Beaumont Real Estate | Itzel Gonzalez

Schools & Commute

Beaumont is served by Beaumont Unified School District. Interstate 10 runs through the city, and State Route 60 joins the 10 just to the west near Moreno Valley; typical commutes run toward Riverside, Moreno Valley, and the Coachella Valley to the east. There is no Metrolink station in Beaumont; the closest rail is in Riverside and San Bernardino. The Pass area’s growing logistics and warehouse employment along the I-10 corridor is an increasing local job base. Confirm the assigned schools per address, since the district’s boundaries have shifted as the city’s tracts have filled in.

Beaumont’s housing stock is dominated by post-2000 master-planned tracts — large detached homes on modest lots — and most of those tracts sit inside a Community Facilities District, so the Mello-Roos special tax is a routine and significant line in the monthly cost, varying by community. The historic downtown along Sixth Street and the older neighborhoods around it predate that pattern and generally carry little or no special tax. The city was historically known for its cherry orchards and still holds an annual Cherry Festival.

Neighborhoods Within Beaumont

Beaumont is searched almost entirely by master-planned community; commonly used names include Fairway Canyon (one of the larger master plans, with its own recreation center), Sundance, Tournament Hills, Seneca Springs, Cougar Ranch, Three Rings Ranch, and Stewart Ranch, among others.

How Beaumont communities differ — each was built by one or more national builders in defined phases, most have an HOA, and most sit in a Community Facilities District with its own special-tax rate and method. Because the general-market housing stock is so uniform in era and product type, the variables that separate one Beaumont home from another are the specific CFD balance and annual amount, HOA dues, the tract’s exact age and builder, lot position, and elevation within the Pass (wind exposure varies).

Verify every special-tax line on the tax bill and the HOA dues for the specific parcel, and ask Itzel for a current MLS comparison for the community and streets you’re considering.

Market data changes frequently and may reflect active listings, closed sales, or automated valuation estimates depending on the source. Buyers and sellers should verify current availability, boundaries, HOA rules, schools, taxes, commute times, and property-specific condition with an agent and the appropriate public agencies.

New Homes in Beaumont

Beaumont has active general-market new construction in addition to its age-qualified 55+ communities. As of early September 2026: Tournament Hills is selling new homes in roughly the $554,000 to $624,000 range, and Sundance is selling townhomes from about $399,000 and single-family homes from about $539,000, per builder and MLS listings. Olivewood (Taylor Morrison) has sold out and is no longer taking new-home reservations.

New-home pricing and availability change frequently and are not guaranteed — confirm current pricing, phase status, HOA, and CFD details with the builder before writing an offer, and register with your own agent before your first model-home visit; the model-home staff represent the builder, not you.

55+ and Age-Qualified Communities in Beaumont

Beaumont has one of the largest concentrations of age-qualified housing in the Inland Empire. The three principal communities are established, formally age-restricted developments operated under the federal Housing for Older Persons Act, which permits a community to limit occupancy to households with at least one resident aged 55 or older when it meets and continues to meet the Act’s requirements (at least 80 percent of occupied units having a qualifying resident, published age policies, and ongoing age verification). Age-restriction status and the current occupancy policy should be confirmed with each community’s HOA before you rely on it.

• Solera at Oak Valley Greens — a Del Webb (Pulte) community of roughly 1,290 homes built in the 2000s, guard-gated, with a golf course, clubhouse, pools, and fitness and tennis facilities. Resale only; the community is built out. HOA dues have recently run in a range of roughly $180 to $310 a month depending on the home; confirm the current amount and what it covers.
• Four Seasons at Beaumont — a K. Hovnanian’s Four Seasons community of roughly 1,920 homes built from about 2005 to 2019, gated, with two clubhouses (The Lodge and The Summit), pools, a fitness center, and pickleball; it uses the adjacent Oak Valley golf course rather than owning one. Primarily resale. HOA dues have recently run in a range of roughly $210 to $400 a month; confirm the current amount.
• Altis — a Tri Pointe Homes community of about 700 planned homes, opened around 2018-2019 and still actively selling new, single-story two-bedroom plans with a two-car garage across neighborhoods including Vita, Rosa, and Lina, recently priced from the high $300,000s. Amenities center on the VuePoint Club, a large recreation building with a resort pool complex, fitness center, and pickleball. Confirm current pricing, HOA dues, any CFD assessment, and phase status with the builder.

Homes in these communities are site-built and fee-simple — the buyer owns the land, not a leasehold. Contracts and disclosures are the standard California forms. Itzel works with buyers and sellers in all three communities in English and Spanish and can pull current comparable sales within a specific community rather than a citywide figure.