Our method for ranking Southern California
Southern California here means the eight southern counties: Los Angeles, Orange, San Diego, Riverside, San Bernardino, Ventura, Santa Barbara and Imperial. We pulled Redfin's rolling three-month figures to September 2026 for every city and community in them and kept the ones with at least 90 sales and 30,000 residents, so that small samples could not distort the list. 100 places made the cut. No Imperial County city reached 90 sales, so the ranking covers the other seven counties.
Each place's score out of 100 is the average of two parts:
- Price per square foot, ranked. This is the clearest signal of what people will pay to live somewhere, because it corrects for the size of the homes that sold. Beach access, short commutes and sought-after districts all show up in it.
- Market competition, ranked. We averaged each place's rank on sale-to-list ratio, median days on market (fewer is better) and the share of listings that went pending within two weeks.
So a high score means buyers pay a premium and still compete for homes. That favors established coastal and close-in suburbs, but a lower-priced city can rank well if its homes sell quickly and above list. We did not score schools, crime or climate, which change by address or by taste; the checks at the end show where to look them up. Redfin's sale prices and Zillow's typical home values are different measures and are never compared against each other here.
Southern California counties at a glance, September 2026
Redfin's county figures for the single month of September 2026, highest median first. Monthly figures can be revised as late sales are recorded.
| County | Median sale price | 1-year change | Homes sold | Median days on market | Sale-to-list |
|---|---|---|---|---|---|
| Santa Barbara County | $1,179,860 | +26.2% | 249 | 40 | 98.1% |
| Orange County | $1,207,298 | +0.6% | 1805 | 47 | 98.8% |
| San Diego County | $912,957 | +1.4% | 1939 | 33 | 98.9% |
| Los Angeles County | $912,957 | -0.2% | 4157 | 52 | 99.2% |
| Ventura County | $873,795 | +3.7% | 513 | 51 | 98.5% |
| Riverside County | $598,660 | -0.2% | 1936 | 56 | 98.8% |
| San Bernardino County | $548,772 | +1.6% | 1497 | 54 | 98.9% |
| Imperial County | $424,051 | +0.9% | 32 | 42 | 99.1% |
The coastal counties, Santa Barbara, Orange, San Diego and Los Angeles, all had medians of $912,957 or more. In the Inland Empire, Riverside County's median was about $609,000 below Orange County's, but homes in Riverside and San Bernardino counties took longer to sell.
Top 20 places to live in Southern California
Redfin rolling three-month figures to September 2026.
| Rank | Place | County | Score | Median sale price | 1-year change | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 1 | Fountain Valley | Orange | 90 | $1,409,329 | -3.1% | $700 | 27 |
| 2 | Torrance | Los Angeles | 87 | $1,174,441 | -4.9% | $717 | 34 |
| 3 | Manhattan Beach | Los Angeles | 85 | $3,285,935 | -3.9% | $1,560 | 40 |
| 4 | Garden Grove | Orange | 82 | $1,009,519 | +0.9% | $638 | 32 |
| 5 | Lakewood | Los Angeles | 80 | $893,574 | +1.9% | $631 | 36 |
| 6 | San Clemente | Orange | 79 | $1,799,143 | +4.0% | $810 | 34 |
| 7 | Brea | Orange | 77 | $1,189,434 | -0.9% | $596 | 32 |
| 8 | Redondo Beach | Los Angeles | 76 | $1,541,766 | +0.4% | $839 | 47 |
| 9 | Norwalk | Los Angeles | 76 | $784,626 | +5.3% | $600 | 32 |
| 10 | Costa Mesa | Orange | 76 | $1,549,262 | +3.8% | $855 | 39 |
| 11 | Encinitas | San Diego | 76 | $2,059,019 | +5.6% | $1,065 | 29 |
| 12 | La Mesa | San Diego | 75 | $841,599 | +2.0% | $573 | 26 |
| 13 | Fullerton | Orange | 75 | $1,049,500 | +4.7% | $630 | 40 |
| 14 | Santa Barbara | Santa Barbara | 73 | $1,880,105 | +0.9% | $1,186 | 44 |
| 15 | Orange | Orange | 73 | $1,164,945 | +1.7% | $641 | 38 |
| 16 | Santee | San Diego | 73 | $769,633 | -3.7% | $522 | 19 |
| 17 | Carlsbad | San Diego | 72 | $1,548,263 | +1.8% | $695 | 35 |
| 18 | San Diego | San Diego | 71 | $979,034 | +3.4% | $682 | 28 |
| 19 | Pasadena | Los Angeles | 70 | $1,179,438 | -3.7% | $747 | 52 |
| 20 | Huntington Beach | Orange | 70 | $1,399,334 | +5.3% | $791 | 43 |
Orange County places fill 8 of the top 20 spots, Los Angeles County 6 and San Diego County 5. The best-ranked Inland Empire city, Upland, came 47th. The section below picks the strongest places in every county, so each part of the region is covered.
