Redlands is one of those Inland Empire cities where choosing the right neighborhood can completely change the experience of living there.

One part of the city might put you within walking distance of Downtown Redlands and historic homes, while another offers larger lots, newer construction, foothill views, or a quieter suburban setting. Some areas have homes dating back more than a century, while others are much more modern.

That is why asking for the “best neighborhood in Redlands” does not have one universal answer.

The best area depends on what matters most to the buyer.

For some people, that means historic architecture and walkability. For others, it means a larger backyard, newer construction, mountain views, access to major roads, or simply getting more house for the money.

Redlands itself has a long history of distinctive residential areas. The city was founded in 1881 and incorporated in 1888, and its historic neighborhoods remain one of the defining characteristics of the community today.

Here is a closer look at some of the best areas to consider when looking for a home in Redlands, California.

Quick Answer: What Are the Best Areas of Redlands?

Some of the most desirable areas to explore include:

These are not all officially designated neighborhoods in the same way. Redlands has officially recognized historic districts, while broader real estate areas such as North Redlands, South Redlands and Crafton are commonly used to describe different parts of the city and surrounding community. The City of Redlands currently recognizes eight local historic districts, including Smiley Park.

That distinction matters when researching a home because the character, housing stock and even market pricing can change considerably from one part of Redlands to another.

1. South Redlands

If someone is looking for the classic Redlands experience, South Redlands is one of the first areas worth exploring.

South Redlands is known for established residential streets, mature landscaping, larger homes and some of the city's most recognizable historic architecture.

This is where buyers will find many of the homes that contribute to Redlands' reputation as the “City of Beautiful Homes.”

The City of Redlands highlights historic properties along areas such as Terracina Boulevard, Olive Avenue and Highland Avenue, along with the historic neighborhoods surrounding Downtown.

What makes South Redlands attractive?

• Established neighborhoods

• Mature trees and landscaping

• Larger and older homes

• Historic architecture

• Proximity to Downtown

• Access to parks and cultural attractions

• Strong sense of neighborhood identity

South Redlands also tends to command higher prices than some other parts of the city.

Realtor.com reported a July 2026 median listing price of approximately $838,475 for South Redlands, compared with approximately $604,750 for North Redlands.

That does not mean every home in South Redlands costs $800,000 or more. Smaller homes, properties needing renovation and homes on smaller lots can fall considerably below that number.

But buyers should generally expect to pay a premium for some of the area's location, architecture, lot characteristics and established neighborhoods.

Best for:

Buyers who value character, established neighborhoods, larger homes and proximity to Downtown.

2. Smiley Park

Smiley Park is one of the most distinctive residential areas in Redlands.

Located just south of Downtown, the Smiley Park Neighborhood Historic and Scenic District contains primarily single family homes dating from the late 19th century through the years before World War II. The city describes the district as one of the most intact residential neighborhoods from Redlands' earliest development.

This is the kind of area where the architecture is part of the experience.

Think:

• Craftsman homes

• Victorian architecture

• Period Revival homes

• Mature trees

• Sidewalks

• Detached garages

• Established landscaping

• Historic streetscapes

Smiley Park also offers something that many suburban neighborhoods cannot: proximity to Downtown Redlands.

A short trip can put residents near State Street, A.K. Smiley Public Library, the Redlands Bowl, restaurants, shops and civic destinations.

Smiley Park itself is home to a 9.2 acre park that includes the A.K. Smiley Public Library, Lincoln Shrine and Redlands Bowl.

One thing buyers should understand

Historic character can come with additional considerations.

A historic property is not necessarily a problem, but buyers should understand the property's designation, potential preservation requirements and the condition of older systems before purchasing.

Older homes can also mean older plumbing, electrical systems, roofs, foundations, windows and heating systems.

For the right buyer, however, that character is exactly the point.

Best for:

Buyers who want historic architecture, walkability and one of Redlands' most recognizable residential settings.

3. Downtown Redlands

Downtown Redlands is less about finding a single subdivision and more about choosing a lifestyle.

The Downtown area gives residents access to restaurants, coffee shops, local businesses, events, historic buildings and some of the city's most recognizable landmarks.

State Street remains one of the defining corridors, with historic buildings and locally owned shops and boutiques.

Living close to Downtown can be particularly attractive for someone who wants to spend less time driving for everyday entertainment.

It also puts residents close to:

• Redlands Bowl

• A.K. Smiley Public Library

• Smiley Park

• State Street

• Local restaurants

• Downtown events

• Historic neighborhoods

The tradeoff is that housing immediately surrounding Downtown can be older, more limited in inventory and more variable in condition.

For someone who wants a newer suburban house with a large three car garage and a huge backyard, Downtown probably will not be the first choice.

For someone who wants character and convenience, it can be hard to beat.

Best for:

Buyers who prioritize location, restaurants, local businesses, events and a more walkable lifestyle.

4. North Redlands

North Redlands is worth serious consideration for buyers who want to stay in Redlands while potentially getting more house for their money.

The housing stock varies considerably, but buyers will find established residential neighborhoods, traditional single family homes and a mix of older and newer properties.

