Rents are 9% below what Clovis's 10-year trend predicts — a better deal than its own history suggests.
Rent by unit size
These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,381 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.
Source: HUD Small Area Fair Market Rents. Read the methodology →
12-month history
Last updated: October 17, 2026
What the numbers show
January. Asking rents in Clovis usually run 0.8% below trend in January and 0.6% above it in July, about $33 a month apart at today's median. Based on 11 years of data.
Rent in Clovis is 0.5% below its high of $2,394 in June 2026, at $2,381 as of September 2026.
Rent in Clovis changed +1.7% over the year to September 2026. Across the 336 California cities Zillow tracks, the typical change was +3.4%.
From 2019 to 2024, rent in Clovis rose 43.5% while median household income rose 27.4% ($77,904 to $99,241). Rent outpaced income.
Rent in Clovis is 44.7% higher than in March 2020. Across the US, rent is up 37.3% over the same stretch.
Rent has fallen 2 months in a row, and rose in 7 of the last 12 months.
30% of the median household income ($99,241) is $2,481 a month. That covers HUD's Fair Market Rent for up to a 2-bedroom ($2,037); a 3-bedroom is $2,857.
The priciest of 3 ZIP codes in Clovis, 93619 ($2,580/mo), costs 44% more than the cheapest, 93612 ($1,794/mo).
Fresno, 8 miles away, rents for 18% less ($1,945/mo), about $5,200 a year in savings.
From Zillow's monthly rent index (ZORI) for Clovis. The seasonal pattern compares Zillow’s seasonally adjusted and unadjusted series. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.
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Who lives here
Clovis, CA is majority owner-occupied, has a large share of families with children, has a median income above the national average, 36.6% of residents hold a bachelor's degree or higher.
Source: U.S. Census Bureau · ACS 2024 5-Year Estimates
How Clovis, CA has changed in 5 years
Since 2021, the typical rent in Clovis, CA has climbed from $1,844 to $2,381, a 29.1% change over five years. Census figures show median household income at $99,241 today, compared with $89,769 five years earlier. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. The population has grown by 5.3% since 2021, moving from about 118,488 residents to roughly 124,725. The combined trend lines point to a market that has changed measurably from where it stood in early 2021.
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Can you afford rent in Clovis on your salary?
At $2,381/mo, how Clovis rent compares to typical pay (30% rule).
Clovis rent by bedroom count
Median rent for each apartment size in Clovis. Click any size for full breakdown.
Tips for renters in Clovis
Last updated: October 17, 2026
The median rent in Clovis is $2,381/mo as of October 2026. A studio apartment averages $1,640/mo while a 2-bedroom runs $2,037/mo. One-bedroom apartments average $1,650/mo and 3-bedroom units go for $2,857/mo.
At 29% of local median household income ($99,241/yr), Clovis ranks as affordable compared to the national benchmark of 30%. Rents have increased 1.7% over the past year.
Frequently asked questions
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How does Clovis rent compare to other cities in California?
At $2,381/mo, rent takes ~29% of Clovis's median household income ($99,241/yr). The standard benchmark is 30%.
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Estimated from ZIP-level data
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