The best places in each Southern California county
Torrance, Los Angeles County: top of the South Bay
Torrance ranked 2 of 100 with a score of 87, the highest in Los Angeles County. On 266 sales, the median price was $1,174,441, -4.9% from a year earlier; homes sold in 34 days and 45% were pending inside two weeks. American Honda and Acura have their U.S. headquarters here, Robinson Helicopter designs and builds aircraft in the city, and the city borders Redondo Beach and Palos Verdes Estates. Zillow's typical home value was $1,100,115 and Zillow's observed rent $3,006. See our Torrance guide.
Manhattan Beach, Los Angeles County: the beach-city premium
Buyers paid $1,560 a square foot in Manhattan Beach, second only to Newport Beach among the 100 places, at a median of $3,285,935. It scored 85 (3 of 100), with a median of 40 days on market. With Hermosa Beach and Redondo Beach it forms the South Bay's three Beach Cities, and its wide beach runs about 2.1 miles. ZIP 90266 has a Census median household income of $204,306. Zillow's typical home value rose +9.4% to $3,353,430. Read our Manhattan Beach and Redondo Beach guides; Redondo Beach ranked 8.
Lakewood, Los Angeles County: quick sales under $900,000
Lakewood ranked 5 of 100 at a median of $893,574, one of the lowest prices in the top 20. It earned its place on competition: 54% of homes went pending within two weeks, and 48% sold above list. The city lies between Long Beach and Cerritos, with the San Gabriel River Freeway (I-605) through its eastern side and the Lakewood Center mall, open since 1951, at its core. Owners hold 72% of occupied homes in its ZIPs. Zillow's typical home value was $872,068. See our Lakewood guide.
Orange County: Fountain Valley, Garden Grove and San Clemente
Fountain Valley was the top-scoring place in all of Southern California at 90, with homes selling in a median of 27 days for 101.5% of list. Garden Grove (4th, median $1,009,519), San Clemente (6th, $1,799,143) and Brea (7th) also made the top ten. Orange County's coast and north county both rank well, for different reasons: the coast on price per square foot, north county on bidding. We rank every Orange County city in detail in our best places to live in Orange County guide.
Encinitas, San Diego County: North County coast
Encinitas was San Diego County's highest scorer, at 76 (11 of 100). Its median sale price was $2,059,019 (+5.6%) and buyers paid $1,065 a square foot, while the median home sold in 29 days. The city sits about 25 miles north of downtown San Diego between Solana Beach and Carlsbad, and Coaster commuter trains stop at its station. Downtown's historic 101 strip of shops and restaurants is managed by a Main Street association. Census median household income in ZIPs 92007 and 92024 is $158,507 to $182,629. See our Encinitas guide and Encinitas cost of living.
La Mesa, San Diego County: trolley suburb east of downtown
La Mesa ranked 12 of 100 with a median of $841,599 (+2.0%). Homes sold in 26 days, and 45% were pending within two weeks. It is nine miles east of downtown San Diego, with four San Diego Trolley stations on the Orange and Green lines and access to I-8 and SR 94. Census median household income across its two ZIPs is $92,896 to $115,381, and median rent is about $2,032 to $2,147.
Santee, San Diego County: the fastest market we scored
Santee homes sold in a median of 19 days, the quickest of all 100 places. The median sale price was $769,633, -3.7% on a year earlier, and half of homes sold above list. Score: 73 (16 of 100). The San Diego River runs through the city as a greenbelt of parks and trails with more than 1,100 acres of natural habitat, and Santee Lakes Recreation Preserve covers 190 acres. In ZIP 92071, 72% of homes are owner-occupied.
Santa Barbara: between the mountains and the sea
The city of Santa Barbara had one of the highest prices per square foot in the region, $1,186, at a median of $1,880,105. It ranked 14 of 100 with a score of 73; homes took 44 days to sell and went for 97.4% of list, so buyers have some room to negotiate. It is the county seat, set on a south-facing stretch of coast below the Santa Ynez Mountains. Zillow's typical home value was $1,805,649 (+4.9%). Owners hold 47% of homes in its ZIPs, so renters are the majority. See our Santa Barbara guide and Montecito guide.
Orcutt and Santa Maria, Santa Barbara County: the north county alternative
About 65 miles northwest of Santa Barbara, the Santa Maria Valley costs far less. Orcutt, an unincorporated town, ranked 36 with a median of $742,147 and 26 days on market. Santa Maria ranked 37, at $654,688 (+3.2%), and 47% of its homes were pending within two weeks. The area is known for its vineyards and Santa Maria-style barbecue, and the Santa Barbara County Fair, which began in 1891, is held at the Santa Maria Fairpark.
