Thinking about moving to Temecula or Murrieta? Most blogs and videos highlight the amazing things about living here—the wine country, the family-friendly communities, and the beautiful views. But today, I’m going to get brutally honest and share the 5 things I wish I knew before moving to the Temecula Valley.

If you’re considering Temecula Valley real estate, these are the realities you’ll want to know before you make the move.

1. Traffic & Commuting

Yes, Southern California is known for traffic, but in the Temecula Valley, it can feel especially challenging if you’re not used to it.

• The 15 Freeway and 215 Freeway are the main routes in and out—meaning congestion is common.

• The average one-way commute time here is 32 minutes, compared to the U.S. average of 26.

• Even side streets can take 15–20 minutes just to get from the freeway to your neighborhood.

If you work in San Diego, Orange County, or Los Angeles, expect long commutes. Temecula is very much a commuter city.

2. Lots of Homeowners Associations (HOAs)

Over 50% of homes in the Temecula Valley fall under a homeowners association (HOA).

• Costs range from $40 to $400+ per month.

• HOAs often enforce strict rules on property appearance, landscaping, and paint colors.

• Some homeowners love the upkeep and community feel, while others find the restrictions frustrating.

If you’re shopping for a home in Temecula, be clear about whether you want an HOA or not, and what you’re comfortable paying.

3. The Weather

If you’re expecting mild coastal temperatures, think again. Summers in Temecula Valley can get hot, really hot.

• Temperatures can exceed 100°F for weeks at a time.

• The hottest recorded temperature in Temecula hit 115°F.

• Utility bills can climb as you rely on AC during the summer.

The good news? Nights cool off quickly, sometimes dipping into the 60s. That evening breeze makes the heat more bearable—but always keep a light jacket handy!

4. Home Prices

While Temecula is considered one of the most affordable areas in Southern California, the reality is that prices are still high compared to much of the U.S.

• Average home prices range from $600,000–$700,000+.

• That’s nearly double the national average.

• However, compared to nearby San Diego, Orange County, or LA, Temecula homes are still more affordable.

If you’re looking for Southern California living without paying the coastal premium, Temecula strikes a balance between affordability and location.

5. Property Taxes

This one surprises many buyers, the Temecula Valley has higher property tax rates than much of California.

• Base property tax rate: 1.1%

• With special assessments and Mello-Roos fees, rates can climb as high as 2.4%.

• Crossing into a different neighborhood can mean hundreds more in monthly payments.

When buying a home here, work with a knowledgeable Temecula Valley real estate agent who can guide you to low-tax neighborhoods and help you budget accurately.

The Bottom Line: Is Temecula Right for You?

I love living in the Temecula Valley—and many others do too. But before moving here, it’s important to understand the traffic, HOAs, hot summers, higher home prices, and property taxes.

For many, the scenery, wineries, community feel, and affordability (compared to coastal SoCal) outweigh the drawbacks.

If you’re considering a move, make sure you know what to expect—and work with a local expert who can help you navigate these challenges.

Thinking About Moving to Temecula?

If you’re exploring a move to Temecula, Murrieta, or the surrounding areas, my team and I would love to help.

Schedule a call with us or check out our video below for a deeper dive into what it’s really like living in the Temecula Valley.

Check Out Our Video Here