Riverside vs Redlands, CA: Distance, Costs, and Lifestyle Compared

by Power Real Estate Group

Updated on: November 2, 2026

Riverside and Redlands are neighboring Inland Empire cities about 17 miles apart by road. They offer very different day-to-day experiences for residents, whether you are buying your first home, looking for an investment property, or seeking a fresh start in California.

Key Takeaway

Riverside offers a wider range of homes and rentals, plus freeway and Metrolink reach west toward Los Angeles and Orange County. Redlands trades a tighter, often pricier housing market for a historic downtown and older housing stock. The county line between them also changes which office assesses and taxes your property.

Who This Guide Is For

This guide is for buyers, renters and small investors choosing between Riverside and Redlands, and for anyone who will live in one city and work or study in the other.

Riverside vs Redlands at a Glance

About 17 miles by road; Redlands lies northeast of Riverside.
Redlands: San Bernardino County. Riverside: Riverside County seat.
HUD FY2026 two-bedroom Fair Market Rent: $2,201, one metro-wide figure covering both cities.
Electricity and water providers differ by city; request recent bills.
Rail: Riverside has three Metrolink stations; Redlands has Arrow service.

How Far Is Redlands from Riverside?

Redlands is roughly 17 miles (about 27 km) by road from Riverside, to the northeast. Going the other way, Riverside lies southwest of Redlands.

For the bigger picture, see Living in Riverside.

The main routes are:

Primary route: CA-91 northeast out of Riverside to I-215, then east on I-10 into Redlands, or exit toward CA-38/Eureka St.
Alternate route: I-215 through Colton and Loma Linda to I-10 East into Redlands.

Drive time depends mostly on traffic at the freeway interchanges, so before you commit to a home, drive the route at the hours you would commute.

For someone living in one city and working in the other, this is a short daily drive by Southern California standards. Living near the freeway you will use most, CA-91 in Riverside or I-10 in Redlands, cuts the most time.

Is Redlands in Riverside County?

No. Redlands is in San Bernardino County, and Riverside is the seat of Riverside County. Both cities are part of the Inland Empire, the two-county region made up of Riverside and San Bernardino counties.

The county line changes a few things for a buyer:

Tax office: Property assessment and tax bills come from a different county office. In Redlands, the San Bernardino County Auditor-Controller/Treasurer/Tax Collector bills and collects property taxes.
Home searches: A home search filtered by one county will miss the other city entirely.

The tax bill and any special assessments depend on the parcel, so check the bill for the specific address.

Vibe and Lifestyle: Big City Amenities vs. Small Town Feel

The two cities differ first in size. The U.S. Census Bureau's Vintage 2025 estimates (as of July 1, 2025) put Riverside at 323,057 people and Redlands at 74,128.

Riverside leans into its big city amenities, offering a busy arts scene, a wide range of dining options, and plenty of entertainment venues. Downtown Riverside is a lively, walkable spot where you can catch a show at the Fox Performing Arts Center, grab dinner at a locally owned restaurant, or browse unique shops near the historic Mission Inn.

Redlands is known instead for its historic charm and relaxed town feel. Old Victorian homes line the streets near downtown Redlands. The local businesses, tree-lined streets and independent coffee shops give it a community-focused energy. Local farmers markets and summer music events set the weekend schedule. The city grew up around the citrus industry, and that history shows in its museums, including the San Bernardino County Museum, which is in Redlands.

Both cities are a reasonable drive from Disneyland, the beaches and Palm Springs.

Cost of Living: Riverside vs. Redlands CA

Compared with coastal markets like Los Angeles or Orange County, your dollar stretches noticeably further against the overall cost of living here.

Overall prices: The U.S. Bureau of Economic Analysis's 2024 Regional Price Parity data puts the Riverside-San Bernardino-Ontario metro area, which includes both cities, 6.4% above the U.S. average. This is a metro-wide measure, not a city-specific one.
Electricity and water: Providers and rates differ between the two cities, so the same air-conditioning use can produce different bills in each. Ask the seller or landlord for recent bills for the specific home.
Summer cooling: Both cities have hot Inland Empire summers, so budget for higher electricity bills when the air conditioning runs from July through September.
Insurance: Certain foothill neighborhoods in both cities carry higher fire risk profiles, which can raise homeowners insurance premiums.

Everyday shopping costs are close. Riverside can feel a bit cheaper because it has a larger concentration of big-box retailers and discount grocers. Redlands' smaller commercial footprint can mean paying a slight premium at local markets. In either city, a budget depends more on housing, commute and the energy efficiency of your home than on groceries.

