San Bernardino remains one of the last affordable gateways into Southern California homeownership. Redfin puts the median sale price at $475,000 in April 2024, up 4.2 % year-over-year but still trailing Riverside County’s $585,000 and Orange County’s $1.05 M. Entry-level homes in the South Point and Seccombe Lane corridors start in the high-$300s, while renovated mid-century properties in Arrowhead and North Verdemont command $525–$575 K.

Investors from Los Angeles have shifted focus here since the 2020 moratoriums ended, snapping up distressed inventory and tightening supply to a 1.8-month absorption rate—half what economists deem balanced. Multiple offers are routine, but escalation clauses rarely exceed 5 % over list because appraisals still anchor values. Fixed 30-year rates in the mid-6 % range have sidelined some buyers, yet the payment delta between owning and renting a 3-bedroom ($2,850 vs. $2,600) keeps owner-occupant demand alive.

• Median Days on Market: 18 (vs. 31 in 2019)
• Price per Square Foot: $305 city-wide; $340 in University District
• Share of All-Cash Deals: 22 % (down from 28 % last year)
• Forecast Appreciation: 3–4 % annually through 2026

California’s high cost of living makes saving a 20 % down payment feel impossible, but layering state and local assistance can drop your upfront cash to the price of a used Camry. Start with CalHFA FHA—a 30-year fixed at 0.45 % above market—paired with MyHome, a junior loan that covers the 3.5 % FHA down payment. Households earning under $133,440 (2024 income limit for a 1–2 person family in San Bernardino County) qualify, and the silent second requires no monthly payments until you sell or refinance.

City-specific help sweetens the pot. The San Bernardino First Time Homebuyer Program offers up to $55,000 deferred at 3 % simple interest if you stay five years; after year five the note is forgiven 20 % annually until zero. Because NMHL is an approved city lender, we coordinate the subsidy paperwork inside the same escrow timeline, avoiding the delays that sink deals when out-of-state lenders balk at municipal compliance.

Teachers, firefighters, and EMS personnel can stack CalSTRS/CalPERS 80/17 loans—an 80 % first, 17 % second, and only 3 % out-of-pocket—eliminating mortgage insurance and saving $320 per month on a $450 K home. Credit scores starting at 660 are accepted, making it a solid Plan B for applicants who miss conventional 97 cutoffs.

Each pocket of the city offers a distinct lifestyle and price band. Match your priorities to the right neighborhood before you shop so your pre-approval amount lines up with realistic listings.

University District / Cal State Area—Walkable to campus, transit, and the Inland Center Mall. Expect 1,200–1,400 sq ft condos at $285–$340 K and 1950s 3-bedrooms at $420–$465 K. Rents are strong for future ADU conversion, and the upcoming sbX Green Line bus rapid-transit stop will raise values along Kendall Drive.

Verdemont / North Park—Quiet winding streets, mountain views, and highly rated Muscupiabe Elementary. Homes average $485 K and move fast because inventory rarely exceeds 12 active listings. Popular with VA buyers using zero-down financing up to the county limit.

Arrowhead / Ridgeline—Larger 1970s ranch homes on ¼-acre lots. Prices run $525–$575 K, but the 1.05 % tax rate is lower than Muscoy because of fewer assessment districts. Excellent for self-employed buyers who need space for a home office and want to exceed FHA loan limits with a 5 % down conventional jumbo.

South Point—The city’s most affordable pocket; fixers start at $350 K. NMHL’s FHA 203(k) renovation loans bundle purchase and up to $35,000 in repairs into one 30-year fixed. After sweat equity many owners see $80–$100 K appreciation inside two years.

California’s Proposition 13 caps the assessed value increase at 2 % annually, giving long-term owners predictability. New buyers, however, face a blended rate that includes voter-approved bonds. In 2024 the total tax rate inside city limits ranges from 1.25 % to 1.35 % of purchase price. On a $475,000 home, budget $5,935–$6,415 per year, payable in two installments. Supplemental bills arrive within 12 months for new construction or change of ownership—plan on an extra $500–$700 the first year.

Wildfire risk is the biggest insurance wildcard. Communities bordering the foothills (North Muscoy, Devil Canyon, northern 92407) may require a California FAIR Plan wrap-around policy, adding $1,200–$2,000 annually. Homes built after 2003 with sprinkler systems and Class-A roofs often qualify for a 15 % discount. NMHL’s insurance desk shops half a dozen carriers at pre-approval so the payment estimate you see is the payment you get at closing.

Mello-Roos community facilities districts (CFDs) affect newer subdivisions east of the 210 freeway. Look for the line-item "Special Tax" on the MLS sheet—typically $900–$1,400 per year for 25–30 years. If you qualify for a VA loan, the VA prohibits the borrower from paying certain CFDs, so we negotiate seller-paid concessions to cover that cost upfront.

National Mortgage Home Loans built its reputation helping borrowers turned away by big-bank overlays. Our local staff lives in Rancho Cucamonga and Redlands, so we understand the nuances of Inland Empire income: overtime at the Amazon Fulfillment Center, seasonal construction, and cash tips from hospitality around the San Manuel Casino.

NMHL Fresh-Start FHA—Approvals down to 580 credit with 3.5 % down. We disregard unpaid medical under $3,500 and accept alternative trade lines like cell-phone and utility history to build a non-traditional credit profile. Average client sees a 0.625 % lower rate compared with sub-prime lenders.

NMHL Bank-Statement Conventional—Deposit analysis over 12 or 24 months replaces tax returns. Qualify with as little as 10 % down and no mortgage insurance if you maintain a 700 mid-score. Perfect for real-estate agents, truckers, and online retailers who legitimately write off depreciation.

NMHL Hero VA—Active-duty and vets with a 620 score receive our $2,500 lender credit toward closing costs, and we waive the 1 % origination fee. Surviving spouses can access the same benefit with a Certificate of Eligibility. Because we hold delegated VA authority, we can clear the dreaded COE restoration in 48 hours instead of weeks.

NMHL Down-Payment-Assistance Marketplace—We pair your loan choice with city, county, and state grants automatically. Our software ranks options by forgivable period, interest accrual, and seller-paid requirements, then locks the best combo before rate-lock. Average buyer receives $22,400 in assistance that never has to be repaid if they stay five years.

1. Get NMHL Pre-Approved First—Upload pay stubs and bank statements to our secure portal; receive a same-day pre-approval letter formatted for California purchase agreements. In a market where sellers review three offers, agent-listed letters from NMHL carry weight because listing agents recognize the local underwriter signature.
2. Partner With a Neighborhood Specialist—Ask your realtor for sold data within a one-mile radius and compare price per square foot. Over-bidding by more than 3 % often triggers appraisal shortfalls; having a lender who can structure a Seller-Paid Closing-Cost Credit keeps cash in your pocket.
3. Inspect for Foundation & Roof—Many San Bernardino homes date to the 1950s–1970s. FHA appraisers flag peeling paint, broken tiles, and missing HUD handrails. Budget $3,000–$5,000 for Section-1 repairs or use NMHL’s FHA 203(k) streamline to finance fixes at 3.5 % down.
4. Lock Your Rate Strategically—Rates typically soften mid-month when bond auctions settle. If you’re within 30 days of closing, float-down options are free with NMHL; if your close is 45 days out, pay a 0.125 % fee to secure today’s quote and protect against Fed-meeting volatility.
5. Attend the City’s Free Homebuyer Workshop—Held the first Saturday each month at the San Bernardino Community Service Building, the class satisfies CalHFA education requirements and nets you a $500 credit toward your city application fee.