Few Inland Empire cities kept as much of their early architecture as Redlands. Navel orange money built it in the late 1800s, and the Victorians, Craftsman bungalows and Mediterranean revival houses from that period still line whole streets south of downtown. If you are weighing Redlands real estate, Aimee Ghafouri of 951 Properties, a Temecula-based real estate agent licensed across California, can help you sort through it. Call or text (951) 331-8453.
How Redlands Is Laid Out
Redlands is an incorporated city at the east end of the San Bernardino Valley. Interstate 10 cuts through it from west to east and State Route 210 arrives from the north, and the two serve as rough dividing lines:
- Downtown and the historic core sit just south of the freeway around State Street, the A.K. Smiley Public Library and the Redlands Bowl.
- South Redlands climbs from the core toward the ridge along Sunset Drive, with larger lots, older estates and later custom homes as the ground rises. Kimberly Crest and Prospect Park are landmarks on these slopes.
- The University of Redlands area lies east of downtown, with early and mid-1900s houses around the campus.
- North Redlands, above Interstate 10, mixes early cottages, post-war houses and newer tracts toward the Santa Ana River wash.
- The west side near the Esri campus and the freeway junction holds much of the newer commercial development.
- The canyons to the south, San Timoteo and Live Oak, are rural and partly outside the city limits.
Redlands Homes for Sale: Historic Houses
Old houses are the reason many people look here, and they bring extra homework. The city has designated historic districts and individual landmarks, and its Historic and Scenic Preservation Commission reviews exterior changes to designated properties. Before you plan new windows, an addition or a demolition, ask city planning whether the house is designated or lies inside a district. Some owners of qualifying historic properties hold Mills Act contracts with the city, which trade a preservation commitment for a property tax adjustment. Whether a contract exists, and whether it transfers, should be confirmed with the city and a tax adviser.
Inspection priorities for pre-war homes:
- Foundations, including unreinforced masonry or cut-stone footings and missing anchor bolts.
- Knob-and-tube or cloth-covered wiring and undersized electrical service.
- Galvanized supply lines, cast-iron drains and clay sewer laterals.
- Unlined brick chimneys.
- Lead paint and asbestos materials, which call for qualified contractors when disturbed.
- Insurability. Some insurers ask for system upgrades before they will write a policy on an older house.
Beyond the Historic Core
Not all houses for sale in Redlands are a century old. Ranch houses from the 1950s to the 1970s fill large parts of the south and east sides, often on wide lots. Tract neighborhoods from the 1980s onward stand in the north, in the southwest hills and toward the eastern edge near Mentone and the Crafton Hills. Condominiums and townhomes appear near downtown and along the main corridors. Citrus has not vanished: working groves remain inside the city, some of them city-owned, and a few residential parcels still carry trees. Local growth-management measures have slowed the pace of new construction for decades.
Getting Around
Interstate 10 leads west toward San Bernardino and Ontario and east to the pass and the Coachella Valley. The Arrow passenger rail line links downtown Redlands and the university with the San Bernardino transit center, where Metrolink trains continue toward Los Angeles. Oak Glen and the San Bernardino Mountains are a short drive to the east and north.
Selling a Home in Redlands
Buyers of character homes pay attention to what is original and what has been upgraded, so sellers do well to document both.
- Collect permits and dates for electrical, plumbing, foundation, roof and HVAC work.
- Consider a pre-listing inspection, including a sewer camera, so that surprises come before escrow and not during it.
- Find out the home’s historic status and any Mills Act contract, and disclose both.
- Keep original features visible. Wood floors, built-ins, wavy glass and period hardware are what buyers came for.
- For hillside lots in the south, have drainage and slope records at hand.
A Redlands Real Estate Agent Who Explains the Details
Aimee is a Southern California native who grew up in Murrieta. She has more than 15 years of sales and marketing experience and a bachelor’s degree in business, and she represents buyers, sellers and investors. Her office is in Temecula, and she is licensed to work anywhere in California. Reach her through the contact page.
Communities Near Redlands
- Loma Linda, to the west, built around its university and hospitals.
- Mentone, an unincorporated community on the eastern edge.
- Yucaipa, farther east and higher in elevation.
- Highland, north across the Santa Ana River wash.
- Oak Glen, apple country in the foothills beyond Yucaipa.
Frequently Asked Questions
Can I remodel a historic home in Redlands?
Usually yes, but exterior changes to designated landmarks and homes in historic districts go through city review. Ask the city planning division about a property’s status and the approval steps before you buy with a remodel in mind.
What is a Mills Act contract?
It is an agreement between an owner and a city under California law in which the owner commits to preserving a qualifying historic property in exchange for a property tax adjustment. Confirm with the City of Redlands and a tax adviser whether a given home has one and what it requires.
Where are newer houses for sale in Redlands?
Later tract neighborhoods are found mainly in North Redlands, the southwest hills and the eastern side toward Mentone. Supply of brand-new construction is limited compared with faster-growing Inland Empire cities.
Is there train service from Redlands?
The Arrow line runs between the University of Redlands, downtown Redlands and San Bernardino, where riders can transfer to Metrolink. Check the current timetable with the operator.
How do I start working with a Redlands real estate agent?
Call or text Aimee Ghafouri at (951) 331-8453. She is based in Temecula, licensed throughout California, and can talk through neighborhoods, a specific listing or the steps to sell.
Buying or Selling in Redlands?
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.