Upland — San Bernardino County's Foothill-Adjacent City
Upland sits at the base of the San Gabriel Mountains foothills, near Mt. Baldy, giving it a distinct character among San Bernardino County's West End cities -- tree-lined established neighborhoods, its own dedicated school district, and direct access to the 210 freeway.
Sales generally run around $769K, placing nearly all Upland purchases in the $7,250 flat-fee tier. On a $769,000 home, a traditional 2.5% buyer-agent commission is about $19,225; Roman's flat fee is $7,250, with the difference negotiated as a seller concession and credited to you at closing.
Best for: Buyers seeking a foothill-adjacent setting, established tree-lined streets, and a single dedicated school district -- at a similar price point to Chino and just below Rancho Cucamonga.
Upland — What Buyers Need to Know
Its Own Dedicated School District
Unlike Rancho Cucamonga's split multi-district system, Upland has its own single K-12 school district -- Upland Unified School District, established in 1986, with Upland High School (established 1955) as its comprehensive high school. Elementary and middle school assignment within the district is still address-specific.
Foothill Setting, Real Character
Upland's proximity to the San Gabriel Mountains foothills and Mt. Baldy gives it a genuinely different feel than the flatter West End cities nearby -- established tree canopy, older housing stock in parts of the city, and real topographic variation.
San Antonio Heights Consideration
The Upland Unified School District boundary also includes the unincorporated San Antonio Heights community just north of the city -- worth knowing if you're considering properties near that boundary.
Market Data — Upland 2026
Market data sourced from Zillow, Redfin, Realtor.com and CRMLS for San Bernardino County as of 2026. School district information sourced from Upland Unified School District and public records. Figures approximate. Not a guarantee of future performance. Verify current conditions before any purchase decision.
Why Flat Fee Makes Sense in Upland
Subject to seller agreement · Varies by property · Not a guarantee
On a $769,000 Upland home, a traditional 2.5% commission is about $19,225, versus Roman's $7,250 flat fee. For buyers targeting Upland's established, foothill-adjacent character, that gap can meaningfully strengthen your offer or offset closing costs.
Flat Fee vs. Traditional at $769,000
| At $769,000 | Traditional 2.5% | Roman's Flat Fee |
|---|---|---|
| Agent Compensation | $19,225 | $7,250 |
| You Receive Back | $0 | Up to $11,975* |
| Est. Closing Costs | $12,304 out of pocket | Potentially offset* |
| Full Representation | ✓ | ✓ |
| Out-of-Pocket | Down payment + $12,304 | Down payment only* |
*Subject to seller agreement. Not a guarantee.
Upland Savings Calculator
San Bernardino County Cities — How They Compare
| City | Median Price | Character | Flat Fee |
|---|---|---|---|
| Upland | ~$769K | Foothill-adjacent, own school district | $7,250 |
| Chino Hills | ~$1.0M | Hillside, premium submarket | $7,250 |
| Rancho Cucamonga | ~$740K | West End, established, top schools | $7,250 |
| Chino | ~$768K | West End, suburban family | $7,250 |
| Ontario | ~$540K | West End, airport-adjacent | $7,250 |
| Fontana | ~$625K | West End, high-growth | $7,250 |
| Redlands | ~$620K | Historic, A-rated schools, University | $7,250 |
| Loma Linda | ~$590K | Medical/university hub, shares RUSD | $7,250 |
| San Bernardino | ~$400K | County seat, most accessible | $7,250 |
| Victorville | ~$420K | High Desert hub, I-15 access | $7,250 |
| Yucaipa | ~$610K | Small-town, apple country, YCJUSD | $7,250 |
| Rialto | ~$600K | Central Valley, Blue Ribbon HS | $7,250 |
| Colton | ~$470K | Most affordable Valley, CJUSD | $7,250 |
| Grand Terrace | ~$570K | Blue Mountain City, small & close-knit | $7,250 |
| Highland | ~$555K | Foothill, split West/East, RUSD (east) | $7,250 |
| Montclair | ~$630K | LA border, shared Chaffey/O-M districts | $7,250 |
| Apple Valley | ~$445K | Equestrian Town, High Desert | $7,250 |
| Hesperia | ~$470K | High Desert, larger lots, split districts | $7,250 |
| Big Bear Lake | ~$546K | Mountain resort, vacation/STR market | $7,250 |
| Barstow | ~$270K | Most affordable, Fort Irwin, BIG project | $7,250 |
| Adelanto | ~$380K | High Desert, shares VVUHSD, cannabis economy | $7,250 |
See the full San Bernardino County overview for all 10 cities Roman serves.
Search Active Upland Listings
Live CRMLS data via Real Scout. Browse current Upland homes for sale.
Opens in Real Scout — live CRMLS — 91786