purchase. | 8.75% (2026) — 6% California state + 0.25% Riverside County + 1% City of Riverside + 1.5% special district (includes voter-approved Measure Z component) |
| 31 | Lake Elsinore Southwest Riverside | ~$580K-$610K | Above national average; well below coastal Orange County and San Diego | 0.64% effective in 92530 (west / Lakeshore) and 0.99% in 92532 (northeast / master-planned foothills); 1% California ad valorem base + voter-approved district debt + Mello-Roos Community Facilities District (CFD) assessments in newer tracts. CFDs typically add $1,200-$6,000/year (up to $10,000+ in some newer districts). Always verify CFD status for a specific address with a title report before purchase. | 8.75% (2026) — 6.0% California state base + 1.0% Lake Elsinore city + Riverside County and district measures |
| 32 | Murrieta Southwest Riverside | ~$645K | Above national average; below San Diego County and coastal Orange County; roughly IE-average with a housing premium relative to Moreno Valley and San Bernardino | ~1.15% base effective (1% California ad valorem + voter-approved district debt). Mello-Roos Community Facilities District (CFD) assessments common in newer master-planned tracts — Greer Ranch reports combined ~1.9% effective; Chardonnay Hills <1.20%; typical newer tract 1.3-1.7% combined. Always verify CFD status for a specific address with a title report before purchase. Riverside County median effective rate ~1.155%. | 8.75% (2025) — 7.25% California state + 1.5% Riverside County district measures |
| 33 | Wildomar Southwest Riverside | ~$611K–$720K | Above national average; below coastal Orange County and San Diego coastal norms due to inland SW Riverside location | ~1.04% median effective (California Prop 13 base plus local levies; Mello-Roos possible in newer master-planned tracts — tract-specific) | 8.75% combined (CA 6.0% state + county/district — 2026) |
| 34 | Hemet San Jacinto Valley | ~$424K-$437K | Below California state average; among the most affordable Inland Empire markets for single-family detached housing | Prop 13 base 1% ad valorem; Hemet median effective rate 1.15% (below California state median 1.21%); median annual property tax bill ~$2,226. Mello-Roos Community Facilities Districts (CFDs) apply in newer subdivisions and typically add $1,500-$3,000/year in special taxes on top of the base; Riverside County effective rates can reach 1.55%+ in CFD overlays. Verify CFD liability by parcel at the Riverside County Assessor's office. | ~8.75% (6% CA state + 0.25% Riverside County + 1.5% local district + 1% Hemet Measure U public safety sales tax adopted 2016) |
| 35 | San Jacinto San Jacinto Valley | ~$499K | Lower than California state average; among the Inland Empire's more accessible entry points for valley-to-mountain views | ~1.0-1.25% effective (Prop 13 1% base + Mello-Roos Community Facilities District overlays common in newer subdivisions like Rose Ranch and Mountain Bridge; parcel-specific — verify with Riverside County Auditor-Controller) | 8.75% combined (6% CA state + 0.25% Riverside County + district add-ons including San Jacinto measure) |
| 36 | Adelanto High Desert | ~$368K-$393K | Below California state average; one of the lowest cost-of-living submarkets in the Inland Empire due to housing affordability | ~1.35% effective (Ownwell) -- Prop 13 1% base plus Mello-Roos Community Facilities District overlays in newer subdivisions; older Highway 395 corridor parcels often closer to the 1% base | 9.75% combined (6% CA state + 0.25% San Bernardino County + 3.5% district add-ons per Avalara 2026) -- among the higher rates in the Inland Empire |
| 37 | Apple Valley High Desert | ~$438K | Among the lowest in the Riverside-San Bernardino-Ontario MSA — housing costs below the Inland Empire median, though the Cajon Pass commute cost offsets some of that affordability | ~1.0% base + parcel-specific bonds/CFDs; effective rates typically 1.0-1.3% per Ownwell / SB County Assessor data. Some North Apple Valley Mello-Roos CFD tracts run higher. Below the CA state ~1.21% median in many parcels. | 8.97% combined (7.25% CA state + 0.25% SB County transportation + 0.50% SB County countywide + 1.00% county special + local district add-ons) per Avalara 2026. Confirm current rate with CDTFA. |
| 38 | Hesperia High Desert | ~$475K | Below Inland Empire valley-floor averages; housing-cost driven; significantly below CA coastal metros | ~1.10% median effective (Ownwell). Parcels in Mello-Roos Community Facilities Districts can exceed 1.5%. Slightly below CA state median (1.21%) and near national median (1.02%). | 7.75% (6.25% CA state + 1.00% San Bernardino County + 0.50% special district; Hesperia does not levy a city sales tax). Confirm current rate with the California Department of Tax and Fee Administration (CDTFA). |
| 39 | Victorville High Desert | ~$410K-$450K | Below California state average; well below coastal LA/Orange County; one of the more affordable cities in the MSA | ~1.15-1.25% effective — 1% California ad valorem base + voter-approved district debt + Mello-Roos CFD assessments in newer subdivisions (Victorville CFD No. 90-1 and subsequent CFDs active per CDIAC records; assessments can add $1,500-$5,000/year for typical 20-25 year terms). San Bernardino County median effective rate ~0.81% before Mello-Roos; Victorville runs above county median due to active CFDs. | 8.75% (2026) — 7.25% California state base (includes 6.00% state + 1.25% local component) + 0.25% San Bernardino County + 1.00% City of Victorville measure + 0.25% transportation district |
