Rents are 7% below what West Covina'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 $2,552 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
July. Asking rents in West Covina usually run 0.4% below trend in July and 0.5% above it in March, about $23 a month apart at today's median. Based on 9 years of data.
Rent in West Covina is 0.4% below its high of $2,561 in June 2026, at $2,552 as of September 2026.
Rent in West Covina changed +1.4% 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 West Covina rose 32.9% while median household income rose 21.9% ($82,938 to $101,065). Rent outpaced income.
Rent in West Covina is 38.1% higher than in March 2020. Across the US, rent is up 37.3% over the same stretch.
Rent rose in 7 of the last 12 months.
30% of the median household income ($101,065) is $2,527 a month. That covers HUD's Fair Market Rent for up to a 1-bedroom ($2,260); a 2-bedroom is $2,853.
The priciest of 3 ZIP codes in West Covina, 91790 ($2,664/mo), costs 12% more than the cheapest, 91792 ($2,379/mo).
Pico Rivera, 11 miles away, rents for 10% less ($2,291/mo), about $3,100 a year in savings.
From Zillow's monthly rent index (ZORI) for West Covina. 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
West Covina, CA is majority owner-occupied, has a median income above the national average, 30.1% of residents hold a bachelor's degree or higher.
Source: U.S. Census Bureau · ACS 2024 5-Year Estimates
How West Covina, CA has changed in 5 years
Across the past five years, the going rent in West Covina, CA has shifted from $2,010 to $2,552, up 27.0% since 2021. Census figures show median household income at $101,065 today, compared with $89,834 five years earlier. Because rent grew faster than wages over the same span, the affordability picture has tightened relative to 2021. Census counts show West Covina, CA losing about 2,359 residents over the five-year window, down 2.2% on net. The renter share has risen from 37% to 39.7%, with owner-occupied housing accounting for the remainder. 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 West Covina on your salary?
At $2,552/mo, how West Covina rent compares to typical pay (30% rule).
West Covina rent by bedroom count
Median rent for each apartment size in West Covina. Click any size for full breakdown.
Tips for renters in West Covina
Last updated: October 17, 2026
The median rent in West Covina is $2,552/mo as of October 2026. A studio apartment averages $2,013/mo while a 2-bedroom runs $2,853/mo. One-bedroom apartments average $2,260/mo and 3-bedroom units go for $3,627/mo.
At 30% of local median household income ($101,065/yr), West Covina ranks as moderate compared to the national benchmark of 30%. Rents have increased 1.4% over the past year.
Frequently asked questions
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At $2,552/mo, rent takes ~30% of West Covina's median household income ($101,065/yr). The standard benchmark is 30%.
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Estimated from ZIP-level data
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