San Bernardino Still Stands Out for Affordability

San Bernardino County continues to offer the most accessible path to homeownership in Southern California, even as affordability across the state remains out of reach for many.

Apr 29, 2026

Five key takeaways from this week’s report:

California housing affordability improved slightly last year, but only 19% of households could afford a median-priced home.
San Bernardino County remains Southern California’s most affordable major county, with 32% of households able to buy a median-priced home.
Coastal markets remain much harder to enter, with Los Angeles and Orange counties both at just 15% affordability.
The affordability gap remains especially wide for Black and Hispanic/Latino households statewide.
For many priced-out coastal buyers, moving inland remains the most realistic path to homeownership.

Statewide Affordability Improved (Slightly)

California housing affordability improved slightly in 2025, but the state remains far out of reach for most would-be homebuyers, according to a new report from the California Association of REALTORS® (C.A.R.).

C.A.R.’s 2025 Traditional Housing Affordability Index found that 19% of all California households earned enough income to purchase a median-priced detached home last year.

That was up from 18% in 2024, reflecting some modest relief as mortgage rates moderated.

But the broader affordability picture remains difficult: the statewide median-priced detached home was $875,550, requiring a minimum qualifying income of $221,200 and a monthly payment of $5,530 (assuming 20% down and a 30-year fixed mortgage).

(Note: as mentioned above, these affordability reports often assume that the borrower is making a 20% down payment. But a down payment of that size isn’t always necessary. Many home buyers in Southern California make down payments below 10% and sometimes as low as 3%, depending on the loan program. So it pays to shop around for financing options.)

Large Gaps Remain by Race and Ethnicity

The report also showed that affordability remains uneven across racial and ethnic groups.

Statewide, 29% of Asian households and 23% of White non-Hispanic households could afford a median-priced home in 2025. By comparison, only 11% of Black households and 11% of Hispanic/Latino households could do the same.

C.A.R. described the statewide improvement as limited, noting that “housing affordability for all California ethnic groups improved slightly in 2025.”

But the report also pointed to ongoing structural challenges, including income differences and barriers to credit access, that continue to shape who can realistically buy a home in California.

San Bernardino Still Most Affordable in SoCal

For Southern California, one county continues to stand out in terms of housing market affordability: San Bernardino.

Among the major Southern California counties tracked in the report, San Bernardino County had the highest overall affordability index at the end of last year.

C.A.R. reported that 32% of all households in San Bernardino County could afford to purchase a median-priced home there. That was higher than Riverside County at 28%, San Diego County at 17%, and both Los Angeles and Orange counties at 15%.

Why the Inland Market Looks Different

The difference comes down largely to price.

San Bernardino County’s median home price was $495,000, compared with $635,000 in Riverside County, $918,860 in Los Angeles County, $1,015,000 in San Diego County, and $1,415,000 in Orange County.

The minimum qualifying income in San Bernardino County was $125,200, with an estimated monthly payment of $3,130. That is still a high bar for many households, but it is much lower than the income needed in coastal Southern California markets.

The county also ranked relatively better across several demographic groups. In San Bernardino County, 34% of White non-Hispanic households, 40% of Asian households, 31% of Hispanic/Latino households, and 23% of Black households could afford a median-priced home.

Those figures do not mean affordability is easy. They do show that San Bernardino remains one of the few places in Southern California where the numbers are less severe.

Why Buyers Keep Moving Inland

This report helps to explain why the Inland Empire has continued to attract buyers priced out of Los Angeles, Orange County, and coastal San Diego.

For many households, moving inland is not just a lifestyle choice. It is the most realistic path to ownership.

San Bernardino County generally offers more developable land, larger suburban housing stock, and lower home prices than the coastal job centers. But buyers often trade longer commutes, hotter weather, and greater dependence on freeways for more space and a lower purchase price.

That tradeoff has shaped Southern California migration patterns for decades, especially for families seeking single-family homes.

The Bottom Line

The main takeaway from this new report is that housing affordability in California improved slightly over the past year, but not enough to change the basic map. Coastal counties remain expensive and difficult to enter. San Bernardino County remains the region’s most affordable major market.