Experience the best of small town charm and big city convenience in the neighborhood of Banning.
Score big at one of Repplier Park's basketball courts in Banning, CA.
Experience the best of local shopping and dining on North San Gorgonio Ave Street in Banning.
Experience the best of sustainable and eco-friendly transportation options in Banning.
Discover the beauty of Banning's stunning mountain views and scenery.

Banning, CA Area Guide

Avg Rent

$1,204

Population

31,339

Renter Mix

32% Rent

Delight in mountain vistas and a close-knit community in southern California

Suburban Scenic Historic

Tucked into the San Gorgonio Pass between the San Bernardino Mountains to the north and the San Jacinto Mountains to the south, Banning sits roughly 80 miles east of downtown Los Angeles and 30 miles west of Palm Springs. Daily life moves at a slower, small-town pace, with shopping and dining concentrated along Ramsey Street and 8th Street, local parks within easy reach, and the wide-open pass landscape always in view. The city runs noticeably cooler than the Coachella Valley just to the east, which makes outdoor time more inviting through much of the year.

The rental market offers solid variety at prices well below California norms -- garden-style apartment communities, townhomes rental neighborhoods, single-family detached rentals, and manufactured housing. Residential architecture tends toward stucco-clad Spanish Revival and 1980s contemporary styles, and floor plans here run larger than what renters typically find in coastal Southern California markets.

San Gorgonio Memorial Hospital anchors the local economy as a major employer, and the Mt. San Jacinto College San Gorgonio Pass Campus sits just under six miles from the city center. Every September, the Stagecoach Days celebration at AC Dysart Equestrian Park draws residents and visitors together -- a tradition going back to 1957 that keeps Banning's Old West stagecoach heritage alive and front of mind.

Explore the City

Experience the best of local shopping and dining on North San Gorgonio Ave Street in Banning.

Experience the best of sustainable and eco-friendly transportation options in Banning.

Discover the beauty of Banning's stunning mountain views and scenery.

Watch the sun break through the clouds over Mias Canyon in Banning.

Mias Canyon can be seen from Banning.

Locals line up the street to enjoy a meal while on the go in Banning.

Demographics

Median Household Income

$51,777

Average: $68,347

Education

4,970

Residents Have a Degree

Job Market

11,162

Workers Employed

Age Distribution
Get a sense of this area's population profile.

Median Age

43 Years

Largest Age Group

30-39 Years

Approximately 13% of Residents

Under 20

22%

Over 65

27%

Housing Distribution

Banning has more homeowners than renters.

Renters
32%
Non-Renters
68%

Education Distribution

Review this city's overall education levels.

Bachelor's or Higher
12%
Other Education
88%

Rent Trends

As of September 2026, the average apartment rent in Banning, CA is $758 for a studio, $1,184 for one bedroom, $1,522 for two bedrooms, and $1,851 for three bedrooms. Apartment rent in Banning has increased by 1.0% in the past year.

Property Type
Average Rent
Average Sq Ft
Apartment
$1,184/month
480 Sq Ft
House
$3,176/month
1,831 Sq Ft
See Rental Market Trends in Banning, CA

Learn More About Banning

Getting Around

Exceptionally Drivable

Drivability

100 / 100

Somewhat Bikeable

Bikeability

20 / 100

Schools

Hemmerling Elementary

Public

Grades K-5

468 Students

Hemmerling Elementary School

Public

Grades K-5

468 Students

Central Elementary School

Public

Grades K-5

782 Students

Hoffer Elementary School

Public

Grades K-5

367 Students

Florida Street Discovery Center

Public

Grades K-5

86 Students

Nicolet Middle School

Public

Grades 6-8

966 Students

Beaumont Middle College High

Public

Grades 9-12

68 Students

Banning High School

Public

Grades 9-12

1,145 Students

Banning High

Public

Grades 9-12

1,145 Students

New Horizon High School

Public

Grades 9-12

68 Students

Points of Interest

Top Apartments in Banning

Houses for Rent in Banning

Living in Banning

History

-

The Gilman Historic Ranch and Wagon Museum, north of downtown, is one of the most tangible connections to Banning's past. The site preserves a 19th-century ranch that once served as a stagecoach stop on the Bradshaw Trail, and its collection of historic wagons and ranch artifacts is managed by Riverside County Regional Park and Open-Space District. The Southern Pacific Railroad came through the pass in 1876 and shifted travel patterns considerably, but the property still gives visitors a clear sense of how this corridor once functioned as a western travel route.

