Drive north on Beaumont Avenue, cross out of the city, and within a few blocks the tract walls give way to open fences, old orchards and houses set back on wide lots. That is Cherry Valley, an unincorporated foothill community above the San Gorgonio Pass where the land is the main attraction. Aimee Ghafouri of 951 Properties is a Temecula-based real estate agent, licensed throughout California, who represents buyers, sellers and investors. Call or text (951) 331-8453.
Cherry Valley Homes for Sale: Property Types
- Ranch houses on half an acre or more. The typical Cherry Valley home is a single-story house from the mid twentieth century onward on a large, flat or gently sloping lot.
- Horse property. Many parcels have corrals, barns and room for trailers, and riders use local roads and the trails toward the foothills.
- Custom homes on acreage, especially toward the north end where lots are bigger and views open up over the pass.
- Manufactured homes, both on private land and in parks, including some age-restricted 55+ parks.
- Small orchards and hobby farms. Cherry growing gave the area its name, and a few properties still have producing trees.
- Vacant land for building.
Where Cherry Valley Sits
Cherry Valley lies in Riverside County directly north of Beaumont, on ground that climbs toward the San Bernardino Mountains. Calimesa is to the west and Banning to the southeast. Cherry Valley Boulevard and Beaumont Avenue are the main routes down to Interstate 10, and Beaumont Avenue continues north as Oak Glen Road up to the apple-growing community of Oak Glen in San Bernardino County. Highland Springs Avenue marks the eastern side, where the historic Highland Springs Ranch and Inn sits against the hills. The mailing address for most of the community reads Beaumont, which often hides these homes in an online search for the city.
The community is higher than the pass floor, so it runs a little cooler than Beaumont in summer and sees frost, and occasionally snow, in winter.
County Rules, Not City Rules
Cherry Valley has no city government. Riverside County sets the zoning and issues building permits, and the area’s rural residential zoning is what keeps lots large. For a buyer this means:
- Animal keeping is allowed on many parcels, with limits that depend on zoning and lot size. Confirm them with county planning.
- Most neighborhoods have no HOA, though some newer or gated pockets and parks do.
- Development proposals on the edges of the community come up from time to time. If open land next to a property matters to you, ask the county what is planned for it.
Wells, Septic and Other Inspections
- Septic systems. Most Cherry Valley homes are on septic, not sewer. Have the tank pumped and inspected and find the leach field before you plan any building.
- Water. Many homes get water from the Beaumont-Cherry Valley Water District. Some properties have private wells, which need flow and quality testing.
- Fire hazard. The foothills above the community have burned, including in the 2020 Apple Fire, which started here. Parts of Cherry Valley are in mapped fire hazard zones. Get insurance quotes early in escrow and check the current map with the county or CAL FIRE.
- Drainage. Canyons above the community carry runoff during storms, and flows can be heavier after a fire. Look at how water crosses a lot and check flood maps.
- Outbuildings and permits. Barns, shops and add-ons are common. Compare them against county permit records.
- Older-home systems. Roofs, electrical panels, heating and plumbing in mid-century houses may be due for replacement.
Local Landmarks
A few places give the community its identity. Bogart Park, at the north end, has oak-shaded camping and riding trails. The Edward-Dean Museum and Gardens on Oak Glen Road holds a collection of decorative arts. Highland Springs Ranch and Inn traces its history to a nineteenth-century stage stop and now hosts seasonal events. Seasonal fruit stands and u-pick orchards operate here and up the road in Oak Glen. Most of Cherry Valley is in the Beaumont Unified School District, with a portion in Yucaipa-Calimesa Joint Unified. Confirm the district for any address.
Selling a Home in Cherry Valley
Selling here is different from selling in the planned communities down the hill. The buyer wants land, privacy and the freedom of a lot without an HOA, so the listing has to document those things: lot dimensions, zoning, animal allowances, water source, septic condition and what the outbuildings are. Because many listings show a Beaumont address, the marketing also has to say Cherry Valley clearly so the right buyers find it. Aimee draws on 15+ years in sales and marketing to present rural property properly, and she stays in close contact with her sellers.
About Your Cherry Valley Real Estate Agent
Aimee Ghafouri grew up in Murrieta and works from an office in Temecula. She is not a pass-area local and does not claim sales history here. She is licensed to work anywhere in California, she is used to the well, septic and zoning questions that rural Riverside County property raises, and she runs her business on communication, dedication and service. Reach her through the contact page.
Nearby Communities
- Beaumont: planned communities and 55+ neighborhoods just south.
- Calimesa: the small city to the west.
- Banning: east along the pass.
- Oak Glen: apple orchards and mountain parcels up Oak Glen Road.
- Yucaipa: across the county line to the northwest.
Frequently Asked Questions
Is Cherry Valley part of Beaumont?
No. Cherry Valley is an unincorporated community governed by Riverside County, directly north of the City of Beaumont. Most homes use a Beaumont mailing address, which is why the two are often confused.
Can I have horses in Cherry Valley?
Many parcels are zoned for horses and other animals, and horse property is one of the main reasons people look here. The number of animals allowed depends on zoning and lot size, so confirm with Riverside County planning.
Are Cherry Valley homes on septic?
Most are. Sewer service is limited, so a septic inspection is a normal part of buying here. Water typically comes from the local water district or, on some parcels, a private well.
Is Cherry Valley in a fire hazard zone?
Parts of the community near the foothills are in mapped fire hazard zones, and the 2020 Apple Fire began here. Check the current map for the address and get insurance quotes before removing contingencies.
How do I find houses for sale in Cherry Valley?
Listings often appear under Beaumont, so a map-based search works best. Call or text Aimee Ghafouri at (951) 331-8453 and she will set one up by lot size, horse facilities or property type.
Buying or Selling in Cherry Valley?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.