The story of this market
The typical home in Apple Valley, California sells for about $460,000, or $236 per square foot.
Prices are down 3.97% from a year ago, which gives buyers more room to negotiate. Homes take about 62 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,700 a month.
Monthly price momentum
Home values since 2015
+0.5%
CA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Apple Valley, California
The Apple Valley housing market is currently experiencing a period of price stabilization, with a median sale price of $460,000. While inventory levels remain elevated, the market is seeing a slight year-over-year decline in prices, reflecting a cooling trend compared to previous high-growth periods. Buyers are finding more time to make decisions as days on market have adjusted, indicating a shift toward a more balanced environment.
No ARED county foreclosure postings attributed to Apple Valley yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 2 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved sideways 0.0% year over year.
Homes spend a median of 1 days on market with 0.0 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 0.24% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.8% · poverty 12.1% — a stable, low-distress profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A significant natural corridor that provides scenic value and recreational opportunities for the community.
A major master-planned area that serves as a focal point for local shopping, dining, and residential living.
The primary artery for commerce and transit, hosting a significant portion of the city's retail and service businesses.
Apple Valley is well-suited for family buyers seeking more affordable housing options compared to the coastal regions of Southern California. It also attracts commuters who work within the Inland Empire and retirees looking for a quieter, desert-climate environment. The city's mix of housing types provides opportunities for both first-time buyers and long-term investors.
The Apple Valley Unified School District serves the majority of the city, with schools generally receiving moderate performance ratings. Educational quality is a key consideration for local families, and the district continues to focus on improving student outcomes across its elementary, middle, and high school campuses.
Transportation is heavily reliant on the Highway 18 corridor, which connects Apple Valley to the wider San Bernardino County road network. Commuter access is primarily via private vehicle, with limited public transit options available for regional travel.
Apple Valley offers a variety of outdoor amenities, including access to the Mojave River and numerous local parks. The city's recreational base is centered on desert-lifestyle activities, providing residents with trails, open spaces, and community-focused sports facilities. These amenities are central to the city's appeal for families and outdoor enthusiasts.
The rental market in Apple Valley is characterized by a balanced mix of single-family homes and apartment units. Rent trajectories have shown recent softening, reflecting broader regional adjustments in demand. Vacancy pressure remains moderate, with investors maintaining a presence in the market to serve the local workforce.
The economy is anchored by the retail, education, and healthcare sectors, which provide the bulk of local employment. Momentum is tied to the broader growth of the Victor Valley region and the city's ability to attract service-oriented businesses.
Economic momentum in Apple Valley is driven by its role as a residential hub within the Victor Valley region. Infrastructure development remains focused on supporting the growing population, with local retail and service sectors serving as primary employers. The city continues to balance residential expansion with the need for sustainable commercial growth.
Development planning is focused on residential expansion and the enhancement of commercial infrastructure along major corridors. Projects are generally aimed at supporting the city's long-term population growth and service needs.
Parcels in Apple Valley may be subject to various special districts, including school districts, water agencies, and potential community facilities districts for infrastructure maintenance.
Crime trends in Apple Valley are generally consistent with regional patterns in the High Desert area of San Bernardino County. Residents often monitor property crime rates, which remain a primary focus for local law enforcement. The city maintains a suburban safety profile that is comparable to neighboring High Desert municipalities.
Apple Valley faces typical High Desert environmental risks, including high summer temperatures and potential for wind events. The area is subject to standard wildfire risk management protocols common to Southern California's inland regions. Residents are encouraged to maintain appropriate insurance coverage for these specific climate-related exposures.
Property insurance in the area is influenced by regional wildfire and climate risk assessments, with premiums reflecting the High Desert environment. Market health is stable, though homeowners should monitor changes in carrier availability.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from US Census Bureau QuickFacts and ACS profiles.
No public schools report a street address in this area. Source: NCES EDGE public school locations 2023-24.
applies when — Parcels undergoing residential plan review or requiring erosion and sediment control permits
Imposes flat fees for services, such as a $355.00 residential plan review fee and a $788.00 erosion and sediment control permit fee.
Effective July 1, 2025, per the Land Development Master Fee Schedule.
The base rate is 1% of the assessed value as mandated by California Proposition 13, plus additional voter-approved debt service rates for school districts and special districts. Assessed value is determined by the County Assessor based on purchase price or new construction, with annual increases capped at 2% unless a change in ownership occurs.
Governed by California Revenue and Taxation Code and administered by the San Bernardino County Assessor-Recorder-County Clerk.
Regulates land use, zoning, housing density, and public nuisances. Requires permits for development and adherence to specific building standards and erosion control requirements.
Title 8 of the San Bernardino County Code of Ordinances; current through Ordinance 4504.
applies when — Parcels located within the boundaries of a specific Community Facilities District (e.g., CFD No. 2006-1)
Imposes a special tax based on property characteristics such as building square footage. For example, CFD 2006-1 IA-2 rates range from $1,169.03 to $1,756.39 per unit depending on residential square footage categories.
Rates are established at the time of district formation and adjusted per the Rate and Method of Apportionment for each specific CFD.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.