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City · 45,269 residents · Riverside County, California

French Valley , California

In French Valley, a typical home is worth $679,800 and typical rent is $3,119 a month. Compared with all of Riverside County, typical rent is 64% higher, typical household income is 60% higher, and the share of households that own their home is 18 points higher.

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  • Typical home value

    $679,800

    22% above the county

    7% below California

    • French Valley
    • Riverside
    • California

  • Typical rent

    $3,119a month

    64% above the county

    53% above California

    • French Valley
    • Riverside
    • California

  • Typical household income

    $148,520a year

    60% above the county

    50% above California

    • French Valley
    • Riverside
    • California

  • Households that own their home

    87%

    18 points above the county

    32 points above California

    • French Valley
    • Riverside
    • California

Source: U.S. Census Bureau, Average 2020–2024

French Valley is in Riverside County. The FHA loan limit ($690,000 for a one-unit home), the fair market rents and the help on this page are those of all of Riverside County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets French Valley apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Homeland, the typical home value is $238,200: 65% less than in French Valley ($679,800).

  2. The typical rent in French Valley is $3,119 a month, 64% more than in Riverside County as a whole ($1,901).

  3. The typical household income in French Valley is $148,520, 60% more than in Riverside County as a whole ($93,074).

  4. Nearby, in Homeland, the typical rent is $1,635: 48% less than in French Valley ($3,119).

  5. 87% of households in French Valley own their home, against 69% in Riverside County.

  6. The typical home in French Valley is worth $679,800, 22% more than in Riverside County as a whole ($557,300).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in French Valley

What homes there are in French Valley, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 94% of homes here, against 69% in Riverside County.

Year built

Homes in French Valley are newer: the typical year built is 2009; in Riverside County, 1990.

In French Valley, 96% of homes have 3 bedrooms or more, more than in Riverside County (66%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$3,257 a month

Riverside County: $2,583 a month

Without a mortgage

$978 a month

Riverside County: $781 a month

Owners with a mortgage

84%

Riverside County: 69%

Owning costs more in French Valley: with a mortgage, the typical cost is $3,257 a month; in Riverside County, $2,583. Without one, $978.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in French Valley rose at about the same pace as in Riverside County: 58% against 59%.

Since 2015–2019, the typical rent in French Valley rose 48%, more than in Riverside County (38%).

The typical household income in French Valley rose 34%: less than home values (+58%) and rent (+48%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureFrench ValleyRiverside CountyCaliforniaUnited States
Rental vacancy Unreliable estimate5.0%4.2%5.5%
Homeowner vacancy Unreliable estimate1.0%0.8%0.9%
More than one person per room Unreliable estimate7.8%8.2%3.4%
People per household 3.833.152.842.53
Drive alone 69%73%66%69%
Carpool 10%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 19%12%17%15%
Other means Unreliable estimate1%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in French Valley are bigger: 3.83 people on average; in Riverside County, 3.15.

Many people here do not commute at all: 19% work from home; in Riverside County, 12%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in French Valley?

A typical home costs more than the typical income allows

We start with a typical home in French Valley, worth $679,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 46% of the typical household income in French Valley, which is $148,520 a year. For that payment to be 28% of income, a household would need to earn about $243,823 a year.

The calculator's FHA and conventional loan limits are those of all of Riverside County.

Your numbers

Local data
$

Starts at the typical home value in French Valley. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $23,793 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,689

at 7.18% · 30 years

Loan amount
$667,487
Total interest
$960,357
Paid off in
November 2056

Includes $11,480 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,465 a month

  • Tight

    $3,465 to $4,456 a month

  • Hard

    more than $4,456 a month

    Your payment · 46%

Compared with the typical household income in French Valley ($148,520 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,689
Principal & interest$4,522
Property tax$584
Home insurance$283
FHA mortgage insurance (MIP)$301

You need at least $23,793 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

French Valley and Riverside County

French Valley is in Riverside County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

French Valley's own numbers

Typical home value
$679,800
Typical monthly rent
$3,119
Typical yearly household income
$148,520
Households that own their home
87%
Effective property tax rate
1.03%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Riverside County

FHA limit, one-unit home
$690,000
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,103
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.9%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Riverside County.

Everything about Riverside County

Buying

Buying a home in French Valley

A typical home in French Valley is worth $679,800: 22% above the county and 7% below California. With the typical household income in French Valley ($148,520 a year), a typical home costs 4.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • French Valley 4.6 years
  • Riverside 6.0 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Riverside County

According to FHFA’s house price index, home prices in Riverside County rose 105% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Riverside County.

