Where Can I Find Single Story Homes in Upland CA in 2026?
Where older neighborhoods, larger lots, and ranch-style architecture give single story buyers more options than almost anywhere else in the Inland Empire.
In Upland, there are currently about 40 single story homes listed at a median price of $795,000, with North Upland commanding $875,000 and San Antonio Heights exceeding $1.3M for foothill estates Redfin, March 2026. The older housing stock (much built 1940-1999) means more ranch-style inventory than newer IE cities, but condition and lot size vary significantly by neighborhood.
- 1 How Many Single Story Homes Are Available in Upland Right Now?
- 2 Which Upland Neighborhoods Have the Best Single Story Inventory?
- 3 What Does a Single Story Home Cost in Upland in 2026?
- 4 Upland vs Rancho Cucamonga for Single Story Buyers
- 5 What the Older Housing Stock Means for Buyers
- 6 How to Find Single Story Homes Before They Sell
How Many Single Story Homes Are Available in Upland Right Now?
As of March 2026, approximately 40 single story homes are actively listed in Upland Redfin. That number fluctuates seasonally, but Upland consistently offers more single story options per capita than many neighboring cities in the Inland Empire.
The reason comes down to when Upland was built. According to NeighborhoodScout, 27% of Upland's housing stock was constructed between 1940 and 1969, an era when ranch-style, single story architecture dominated residential construction. Compare that to cities like Rancho Cucamonga, where master-planned communities from the 1980s and 1990s favored two-story floor plans to maximize density.
Upland's overall median home value sits at $822,580 (Zillow, 2026), while the median listing price is $747,000 (Movoto). For single story specifically, expect listings centered around $795,000 with significant variation by neighborhood.
What makes Upland's single story market different from other IE cities is the variety. You will find everything from 1,100-square-foot post-war bungalows to 3,200-square-foot custom ranch homes on half-acre lots. That range does not exist in cities that were built predominantly in one era.
For buyers who want a single story home without compromising on lot size or character, Upland's older building patterns work in your favor. The trade-off is that many of these homes need updates, which I will cover in detail in Section 5.
Which Upland Neighborhoods Have the Best Single Story Inventory?
Not all parts of Upland were built the same way or in the same decade. When you are specifically looking for single story homes, the neighborhood you target determines the lot size, price point, condition, and lifestyle you get.
Having lived in Upland myself, I can tell you that the city splits into distinct zones. North Upland holds the highest density of ranch-style single story homes, with larger lots, mature trees, mountain views, and more architectural variety than anywhere else in the city.
North Upland is where I direct most of my single story buyers, and for good reason. Of the roughly 40 active single story listings in Upland, about 30 are in North Upland. It has the largest lots, the most architectural variety, and the strongest resale values. The trade-off is competition: desirable listings here average 6 offers.
What Does a Single Story Home Cost in Upland in 2026?
Pricing for single story homes in Upland covers a wide range, which is actually an advantage for buyers. Unlike cities where everything falls in a narrow band, Upland gives you meaningful options at multiple price points.
Entry Level - Central and South Upland
Mid-Range - North Upland
Premium - San Antonio Heights
Price Comparison: Upland vs. the Numbers
The key takeaway here: Upland's single story market skews slightly below the overall median because many of the ranch homes are in original or lightly updated condition. That is not a negative. For buyers who want to customize a home or who are comfortable with cosmetic updates, it represents genuine value.
Homes in Upland sell in an average of 53 days, but hot listings in desirable neighborhoods move in as few as 27 days Redfin. If you see a well-priced single story in North Upland, expect competition. Getting pre-approved and having your offer strategy ready before you tour is not optional.
Comparing Upland and RC for a Single Story Home?
I have lived in both cities and know these neighborhoods from the inside. Let me pull active single story listings in both and walk you through the real differences.
Upland vs Rancho Cucamonga for Single Story Buyers - The Real Difference
This is the comparison most of my buyers ask about, and having lived in both Upland and Rancho Cucamonga, I can give you the honest breakdown rather than the sales pitch.
The fundamental difference is this: Upland is a "character and walkability" market. Rancho Cucamonga is a "schools and amenities" market. Both have single story homes, but the experience of living in one versus the other is meaningfully different.
- More single story inventory (older housing stock)
- Larger lots, especially in North Upland
- Higher walkability score (48 vs RC's 41)
- More architectural variety and character
- Lower entry price point ($650K vs $700K+)
- Mature trees and established landscaping
- Historic downtown with dining and culture
- Older homes need more inspections and updates
- Less uniform neighborhoods (condition varies)
- Fewer modern amenities (community pools, parks)
- School ratings generally lower than RC
- Older infrastructure (plumbing, electrical)
- Less new construction available
Side-by-Side: Single Story Market Comparison
If your priority list starts with "single story, large lot, character," Upland wins. If it starts with "top schools, newer construction, community amenities," Rancho Cucamonga wins. I have sold homes in both cities, and neither is universally better. The right choice depends entirely on your priorities. That is why I always start with a conversation about what matters most to you before I start sending listings.
What the Older Housing Stock Means for Buyers (Condition, Lots, Inspection)
The same older construction that gives Upland its single story inventory also creates specific considerations that buyers need to understand before writing an offer. With 27% of homes built before 1970, you are likely looking at homes that are 55 to 85+ years old.
That is not a dealbreaker. Some of the best-built homes in the Inland Empire come from that era. But you need to know what to look for.
Common Issues by Construction Era
Do not let this list scare you away from older Upland homes. Many have already been updated by previous owners. The key is knowing what to check and factoring any needed updates into your offer price. A $795,000 listing that needs $20,000 in plumbing and electrical updates is really an $815,000 purchase, and your offer should reflect that.
The Upside of Older Construction
Here is what often gets overlooked: homes from the 1950s and 1960s were built differently than today's production homes. You will find real plaster walls, thicker framing lumber, larger lots (because land was cheaper), and floor plans designed when families actually lived on one level. The quality of the bones in a well-maintained 1960s ranch home often exceeds what you will find in a 2005 tract house.
Lot size is the biggest advantage. A single story home in North Upland might sit on 12,000 to 15,000 square feet, giving you a backyard that newer developments simply cannot match. For buyers who value outdoor space, privacy, and room to add an ADU or workshop, that extra land is worth more than granite countertops.
How to Find Single Story Homes in Upland Before They Sell
With desirable single story listings in North Upland averaging just 27 days on market and receiving an average of 6 offers, you need a strategy that goes beyond checking Zillow on weekends.
A Step-by-Step Approach
I lived in Upland. I know which streets in North Upland have the 12,000+ square foot lots. I know which pockets have already been re-piped by previous owners. I know which blocks get the best mountain views. That kind of detail does not show up in listing descriptions, and it is the difference between finding the right home and settling for whatever is available.
Single Story Upland - Quick Reference
Bookmark-worthy numbers for your home search
Search Single Story Homes in Upland
Frequently Asked Questions
Brandon Thompson
25+ years of Inland Empire real estate experience. I have worked extensively across six IE cities, including Upland and Rancho Cucamonga, which means I am not just selling homes in these markets - I have been your neighbor. My approach is calm, patient, and data-driven. I will walk you through every number, every neighborhood detail, and every trade-off so you can make the decision that fits your life.
Ready to Find Your Single Story Home in Upland?
Comparing Upland and Rancho Cucamonga for a single story home? I have lived in both and know these neighborhoods from the inside. Let me pull active single story listings in both cities and walk you through the real differences.
