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City Report · CA

Clovis

Pop. 124,725·296th most expensive in California·Clovis rents are up 5.2% over the past year
Median rent (all units)
$2,341/mo
Year-over-Year
+5.2%
Month-over-Month
Stable
vs US Median
+$376
Stable (Monthly)
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Most AffordableMost Expensive
Clovis · $2,341
More expensive than 74% of US cities · National median $1,965/mo
Rent Reality Score
68/100
Good value
OverheatedFairGreat value

Rents are 9% below what Clovis's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$2,341/mo
Expected by trend
$2,573/mo
The Rent Reality Score compares today's median rent to where Clovis's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,640
1 BR
$1,650
2 BR
$2,037
3 BR
$2,857
4 BR+
$3,270
Research median
$2,037/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$28,092/yr
At $2,341/mo median
Rent Market Meter
Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are climbing (5.2% YoY), so leverage tilts toward landlords. Act sooner rather than later.
Based on rent-price momentum (+5.2% YoY, +0.1% MoM), not inventory.
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Demographics

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.

Population
124,725
Median income
$99,241
Median age
36
Renters
34.6%
Age distribution
28.6%
20%
26.5%
13.8%
Under 1828.6%
18–3420%
35–5426.5%
55–6411%
65+13.8%
Gender
47.5%
52.5%
Male47.5%
Female52.5%
Race & ethnicity
52.9%
33.8%
13.5%
White52.9%
Black1.8%
Hispanic33.8%
Asian13.5%
Education (25+)
20.6%
34.3%
36.6%
No HS diploma8.4%
HS diploma20.6%
Some college34.3%
Bachelor's+36.6%
Housing tenure
65.4%
34.6%
Owner65.4%
Renter34.6%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Clovis, CA has changed in 5 years

Rent
$1,781 → $2,341
up 31.4%
Income
$89,769 → $99,241
up 10.6%
Population
118,488 → 124,725
up 5.3%
Renter share
33.6% → 34.6%
+1.0 pts
Bachelor's+
34.7% → 36.6%
+1.9 pts
Median age
34.9 → 36
+1.1 yrs

Since 2021, the typical rent in Clovis, CA has climbed from $1,781 to $2,341, a 31.4% 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.

Community

Discussions about Clovis

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View Clovis rent history (2015–2026) →
Salary vs rent

Can you afford rent in Clovis on your salary?

At $2,341/mo, how Clovis rent compares to typical pay (30% rule).

By apartment size

Clovis rent by bedroom count

Median rent for each apartment size in Clovis. Click any size for full breakdown.

Local insights

Tips for renters in Clovis

About renting in Clovis, CA

Last updated: July 20, 2026

The median rent in Clovis is $2,341/mo as of July 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 28% of local median household income ($99,241/yr), Clovis ranks as affordable compared to the national benchmark of 30%. Rents have increased 5.2% over the past year.

FAQ

Frequently asked questions

Is Clovis an affordable city for renters?

Clovis is considered affordable for renters. At $2,341/mo, rent takes approximately 28% of the local median household income ($99,241/yr). The standard benchmark is 30%. Clovis falls comfortably within that range.

How much income do you need to rent in Clovis?

To keep rent at or below 30% of gross income, you would need to earn at least $94,000/year (~$45/hour full-time) to afford the median rent of $2,341/mo in Clovis. The local median household income is $99,241/yr, meaning the typical Clovis household meets that threshold.

Is rent going up or down in Clovis?

Rent in Clovis has increased 5.2% over the past year as of July 2026, putting upward pressure on renter budgets.

Which Clovis neighborhoods have the lowest rent?

The most affordable ZIP codes in Clovis are 93612 ($1,691/mo), 93611 ($2,423/mo), and 93619 ($2,466/mo). Citywide, the median rent in Clovis is $2,341/mo.

How does Clovis rent compare to other cities in California?

Clovis is one of the more affordable cities in California for rent, ranking #296 out of 387 tracked cities at $2,341/mo.

Which nearby cities are cheaper to rent in than Clovis?

Several nearby cities have lower median rents than Clovis ($2,341/mo): Reedley ($1,680/mo), Kingsburg ($1,848/mo), Fresno ($1,954/mo).

What percentage of Clovis residents rent vs. own?

According to Census data, approximately 34.6% of Clovis households are renters, while 65.4% are owner-occupied. Clovis leans toward homeownership, which can mean a smaller rental inventory.

How does Clovis rent compare to the national average?

Clovis's median rent of $2,341/mo is $376 (19%) above the US national median of $1,965/mo. Within California, it ranks #296 out of 387 tracked cities.
Income Affordability
28%
AFFORDABLE

At $2,341/mo, rent takes ~28% of Clovis's median household income ($99,241/yr). The standard benchmark is 30%.

Clovis 28%Benchmark 30%
State income tax1–13.3%
Run the Clovis affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Clovis, CA

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