Smiley Heights, Redlands: An Affluent Neighborhood for Established Families
Additionally, A quiet, car-dependent community in Redlands with strong schools and median home values well above the city average.
About Smiley Heights in Redlands
Smiley Heights is an upscale residential enclave in eastern Redlands, California, characterized by large single-family homes, mature landscaping, and a distinctly car-centric suburban layout. The neighborhood draws established families and empty-nesters with median household incomes of $134,147, significantly above both Redlands and county benchmarks. Here, 90.8% of residents own their homes, and the median property value stands near $696k, reflecting the area's appeal to affluent buyers seeking stability and quality schools rather than walkable urban amenities.
Real Estate Market in Smiley Heights
| Median home price | $696k |
|---|---|
| Year over year change | Stable to modest growth |
| Price per sq ft | $240 to $280 |
| Median rent | $2,533 |
| Typical days on market | 25 to 35 days |
| Buyer competition | Moderate |
| Walk Score | 12 |
| Bike Score | 19 |
Additionally, the Smiley Heights real estate market remains competitive among Redlands' premium neighborhoods. Median home values of approximately $696,350 far exceed the city's median of $535,800, reflecting the area's desirability and limited turnover.
Competition for homes in Smiley Heights is steady but not frenzied; strong offers with pre-approval, reasonable contingencies, and early closing dates often succeed. Plan for thorough inspections given the age of many homes in the neighborhood.
Who Thrives in Smiley Heights
Entry prices near $696k may exceed first-time budgets in most of California; those with substantial down payments and strong income verification will find established, low-maintenance properties.
Additionally, smiley Heights is purpose-built for families: top-rated schools like Smiley Elementary and Cope Middle, safe streets, mature trees, and a 22.6% presence of children in the community underscore its family appeal.
Additionally, strong owner-occupancy (90.8%) and low turnover mean limited rental inventory, but median rents of $2,533 and stable appreciation attract long-term buy-and-hold investors.
Additionally, the neighborhood's low walk score (12) and car dependency (80.3% drive to work) suit remote workers who drive rarely; 13.6% work from home, and quiet streets offer focused work environments.
Additionally, median resident age of 44 and established infrastructure appeal to downsizing retirees; proximity to Redlands Community Hospital and a stable, educated community provide peace of mind.
Property Types in Smiley Heights
Predominantly 1970s-1990s construction; spacious lots with mature trees define the neighborhood character.
Scattered pockets; limited supply but lower entry point for budget-conscious buyers.
Rare; occasional infill development on larger lots; high demand when available.
Living in Smiley Heights, Redlands
Daily life in Smiley Heights revolves around car travel and family routines. Additionally, school drop-offs, shopping trips to Gerrard's Market or Stater Bros., and weekend visits to Prospect Park shape the rhythm of the community. While the neighborhood lacks walkable shops and cafes, residents enjoy the quiet, tree-shaded streets, proximity to good schools, and a mature, educated cohort. Local coffee spots like Brew-N-Chew and dining options such as Rosa Maria's and Open Kitchen serve the neighborhood's dining needs, though most require short drives.
- Rosa Maria's · 33 min walk
- Carolyn’s Cafe · 34 min walk
- Super Sushi · 35 min walk
- Open Kitchen · 37 min walk
- Antons Pizza · 38 min walk
- Brew-N-Chew · 34 min walk
- Olive Ave. Market · 34 min walk
- Stell Coffee and Tea Co. · 38 min walk
- Prospect Park · 32 min walk
- Gerrard's Market · 23 min walk
- Stater Bros. · 38 min walk
- sucrée pâtisserie · 39 min walk
- Bobcat Bowl · 28 min walk
- Outdoor Theatre · 31 min walk
- Museum of Redlands · 38 min walk
Annual events: Redlands Outdoor Theatre summer concerts, Redlands Bowl summer music festival (nearby)
Schools Near Smiley Heights, Redlands
Schools are a primary draw for families in Smiley Heights. Smiley Elementary (score 59, KG-5) and Kimberly Elementary (score 60.5, KG-5) serve younger children, while Cope Middle (score 52, 6-8) handles the middle-school transition.