According to Realtor.com, North Redlands had a median listing price of approximately $604,750 in July 2026, considerably below South Redlands' approximately $838,475 median listing price.

That makes North Redlands an interesting part of the city for buyers with a specific budget.

It does not mean every North Redlands property is inexpensive.

It means the area offers a broader range of opportunities than some of the city's higher priced residential areas.

Best for:

Buyers who want Redlands but are more focused on value, space and budget than historic prestige.

5. Crafton

Crafton is one of the more interesting areas to consider if the goal is space and a less traditional suburban feel.

Located toward the eastern side of Redlands near the Yucaipa and Crafton Hills area, Crafton has a different atmosphere from the historic neighborhoods closer to Downtown.

Properties can include larger lots, older homes, rural influences and more open surroundings.

For buyers who like the idea of having more breathing room while remaining connected to Redlands, Crafton deserves a look.

Realtor.com reported a median listing price of approximately $639,000 for Crafton in July 2026.

The important thing with Crafton is to evaluate each property individually.

Lot size, road access, utilities, topography and the condition of the property can vary significantly.

Best for:

Buyers who want more space, larger properties and an area that feels less like traditional suburban Redlands.

6. Northwest Redlands

Northwest Redlands offers another middle ground.

It can provide access to Redlands without necessarily carrying the same price premium associated with some of the most sought after areas of South Redlands.

Realtor.com reported a July 2026 median listing price of approximately $681,749 for Northwest Redlands.

Housing varies throughout the area, which means buyers should focus less on the neighborhood label and more on the specific property.

Things such as:

• Lot size

• Year built

• Renovations

• Garage size

• Street location

• School boundaries

• Proximity to major roads

can make two nearby homes feel completely different from a value standpoint.

Best for:

Buyers who want an established Redlands location without limiting their search to the city's highest priced areas.

7. West Redlands

West Redlands is another area worth considering when value is a priority.

Realtor.com reported a July 2026 median listing price of approximately $483,450 for West Redlands.

That is significantly below the median listing price reported for South Redlands.

For buyers who have a fixed budget, this difference can matter.

A lower purchase price can potentially mean:

• A lower monthly payment

• More room in the budget for renovations

• More flexibility to buy a larger home

• Less competition for the highest priced properties

But buyers should still evaluate the specific neighborhood and property rather than assuming every home offers the same experience.

West Redlands contains a variety of housing, and the condition and location of individual properties can make a major difference.

Best for:

Buyers who want Redlands and are prioritizing affordability and value.

8. San Timoteo and Live Oak Canyon

For buyers who want something very different from a traditional neighborhood, the San Timoteo and Live Oak Canyon area is worth exploring.

This is where Redlands begins to feel much more connected to the surrounding foothills and open land.

Properties can offer:

• Larger lots

• More privacy

• Mountain and canyon views

• Rural characteristics

• Equestrian possibilities

• More separation between homes

This type of property can be extremely appealing to someone who wants to live near Redlands without feeling like they are living in a conventional subdivision.

It also comes with additional considerations.

A buyer looking at larger or more rural properties should investigate access, utilities, drainage, insurance, zoning, lot boundaries and property maintenance before making an offer.

The price range can also be dramatically different from the rest of Redlands. Realtor.com reported a July 2026 median listing price of approximately $1.29 million for San Timoteo and Live Oak Canyon.

Best for:

Buyers who prioritize privacy, land, views and a foothill or rural lifestyle over conventional neighborhood amenities.

So Which Redlands Neighborhood Is Actually the Best?

That depends on what you are trying to get out of the move.

Best for historic homes:

Smiley Park and the surrounding historic areas

Best for Downtown access:

Downtown Redlands and nearby South Redlands

Best for larger established homes:

South Redlands

Best for value:

West Redlands and parts of North Redlands

Best for more space:

Crafton

Best for a more rural lifestyle:

San Timoteo and Live Oak Canyon

Best balance of location and value:

Northwest Redlands and North Redlands

The important thing is that Redlands does not have one neighborhood that wins every category.

That is actually one of the city's biggest strengths.

How Much Do Homes Cost in Different Parts of Redlands?

The differences between areas can be substantial.

Based on Realtor.com's July 2026 neighborhood data:

These numbers should be treated as neighborhood level market indicators, not guarantees of what a specific home will cost.

A renovated three bedroom home on a large lot can be worth considerably more than an older home that needs extensive work, even if the two properties are only a few blocks apart.

That is particularly important in Redlands because the housing stock varies so much by location and age.

What Should You Consider Before Choosing a Redlands Neighborhood?

Price is only one piece of the decision.

1. Housing style

Do you want a historic Craftsman?

A traditional ranch home?

A newer two story house?

A larger estate?

A property with acreage?

The answer can immediately narrow the search.

2. Lot size

Lot size becomes particularly important when comparing established Redlands neighborhoods with areas such as Crafton or San Timoteo.

Two homes with similar square footage can feel completely different if one sits on a 6,000 square foot lot and another sits on more than half an acre.

3. Home age

Redlands has some beautiful older homes.

But older homes require a different level of due diligence.