| 40 | Cathedral City Coachella Valley | ~$485K-$505K | Below Palm Springs / Rancho Mirage / Palm Desert; above Indio / Desert Hot Springs. Household income ~80% of Riverside-San Bernardino-Ontario MSA median ($89,662) and ~74% of California median ($99,122). Poverty rate 13.08%; per capita income $38,935. | ~1.0-1.1% effective base (1% California ad valorem + voter-approved district debt). HOA and any CFD / Mello-Roos assessments vary by subdivision — Desert Princess Country Club, Cathedral Canyon CC, and other master-planned tracts carry HOA dues that cover amenities and grounds. | 9.25% (2026) = 6% California state + 0.25% Riverside County + 1.5% Cathedral City Transaction & Use Tax + 1.5% Special District per CDTFA. Cathedral City TUT increased from 1.00% to 1.50% effective April 1, 2025. |
| 41 | Desert Hot Springs Coachella Valley | ~$370K-$399K | Below Coachella Valley average and below California statewide; above national average driven by housing (despite being the valley's most affordable incorporated city), California fuel prices, and state income tax | ~1.10-1.25% effective median (1% California ad valorem base + voter-approved district debt). Post-2000 master-planned subdivisions (Skyborne, Marbella Villas) may carry Mello-Roos Community Facilities District (CFD) assessments -- always verify per parcel with a title report before purchase. | 8.75% (2026) -- 6.25% California state + 0.25% Riverside County + 1.5% special district + 0.75% Desert Hot Springs city Measure = 8.75% combined |
| 42 | Indian Wells Coachella Valley | ~$1.25M-$2.0M | Well above California and national averages, driven primarily by housing (Zillow typical value $1.25M) and club dues; offset partially by Imperial Irrigation District electric rates (typically below SCE tariffs) | ~1.0-1.25% effective median (1% California ad valorem base + voter-approved district debt). Per Ownwell, Indian Wells has the highest median property tax bill in Riverside County at ~$12,542/yr -- driven by the ~$1.66M median home value, not an elevated rate. Some Indian Wells developments (Toscana CC and others) have Mello-Roos Community Facilities District (CFD) assessments -- always verify per parcel with a title report. | 7.75% (2026) -- 6.25% California state base + 1.0% Riverside County + 0.5% special district. Indian Wells levies no city add-on. |
| 43 | La Quinta Coachella Valley | ~$730K-$940K | Above national average; driven by housing and property values; lower than coastal San Diego, Orange County, or West LA | ~1.33% effective (Riverside County median per Ownwell); 1% CA ad valorem base + voter-approved district debt. Some newer tracts and master-planned communities (verify per address) carry additional Mello-Roos / CFD assessments. 25th percentile tax bill $4,081; 75th percentile $9,992 per Ownwell trends. | 8.75% (2026) — 6% California state + 0.25% Riverside County + 1% La Quinta city + 1.5% special district per CDTFA / Avalara |
| 44 | Palm Desert Coachella Valley | ~$565K-$599K | Above national average; below coastal San Diego, Orange County, and LA County; poverty rate 7.7% | Palm Desert is a "No-Low Property Tax city" per city Open Budget disclosures — receives property tax based on a 1978 allocation from Riverside County; effective rates track the CA ~1% ad valorem base + voter-approved district debt (typically ~1.07-1.15% effective). Mello-Roos CFDs are less common here than in SW Riverside County — verify per-address with a title report before purchase. | 8.75% (6% California state + 0.25% Riverside County + 1% Palm Desert city + 1.5% special district) per CDTFA / Avalara 2026 |
| 45 | Rancho Mirage Coachella Valley | ~$831K-$940K | Above the national average and above most Coachella Valley cities; roughly on par with Palm Desert | Riverside County base 1.10% (2025-26); Rancho Mirage effective rates typically 1.15-1.30% depending on Mello-Roos community-facility-district overlays and country-club special assessments. Property taxes due in two installments: December 10 and April 10. | 7.75% (CA state 7.25% + Riverside County local 0.50%) |
| 46 | Perris Riverside Moreno | ~$505K-$590K | Below California state average; well below coastal Orange County and LA County; per capita income $24,862 | ~1.19% effective median — 1% California ad valorem + voter-approved district debt + Mello-Roos CFD assessments in newer subdivisions (common in Park West and other master plans, adding $2,000-$6,000/year for typical 20-25 year terms). Riverside County median effective rate ~1.155%. | 7.75% (2025) — 6.25% California state + 1.00% Riverside County + 0.50% special district |
| 47 | Menifee Southwest Riverside | ~$547K-$580K | Above US national average but well below coastal Southern California; per capita income $58,838, poverty rate 9.53% | ~1.1579% base effective rate (1% California ad valorem + voter-approved district debt) before Mello-Roos CFD assessments. Most homes built after 2000 have Mello-Roos CFDs adding $2,000-$6,000/year to property tax for typical 20-25 year terms. Citywide maintenance CFD 2015-2 applies to new developments for street lighting, road and landscape maintenance, and street sweeping. Typical total effective rate with CFDs: 1.2-2%+. Sun City older tracts (ZIP 92586) can run as low as ~0.65% median effective due to older assessments and fewer CFDs. | 7.75% (2025) — 6.25% California state + 1.00% Riverside County + 0.50% special district |
Common Questions
FAQ — Riverside communities
What is a cost of living index?
The cost of living index compares the overall cost of living in a location to the national average (100). A score of 110 means 10% more expensive than average.
What drives cost of living differences?
Housing is the biggest driver. Groceries, utilities, and transportation are closer to national averages in most metro areas.