Real Estate Market and Housing Costs

Both cities have active, competitive markets for single-family homes, townhomes and small investment properties, but the housing stock differs:

Riverside: A wide range, from mid-century homes in established neighborhoods to newer suburban tracts on the edges of town.
Redlands: Historic Victorians and older homes near downtown, mixed with subdivisions built on former citrus groves as the citrus industry declined.

Redlands often prices higher for two reasons tied to homes and supply: its inventory is tighter, and its historic homes draw steady demand from buyers who want them. Riverside's larger inventory gives buyers more choices at more price points, with prices ranging from entry-level to higher-end neighborhoods.

For rent, HUD sets one FY2026 Fair Market Rent for the whole Riverside-San Bernardino-Ontario metro area, so the benchmark is the same in both cities:

One bedroom: $1,777
Three bedrooms: $2,912
Four bedrooms: $3,514

Rental options look different on the ground. Riverside has a large rental market with big apartment complexes serving professionals, university students and commuters. Redlands offers a mix of smaller apartment buildings, townhomes and single-family home rentals within residential neighborhoods.

Check for Mello-Roos assessments on newer construction in either city, since they add to the property tax bill.

Commute, Transportation, and Local Economy

Reaching the region's big job centers depends on each city's freeway and rail links more than on the drive between them. CA-91 is Riverside's main route west toward Orange County and Los Angeles. Redlands sits on the I-10 corridor, which serves local trips and trips to San Bernardino or further east.

Riverside's rail access is the stronger of the two. The city has three Metrolink stations:

Riverside-Downtown: Riverside Line and 91/Perris Valley Line to Los Angeles Union Station, plus the Inland Empire-Orange County Line toward Orange County destinations such as Irvine. Amtrak's Southwest Chief also stops here.
Riverside-Hunter Park/UCR: 91/Perris Valley Line.
Riverside-La Sierra: Inland Empire-Orange County Line.

Redlands is served by the Arrow, which links the city to San Bernardino, where riders connect with the wider Metrolink network. That extra step is why Redlands is less central by rail.

Riverside has large healthcare, education and government employers. Redlands is home to Esri, the mapping software company, along with its own healthcare systems. Both cities draw on the region's large logistics and supply chain employers.

Schools and Colleges: UC Riverside vs University of Redlands

Each city has a university that shapes its economy and its rental market:

UC Riverside: A large public research university in the University of California system, with in-state tuition for California residents. The campus is a major employer for nearby neighborhoods.
University of Redlands: A private college with smaller classes and private tuition.

UC Riverside's enrollment keeps demand steady for apartments and shared houses near campus. The University of Redlands adds smaller pockets of rental demand close to its campus.

For K-12, the local high school districts are a major draw for buyers, who often review graduation rates, student-to-teacher ratios and access to advanced placement programs. School district boundaries do not match city limits, so confirm the assigned schools for any specific address with the district before you make an offer.

Pros and Cons: Which Inland Empire City Should You Move To?

Riverside pros: Big-city conveniences, a larger and more varied housing inventory, and many entertainment options.
Riverside cons: More traffic congestion and a busier, more densely populated environment.
Redlands pros: A small-town feel, historic architecture, and a walkable downtown area.
Redlands cons: A smaller housing market with less inventory to choose from, and fewer large-scale commercial amenities right in your backyard.

Before making an offer on a home or signing a lease, look at the hard data. Review local crime statistics, check out the historical weather patterns, and study the recent housing data for your specific target neighborhoods. When you are ready to tour some properties, a local real estate agent can guide you through the nuances of each street and help you make a confident decision.

Frequently Asked Questions

Are Housing Costs Cheaper in Redlands or Riverside?

Riverside usually offers more affordable entry-level choices because its inventory is much larger.

Should I Go to University of Redlands or UC Riverside?

UC Riverside is a large public research university with in-state tuition and extensive research opportunities, while the University of Redlands is a smaller private college with smaller student-to-teacher ratios and a classic campus feel.

Can You Take the Train Between Riverside and Redlands?

There is no direct train, so a rail trip means at least one transfer. For trips between the two cities, driving is the practical option.

Which City Suits a Small Rental or Investment Property Better?

Riverside has the larger rental market, with campus-driven demand near UC Riverside and more entry-level properties to buy. Redlands purchase prices usually run higher against the same metro rent benchmarks, so for a duplex or triplex in either city, estimate each unit's rent from the HUD FY2026 benchmark for its bedroom count rather than one blended figure.

Which City Has More Shopping?

Riverside has more, with its big-box stores and mall shopping. Redlands' shopping centers on its downtown, where independent shops line the historic streets.

Sources

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