Redlands & Inland Empire Real Estate Market Report — Summer 2026

Bottom line up front: Redlands stayed a firm seller's market all summer. The median sale price reached roughly $690,000 in July 2026 — up from about $653,000 in May — while active inventory held at just 145 homes, still under one month of supply. Homes averaged 47 days on market, nearly 1 in 3 sold above asking price, and 30-year mortgage rates hovered around 6.65%. Heading into fall, sellers still hold the leverage — but the window rewards those who list before the holiday slowdown.

Summer 2026 Snapshot — Redlands & Inland Empire

• Median sale price (July): ≈ $690,000 — up sharply year-over-year (partly driven by more higher-end homes closing)
• Homes sold in July: 168 — up nearly 65% from July 2025
• Active listings: 145 — inventory down about 14% from a year ago
• Months of supply: 0.86 — a balanced market needs 4–6 months
• Sale-to-list ratio: 98.5% — and roughly 31% of homes sold above asking
• Average days on market: 47 — quicker than spring
• 30-year mortgage rate: 6.65% (Freddie Mac, Aug 20) — near where it sat a year ago

What Happened to Prices This Summer?

When we published our June 2026 market report, the Redlands median sat near $653,000. By July it had climbed to roughly $690,000. Part of that is genuine appreciation — demand kept outrunning supply — and part is sales mix: more South Redlands and view properties closed in midsummer, which pulls the median up. The honest read: underlying values in Redlands are up mid-single digits over the past year, and momentum did not cool over the summer the way some predicted.

Why Sellers Still Hold the Leverage

Supply is the entire story, and it hasn't changed: 0.86 months of inventory means that if nothing new were listed starting today, every home on the market in Redlands would be gone in under four weeks. Inventory is down about 14% from last summer. Many owners remain locked into sub-4% pandemic mortgages and simply aren't listing — so the homes that do come to market face concentrated demand. That's why nearly a third of July sales closed above asking price.

How Fast Are Homes Selling?

The average Redlands home sold in 47 days this summer — faster than spring. But averages hide the split we've tracked all year: well-priced, well-prepared homes are drawing multiple offers within the first two weekends, while overpriced listings sit, go stale, and eventually cut their price. At a 98.5% sale-to-list ratio, the market is paying full price for homes priced correctly — and punishing wishful pricing.

Mortgage Rates: Sideways, Not Falling

According to Freddie Mac's weekly survey, the 30-year fixed rate averaged 6.65% in late August — essentially flat versus a year ago (6.58%) and slightly above the 6.48% we saw in early June. The takeaway for anyone timing the market: rates have moved sideways for over a year. Waiting for a dramatic drop has cost sellers a summer of peak pricing and cost buyers a summer of equity growth. We covered this math in depth in Should You Wait Until Interest Rates Drop Before Selling? — the conclusion hasn't changed.

What This Means If You're Selling This Fall

Fall is quietly one of the best windows of the year in the Inland Empire: serious buyers stay in the market while casual lookers drop off, and listing competition thins as other sellers wait for spring. With inventory this tight, a well-launched listing in September or October faces less competition than it would in April — while buyer demand, as July's 168 closings show, is still running hot.

My 1-Hour Selling System is built exactly for this market: I match your home against my database of 2,026+ pre-qualified buyers before it hits the MLS, then concentrate showings into a single event to generate competing offers. If you're weighing a fall sale, start with a free, no-obligation home evaluation — or if speed matters more than top dollar, request a 24-hour cash offer.

What This Means If You're Buying

Don't wait for rates. A year of history says they're rangebound in the mid-6s, while Redlands prices rose through the same period — waiting has been the expensive choice. Get fully underwritten, know your ceiling, and work with an agent who sees inventory before it's public. Fall's thinner buyer crowd is your best negotiating environment of the year.

The Bottom Line

Summer 2026 confirmed the pattern: tight supply, resilient prices, fast sales for prepared sellers. Fall favors those who act while others wait for spring. Whether you're selling, buying, or just curious what your home is worth after this summer's run — call me at 909-750-0222. Thirty-four years in this market means I've seen every version of it.

Data sources: CRMLS-area market aggregates via Houzeo (July 2026); Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Figures are market-wide medians and averages — what your specific home is worth depends on its street, condition, and timing.