Period County California U.S.
Last year (2025) +1.3% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +105% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

French Valley next to Riverside County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • French Valley $679,800
  • Riverside $557,300
  • California $734,700
  • United States $332,700
Typical monthly rent
  • French Valley $3,119
  • Riverside $1,901
  • California $2,036
  • United States $1,413
Typical yearly household income
  • French Valley $148,520
  • Riverside $93,074
  • California $99,122
  • United States $80,734
See the full table
French Valley next to Riverside County and California
Measure French Valley Riverside County California U.S.
Typical home value $679,800 $557,300 $734,700 $332,700
Typical monthly rent $3,119 $1,901 $2,036 $1,413
Typical yearly household income $148,520 $93,074 $99,122 $80,734
Households that own their home 87% 69% 56% 65%
Typical yearly property tax $6,982 $4,348 $5,124 $3,119
Effective property tax rate 1.03% 0.78% 0.7% 0.94%
Renters with high rent for their income 42% 59% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Riverside County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in French Valley

For a typical $679,800 home in French Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, French Valley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,689a month

    Least cash to close
    Down payment
    $23,793
    Cash to close
    $44,187
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $301

  • Conventional, 5% down $5,565a month

    Down payment
    $33,990
    Cash to close
    $54,384
    Rate
    7.18%
    Mortgage insurance
    PMI · $323

  • Conventional, 20% down, no PMI $4,551a month

    Down payment
    $135,960
    Cash to close
    $156,354
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,179a month

    Down payment
    $101,970
    Cash to close
    $122,364
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for French Valley and for Riverside County.

Property tax

Effective rate in French Valley

1.03%of the home’s value each year

$6,982 a year for the typical owner in French Valley.

  • French Valley 1.03%
  • Riverside 0.78%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Riverside County

FEMA does not publish these numbers by city: they are for all of Riverside County.

Homes in the high-risk zone
1.9%
14,072
Of those, with NFIP insurance
16%
County California U.S.
Homes in the high-risk zone 1.9% 2.8% 3.5%
Of those, with NFIP insurance 16% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in French Valley

Typical rent in French Valley is $3,119 a month: 64% above the county. In French Valley, 42% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Riverside County, by unit size. To pay the 2-bedroom one ($2,103 a month) without spending more than 30% of your income, you would need to earn $40.44 an hour working full time.

HUD fair market rent for all of Riverside County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,605 $30.87 $64,200
1 bedroom $1,705 $32.79 $68,200
2 bedrooms $2,103 $40.44 $84,120
3 bedrooms $2,771 $53.29 $110,840
4 bedrooms $3,336 $64.15 $133,440

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in French Valley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). French Valley has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,910 in 92596 to $2,940 in 92563.

2 of the 2 are above the fair market rent for Riverside County ($2,103).

  • 92563 $2,940$3,870
  • 92596 $2,910$3,830

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for French Valley when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in French Valley

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 9 HUD-approved agencies with an office in Riverside County; 7 say they serve in Spanish.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in French Valley

No down payment, repair or rent-help program on our list is for French Valley or Riverside County. The ones below are statewide in California: they work in French Valley the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near French Valley

The HUD-approved agencies closest to the center of French Valley, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Fair Housing Council of Riverside County, Inc.- Moreno Valley

    23890 Alessandro Blvd Ste A1, Moreno Valley · 23 miles away · Spanish

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 4 more
    (951) 653-8314

  • Nid-Hca Riverside / San Bernardino County

    23945 Sunnymead Blvd, Moreno Valley · 25 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (951) 399-4538

  • Credit.org

    1825 Chicago Ave, Riverside · 31 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (800) 431-8157

Every agency in Riverside County All counseling agencies in California

Help in Spanish near French Valley

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of French Valley

HUD’s record names them for French Valley or Riverside County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of Riverside Section 8 vouchers (951) 351-0700

All housing agencies in California Source: HUD

Cities

Other cities in Riverside County

These cities are also in Riverside County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Riverside County Housing in California
See 35 more cities in Riverside County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to French Valley, with the typical home value.

Neighboring counties

If Riverside County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in French Valley.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about French Valley

Short answers with the numbers for French Valley and all of Riverside County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in French Valley?

The typical home value in French Valley is $679,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Riverside County it is $557,300.

How much does it cost to rent in French Valley?

Typical rent in French Valley is $3,119 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Riverside County is $2,103.

What is the FHA loan limit in French Valley?

French Valley uses the FHA limit for all of Riverside County (2026): $690,000 for a one-unit home and $1,326,950 for a four-unit home.

How much property tax do owners pay in French Valley?

The typical homeowner in French Valley pays $6,982 a year, according to the U.S. Census Bureau. That is 1.03% of the home’s value; in Riverside County, the rate is 0.78%.

Where can I find free help to buy or rent in French Valley?

There are 9 HUD-approved counseling agencies with an office in Riverside County. 7 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).