Upland, San Bernardino County: foothill city on the Metrolink
Upland was the highest-ranked Inland Empire city, 47 of 100, with a median of $802,118 (-2.1%) and 171 sales. It sits at about 1,240 feet at the foot of the San Gabriel Mountains, on the Los Angeles County line, and has a Metrolink stop on the San Bernardino Line. Ontario International Airport is nearby. Census median household income across its ZIPs runs from $92,458 to $154,349.
Rancho Cucamonga, San Bernardino County: logistics jobs and foothill homes
Rancho Cucamonga ranked 56 of 100 with 328 sales at a median of $804,617, up +3.8%. It lies about 37 miles east of downtown Los Angeles below the Angeles National Forest, and like its neighbors Ontario and Fontana it is a big logistics center. A Metrolink station connects it to Los Angeles. Owners hold 62% of homes across its four ZIPs. Nearby Chino ranked 70.
Riverside: the Inland Empire's largest city
Riverside, the county seat on the Santa Ana River, ranked 54 of 100, the best in Riverside County, on 488 sales. The median sale price was $659,686 (+4.7%), and buyers paid $380 a square foot, a little over half what buyers paid in Fountain Valley ($700). Its economy includes light manufacturing of aircraft parts, auto parts and medical devices. Zillow's typical home value was $641,514 and Zillow's observed rent $2,427. Read our Riverside guide.
Corona, Riverside County: on the Orange County line
Corona ranked 65 of 100 with a median of $784,626, almost unchanged on the year (-0.1%). It borders Orange and San Bernardino counties, which makes it a common choice for Orange County commuters, and SR 71 and I-15 serve the city. Monster Beverage is headquartered in Corona, and its downtown is ringed by the circular Grand Boulevard. In its four ZIPs, 69% of homes are owner-occupied. Further south, Temecula ranked 77.
Thousand Oaks, Ventura County: open space and biotech
Thousand Oaks was Ventura County's top place at 61 of 100, with 342 sales at a median of $1,056,997 (-6.0%). It is the main city of the Conejo Valley, with about a third of its land designated as open space and a large network of trails. Amgen anchors a local biotech cluster. Owners hold 73% of homes, and Census median household income across its ZIPs is $119,296 to $148,991. Neighboring Westlake Village was below our size threshold.
Camarillo, Ventura County: a university town on the Oxnard Plain
Camarillo ranked 67 of 100, with a median sale price of $833,103 (+3.2%) and 51 days on market. Cal State Channel Islands is here, and city trolleys and Ventura County buses link it to nearby cities. Zillow's typical home value was $910,985. Ventura County homes took a median of 51 days to sell in September 2026, longer than in San Diego or Orange County, which gives buyers more time. See our Camarillo and Ventura guides.
The big cities: Los Angeles, San Diego and Long Beach
The region's largest cities are too varied to score well as a whole. The city of San Diego ranked 18 of 100, with 2526 sales at a median of $979,034. Long Beach ranked 40 at $909,567. The city of Los Angeles ranked 58, with 4729 sales at a median of $1,032,508 and a slow 56 days on market. Inside each, neighborhoods differ more than the cities in this table do. Start with our San Diego, Long Beach and Los Angeles guides, and our Los Angeles vs San Diego comparison.
How to choose where to live in Southern California
Coast vs Inland Empire: the trade-off in numbers
At Redfin's September 2026 medians, a home in Riverside County cost $598,660 and one in Los Angeles County $912,957. With 20% down and the Freddie Mac 30-year average of 7.24% (week of October 29, 2026), principal and interest come to about $3,264 and $4,977 a month. The gap of about $1,714 a month is what the longer drive has to be worth to you.
Test the commute at rush hour
Freeway times in Southern California can double at peak hours. Drive your route on a weekday morning before you commit, and look at rail: Metrolink serves Upland and Rancho Cucamonga, the Coaster serves Encinitas, and the trolley serves La Mesa.
Wildfire zones and insurance
Foothill and canyon areas across the region, from the Conejo Valley to the San Gabriel foothills and inland San Diego County, can fall in high fire hazard zones, and some insurers have stopped writing new policies there. Get a quote before you make an offer; our homeowners insurance and FAIR Plan guides explain the options.
Mello-Roos in newer inland communities
Many newer neighborhoods in Riverside and San Bernardino counties were financed with Mello-Roos special taxes, which can add thousands a year. Ask for the tax bill on any listing, and read our Mello-Roos guide and the county guides for Riverside, San Bernardino, Los Angeles and San Diego counties.
Schools and crime: official sources
Look up schools on the California School Dashboard and confirm assignments with the district. For crime, the California DOJ's OpenJustice data covers every police agency; our safest places in California guide explains how to read it.