California · Riverside-San Bernardino-Ontario, CA metro area

Buying a home in Victorville, California

In Victorville, the median value of owner-occupied homes is $385,600, San Bernardino County's effective property tax rate is 0.7%, a purchase mortgage carried a median $11,854 in total loan costs in 2025, and median gross rent is $1,618 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Victorville home costs, fact by fact

About Victorville

Median gross rent is $1,618 a month, and 60.6% of homes are owner-occupied. The city had 140,721 residents in the latest estimate. The place lies in the Riverside-San Bernardino-Ontario, CA metro area.

Reading the Victorville figures

Victorville sits low among the covered California values: owners put the median home at $385,600, against $770,700 for the state and $921,200 in Los Angeles. In the same band, Hesperia reads $409,000, with San Bernardino next at $422,300. Stockton reaches $440,900. Fresno ($374,800) and Bakersfield ($371,700) read a little less, as does Visalia ($371,500). Further up, Modesto reaches $442,700 and Lancaster $446,600. Chico, Palmdale, Clovis and Rialto reach $468,100, $471,000, $482,700 and $487,900 respectively. None of them is a recorded sale; owners provided each one.

Rent follows value downward. Victorville's median is $1,618 a month, over Hesperia's $1,590 and Stockton's $1,577. San Bernardino ($1,508) and Fresno ($1,421) are lower. Rialto records $1,759 while Lancaster records $1,764, both higher, and Palmdale $1,802, with Los Angeles higher still at $1,933. HUD's table for the Riverside-San Bernardino-Ontario zone gives $2,103 for the smaller size and $2,771 for the larger. Those are zone-wide yardsticks and not local medians, so the gap with the city's own $1,618 is expected, and Victorville's rent sits well under both.

Ownership is 60.6% of households, an exact match for Bakersfield. Hesperia sits higher at 67.2%, Rialto and Palmdale at 66.2% each, while Lancaster at 60.4% is nearly level. Chico shows 43.4%, Los Angeles 36%, so renting is far more common there. For a buyer, this places Victorville among the cities where owners clearly outnumber renters.

San Bernardino County's typical annual bill is $3,538 at a 0.7% rate, and its middle home value of $505,000 runs above the city estimate, so applying the rate to the Victorville figure is the better method. Lending is where buyers should look closely: in 2025 the county recorded 12,896 loans, and the median cost was $11,854, while the middle of the range ran from $6,762 to $16,923. On a lower-priced home, a cost that size takes up a larger share of the purchase, so compare lender quotes carefully. Victorville has 140,721 residents and belongs to the Riverside-San Bernardino-Ontario metro area, home to 4,744,214 people. The takeaway is that Victorville pairs a lower value with a rent that stays well under the zone benchmark.

A few further readings. Victorville's estimate of $385,600 is under San Bernardino County's middle value of $505,000, so the city sits below the county benchmark. HUD's smaller-size figure of $2,103 is above the city's $1,618, consistent with benchmarks running above local medians. Hesperia, valued at $409,000, is the closest comparable in the next value band, with rent of $1,590 and 67.2% owners, differing mostly on ownership. Victorville is one of 77 covered California cities, in a metro area ranking 12th nationally. These values are owners' estimates and the HUD numbers are benchmarks, so none of them is a sale price or an asking rent.

Calculate for California

If you buy

California state transfer tax

California has no state transfer tax; counties and cities may charge one.

Price$770,700
State transfer taxnot computed
Who paysSet by the purchase contract

Default price: the California median value of owner-occupied homes, $770,700 (Census ACS 2025). Not computed: No state tax. The tax is set by county and city, so it cannot be computed from the state alone. Who pays: Neither the state statute nor the City of Los Angeles FAQ assigns the tax; the purchase contract and escrow instructions decide. Not included: county and city transfer taxes, recording fees, title insurance and lender charges. California transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: California state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Victorville

How much is property tax in Victorville?

Homeowners in San Bernardino County pay a median $3,538 a year in property tax, 0.7% of the county median home value of $505,000 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Victorville?

Home-purchase mortgages in San Bernardino County carried median total loan costs of $11,854 in 2025; half of the 12,896 loans fell between $6,762 and $16,923 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Victorville?

California has no state transfer tax. Counties may charge $0.55 per $500 of value under the Documentary Transfer Tax Act, and cities such as Los Angeles add their own, with Measure ULA adding 4% or 5.5% on very high-priced sales.

Is it cheaper to rent or buy in Victorville?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Victorville ($385,600) equals 19.9 years of the median gross rent ($1,618 a month), both from Census ACS 2020-2024.

What natural hazards affect home insurance in Victorville?

Across California, the main hazards for home insurance are earthquake, wildfire, flood and landslide, and the insurer of last resort is California FAIR Plan. A standard California homeowners policy does not cover earthquake damage; insurers must offer earthquake coverage (Insurance Code 10081), and the FAIR Plan sells limited fire coverage up to $3 million for residential policyholders.

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California rules that apply in Victorville

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Sources

California · All states · Federal guides