Roofing, electrical, plumbing, HVAC, foundations and windows should all be evaluated carefully.

4. Commute

Redlands provides relatively convenient access to Interstate 10 and surrounding Inland Empire communities.

But the exact location of the house can make a noticeable difference in how easy daily commuting feels.

5. Schools

School boundaries should always be verified for the specific property.

Do not assume that two homes that look like they are in the same neighborhood necessarily feed into the same schools.

6. Insurance

Insurance deserves particular attention when evaluating properties near foothills, canyons or areas with different fire risk characteristics.

The cost and availability of insurance can affect the true cost of owning a property.

7. Lifestyle

This may be the biggest factor of all.

Do you want to walk to Downtown?

Do you want a big backyard?

Do you want historic architecture?

Do you want privacy?

Do you want newer construction?

The “best” neighborhood becomes much easier to identify once those priorities are clear.

Is Redlands a Good Place to Live?

For many buyers, yes.

Redlands combines historic architecture, established neighborhoods, Downtown amenities, parks, access to the mountains and relatively easy connections throughout the Inland Empire.

The city also has something that can be difficult to find in Southern California: a strong sense of place.

The City of Redlands itself describes the community as having a “big town with a small town feel,” and its history, architecture and citrus heritage remain visible throughout the city.

That variety is also why buyers should spend time exploring different parts of the city before deciding where to purchase.

A buyer who loves Smiley Park might not feel the same way about Crafton.

Someone looking for acreage might love San Timoteo but have no interest in Downtown.

And someone with a $600,000 budget may discover opportunities in North or West Redlands that simply are not available in some of the city's more expensive areas.

That local context is where working with someone who regularly studies Redlands properties can make the search much more efficient. Nick Ondatje works throughout the Inland Empire and helps buyers evaluate not just individual homes, but how different communities and neighborhoods fit their overall goals.

Frequently Asked Questions

What is the nicest neighborhood in Redlands, California?

There is no single “nicest” neighborhood for everyone. South Redlands, Smiley Park and areas around historic Downtown are particularly attractive for buyers who value architecture, mature neighborhoods and character. Crafton and San Timoteo can be better fits for buyers prioritizing larger properties and privacy.

What is the most affordable area of Redlands?

West Redlands and parts of North Redlands generally offer some of the lower median listing prices among the major Redlands areas tracked by Realtor.com. July 2026 data showed approximately $483,450 in West Redlands and $604,750 in North Redlands.

Is South Redlands expensive?

South Redlands generally commands higher prices than many other parts of the city. Realtor.com reported a July 2026 median listing price of approximately $838,475. Individual properties can be significantly less or more depending on size, condition, lot and location.

Is Smiley Park a good place to live?

Smiley Park can be an excellent choice for buyers who appreciate historic homes, mature landscaping and proximity to Downtown Redlands. It is also a designated historic district, so buyers should understand the property's historic status and any applicable preservation considerations.

Where can I find larger lots in Redlands?

Crafton and San Timoteo and Live Oak Canyon are two areas worth exploring for buyers who want more land and privacy. Lot sizes vary significantly, so each property should be evaluated individually.

Is North Redlands cheaper than South Redlands?

Generally, yes. July 2026 Realtor.com data showed a median listing price of approximately $604,750 in North Redlands compared with approximately $838,475 in South Redlands.

What is the best Redlands neighborhood for families?

That depends on the family's priorities. Established South Redlands neighborhoods can appeal to families who want larger homes and mature streets, while North and West Redlands can offer more budget flexibility. School boundaries should always be checked for the individual property.

Should I buy an older home in Redlands?

Older Redlands homes can offer incredible character, architecture and location, but buyers should budget for thorough inspections and potential maintenance. Electrical, plumbing, roofing, HVAC, foundation and other major systems deserve particular attention.

Final Thoughts

The best neighborhood in Redlands is not necessarily the one with the highest home prices.

It is the one that matches the way you actually want to live.

If historic architecture and Downtown are the priority, Smiley Park and South Redlands deserve attention.

If value matters more, North and West Redlands may offer more opportunities.

If space and privacy are the goal, Crafton or San Timoteo and Live Oak Canyon could be a better fit.

And if the goal is simply finding the right balance between location, housing and lifestyle, Northwest Redlands and other established central areas are worth exploring.

The biggest mistake a buyer can make is choosing a neighborhood based only on a listing photo or a citywide price statistic.

Redlands is too varied for that.

The streets, housing styles, lot sizes, history and surrounding environment can change quickly. The best approach is to explore several areas, compare actual homes and determine which part of Redlands fits the way you want to live.

For buyers considering Redlands or the surrounding Inland Empire, Nick Ondatje provides local real estate guidance focused on helping buyers understand the communities behind the listings, not just the houses themselves.

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Nick Ondatje
REALTOR® | Mainstreet Realtors
California DRE 01401990

About the Author

Nick Ondatje is a REALTOR® with Mainstreet Realtors serving buyers and sellers throughout Yucaipa, Redlands, and the Inland Empire. His local real estate content focuses on helping people understand the neighborhoods, housing markets, and communities they are considering before making a move.