The city was originally called Moore City, named by founder Ransom B. Moore, before being renamed for Phineas Banning, a stagecoach operator credited with developing what became the Port of Los Angeles. Incorporated in 1913, Banning grew as both a railroad stop and an agricultural center. The surrounding area was once considered the oldest almond-growing district in Southern California -- a distinction that shaped its early economy and regional identity.

Restaurants

-

Dining in Banning leans toward American comfort food and Mexican cuisine, both well-represented along the Ramsey Street and 8th Street corridors. Carnitas, chile verde, and fresh tortillas appear regularly on local menus, reflecting the regional cooking traditions common throughout the Inland Empire. Barbecue spots, burger joints, and classic diners fill out the scene, while national fast-food chains cluster near the Interstate 10 interchange for commuters passing through.

For a wider range of options, Palm Springs is about 30 minutes east and offers restaurants serving Japanese, Thai, Indian, and contemporary California cuisine -- a practical extension of the local dining scene for residents willing to make the short drive.

Transportation

-

Interstate 10 runs directly through Banning, connecting the city 32 miles west to San Bernardino and 23 miles east to Palm Springs, with the broader Los Angeles metro reachable along the same route. State Route 243, the Banning-Idyllwild Panoramic Highway, branches south from I-10 and winds through the San Bernardino National Forest toward Idyllwild. Most residents rely on personal vehicles for daily errands -- the city's layout makes driving the most practical option for most trips.

Banning Connect Transit operates three fixed-route bus lines plus a Dial-A-Ride service within the city, and connections toward the Coachella Valley are available through SunLine Transit Agency. The Riverside Transit Agency provides routes to Hemet and Moreno Valley. Palm Springs International Airport is about 29 miles east, and the Palm Springs Amtrak station is approximately 24 miles away for rail travel.

Parks

-

Repplier Park is among the most popular in the city, with a seasonal public pool, a skate park, event spaces, and the Playhouse Bowl Amphitheatre, which hosts a Concerts in the Park series every June and July. AC Dysart Equestrian Park serves as both a community recreation venue and the home of the annual Stagecoach Days festival each September. The Gilman Historic Ranch and Wagon Museum adds another outdoor option, with casual walks through a landscape of preserved historic structures north of downtown.

Beyond city limits, the options expand considerably. Mount San Jacinto State Park, accessible via State Route 243, covers more than 14,000 acres in the San Jacinto Mountains and includes sections of the Pacific Crest Trail. The San Gorgonio Wilderness in the San Bernardino National Forest is reachable within roughly 30 minutes and features alpine trails leading to San Gorgonio Mountain -- the highest peak in Southern California at 11,503 feet.

Cost

-

Banning carries some of the most affordable rental rates in California, with one-bedroom apartments averaging well below the California statewide average for the same unit size. The overall cost of living runs lower than the California average, though it remains above the national average given the state's elevated costs in categories like utilities.

Shopping

-

Ramsey Street is Banning's primary commercial corridor, lined with shopping plazas, grocery stores, and a mix of national retailers and locally owned businesses. The stretch along 8th Street and Hathaway Avenue covers everyday needs as well, and the Village at Paseo San Gorgonio shopping center sits just over three miles from the city center.

For larger retail destinations, the Desert Hills Premium Outlets in adjacent Cabazon are just a few minutes west along Interstate 10 -- one of the region's major outlet shopping draws. Palm Springs, about 30 minutes east, adds specialty retail, art galleries, and boutique shops along Palm Canyon Drive for those wanting a broader selection.

Highlights

-

At the crossroads of two mountain ranges, Banning offers some of the lowest rents in California along with quick access to Mount San Jacinto State Park, the San Gorgonio Wilderness, Desert Hills Premium Outlets in nearby Cabazon, and the resort corridor of Palm Springs just 30 miles east -- all anchored by a small-town character rooted in Old West history.

Search Nearby Rentals

Methodology

† Our analysis of utilities, groceries, transportation, healthcare, home prices, and other goods and services is sourced from the Cost of Living Index, a respected benchmark published by the Council for Community and Economic Research (C2ER) that provides a thorough overview of living expenses across different regions.

Rent data is provided by CoStar Group’s Market Trend reports. As the industry leader in commercial real estate information, analytics, and news, CoStar conducts extensive research to produce and maintain a comprehensive database of commercial real estate information. We combine this data with public record to provide the most up-to-date rental information available.

Consumer goods, services, and home prices are sourced from the Cost of Living Index published by the Council for Community and Economic Research (C2ER). The data on this page is updated quarterly. It was last published in September 2026.

Demographic information comes from Neustar and combines detailed address data with U.S. Census and American Community Survey statistics to produce reliable local estimates.