The Inland Empire — Riverside and San Bernardino counties combined — is the most affordable major housing market in Southern California and the primary destination for buyers priced out of LA and Orange County. Riverside is the region’s largest city and county seat; Ontario, San Bernardino, Fontana, Rancho Cucamonga, Murrieta, and Temecula are the other major cities. The IE has one of the highest concentrations of first-time buyers, FHA loans, and VA loans in California, driven by its relatively accessible price points and the significant military presence at March Air Reserve Base in Riverside.
Book a Free Consultation →Inland Empire Market Snapshot
$700KTypical Single-Family
IE Range
Riverside County
Riverside County
(Full Entitlement)
Loan Limits 2026
| County / Loan Type | 1-Unit Limit | Notes |
|---|---|---|
| Riverside County — Conventional | $644,000 | Standard limit (not high-cost). Source: FHFA |
| Riverside County — FHA | $644,000 | Source: HUD |
| San Bernardino County — Conventional | $644,000 | Standard limit. Source: FHFA |
| VA (both counties) | No limit | No county loan limit for veterans with full entitlement in 2026 |
Why the IE Is Where First-Time Buyers Land
At $520K–$700K for a single-family home, the Inland Empire puts homeownership within reach for buyers who earn good incomes but can’t compete in LA or OC. A $600K purchase with 3% down conventional is $18K down. FHA at 3.5% is $21K down. These are achievable numbers for dual-income households commuting to LA or OC — the 91 Freeway, 60, and 15 all feed into the metro.
Temecula and Murrieta at the southern end of Riverside County offer newer housing stock, wine country proximity, and a growing local employment base. Rancho Cucamonga and Ontario in the western IE have improved significantly. March Air Reserve Base anchors the military buyer pool in Riverside proper. CalHFA programs are available and commonly used throughout the IE for first-time buyers within income limits.
Frequently Asked Questions
What is the conforming loan limit in Riverside County in 2026?
$644,000 for a single-family home — the standard national baseline. Riverside County is not a federally designated high-cost area. Most IE purchases fall within this limit. Source: FHFA.
Is the IE a good market for first-time buyers?
Yes — it’s arguably the best large metro first-time buyer market in Southern California by price access. FHA at 3.5% and conventional at 3% both work throughout the IE price range. CalHFA down payment assistance programs are available to eligible buyers within income limits. More at calhfa.ca.gov.
Can I use a VA loan in Riverside or the Inland Empire?
Yes. March Air Reserve Base anchors a significant military and veteran buyer pool in Riverside County. VA loans have no county loan limit for veterans with full entitlement. At IE price points, zero down on a $650K home is very achievable.