Elementary Schools
School Score 60.5 with 57% math and 64% reading proficiency
Proximitii 2026School Score 59 with 55% math and 63% reading proficiency
Proximitii 2026School Score 48 with 46% math and 50% reading proficiency
Proximitii 2026School Score 46 with 41% math and 51% reading proficiency
Proximitii 2026Middle Schools
School Score 52 with 46% math and 58% reading proficiency
Proximitii 2026Private Schools Nearby
- Sacred Heart Academy (PK-8) — 39-minute walk
Feeder pattern: Elementary students typically feed into Cope Middle, creating a familiar peer continuity and neighborhood cohesion throughout the K-8 journey.
Source: Proximitii 2026
Commute from Smiley Heights
Additionally, smiley Heights is a car-dependent neighborhood where 80.3% of residents drive to work. Public transit options exist but remain limited; most commuters rely on personal vehicles for work and daily errands.
Additionally, bus stops at Brookside and surrounding streets (Lakeside, Price, San Mateo) offer limited regional service; most residents depend on personal vehicles.
Neighborhoods Near Smiley Heights
Not sure Smiley Heights is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Smiley Heights
What is the average home price in Smiley Heights, Redlands?
The median home value in Smiley Heights is approximately $696,350, substantially higher than Redlands' city median of $535,800. Additionally, most single-family homes range from $600,000 to $850,000, depending on size, condition, and lot features. Moreover, condos and townhomes, if available, may occupy the $450,000 to $600,000 range. Prices reflect the neighborhood's reputation for excellent schools, stable community, and affluent demographics.
Is Smiley Heights a good place to live?
Smiley Heights is excellent for established families and retirees seeking a quiet, safe, well-schooled community. The neighborhood's 90.8% owner-occupancy rate and median household income of $134,147 indicate stability and investment confidence. However, those prioritizing walkability, public transit, or vibrant nightlife should look elsewhere; the walk score of 12 and car dependency make this neighborhood unsuitable for urban-living preferences.
What schools serve Smiley Heights, Redlands?
Smiley Elementary (score 59) and Kimberly Elementary (score 60.5) are the primary K-5 options, with Kimberly slightly outperforming Smiley. Additionally, cope Middle School (score 52) serves grades 6-8. These public schools draw families to the neighborhood; private alternatives like Sacred Heart Academy (PK-8) also serve the area. School quality and proximity are major reasons families choose Smiley Heights.
Is Smiley Heights safe?
Yes, Smiley Heights is a safe neighborhood with a poverty rate of only 2.0%, well below state and national averages. Additionally, the community's affluent demographics, high owner-occupancy, and family-focused character contribute to low crime rates. Police and fire services through the City of Redlands ensure responsive emergency coverage, and Redlands Community Hospital is nearby for medical needs.
Who should move to Smiley Heights?
Smiley Heights suits established families with school-age children, affluent professionals, remote workers, and retirees seeking a quiet, well-maintained suburb. Additionally, those wanting walkable neighborhoods, robust public transit, or urban nightlife should choose elsewhere. The neighborhood's 54.4% married household rate and 22.6% presence of children underscore its family-oriented identity.
What amenities and dining are near Smiley Heights?
Nearby restaurants include Rosa Maria's, Open Kitchen, and Antons Pizza; cafes like Brew-N-Chew serve coffee and casual meals. Additionally, grocery shopping is accessible at Stater Bros. Moreover, and Gerrard's Market. Prospect Park offers outdoor recreation, and Redlands hosts the Museum of Redlands and Outdoor Theatre for weekend activities. Most require a short drive from the neighborhood.
Where this Smiley Heights data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Find Your Home in Smiley Heights, Redlands
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